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Home My WebLink AboutDRC_2018-02-14_AgendaPacket http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website CITY OF ATASCADERO DESIGN REVIEW COMMITTEE AGENDA Committee Meeting Wednesday, February 14, 2018 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 Jones APPROVAL OF AGENDA PUBLIC COMMENT CONSENT CALENDAR 1. APPROVAL OF DRAFT MINUTES OF JANUARY 24, 2018 City of Atascadero Design Review Committee Agenda Regular Meeting, Feb. 14, 2018 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. DESIGN REVIEW OF PROPOSED SUBDIVISION AT 6450 PORTOLA ROAD COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next DRC meeting is tentatively scheduled for Wednesday, Feb. 28, 2018 at 2 p.m. Agendas, Minutes and Staff Reports are available online at www.atascadero.org under City Officials & Commissions, Design Review Committee. Property Owner: Bent Barrel RE Holdings, LLC Applicant: David Graves Project Title: PLN 2018-1680 Project Location: 6500 Portola Road., Atascadero, CA 93422 (San Luis Obispo County) APN 054-072-006 Project Description: The proposed project is a parcel map to subdivide a 3-acre single-family residential property into two 1.5-acre single-family residential properties. The project will require an exception to the Subdivision Ordinance to allow lots that are narrower and deeper than normally allowed. The proposed lots would be approximately 800 feet deep and 82.5 feet wide. General Plan Designation: SFR-Z Zoning District: RSF-Z Proposed Environmental Determination: The project is not exempt from the California Environmental Quality Act. An Initial Study will be prepared. City Staff: Katie Banister, Assistant Planner, Phone: 470-3448 Email: kbanister@atascadero.org Staff Recommendation: Staff requests that the DRC review the proposed design for a two -lot subdivision of a single lot and make a recommendation to the Planning Commission regarding whether the subdivision should proceed with an exception to the depth-width relationship required by the Atascadero Subdivision Ordinance. DRC Draft Minutes of 1/24/2018 Page 1 of 4 ITEM NUMBER: 1 DATE: 2-14-18 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT MINUTES Regular Meeting – Wednesday, January 24, 2018 – 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 Mark Dariz Committee Member Jamie Jones Absent: Committee Member Bourbeau Staff Present: Community Development Director, Phil Dunsmore Senior Planner, Callie Taylor Recording Secretary, Annette Manier Others Present: Nelson Bernal, NRB Drafting Mekhail Aloush One member of the audience APPROVAL OF AGENDA MOTION: By Committee Member Anderson and seconded by Committee Member Jones to approve the Agenda. There was Committee consensus to approve the Agenda. PUBLIC COMMENT None Chairperson Fonzi closed the Public Comment period. (Committee Member Bourbeau arrived at 2:03 p.m.) 1 DRC Draft Minutes of 1/24/2018 Page 2 of 4 ITEM NUMBER: 1 DATE: 2-14-18 CONSENT CALENDAR 1. APPROVAL OF DRAFT MINUTES OF NOVEMBER 29, 2017 MOTION: By Committee Member Dariz and seconded by Committee Member Anderson to approve the Consent Calendar. There was Committee consensus to approve the Consent Calendar. DEVELOPMENT PROJECT REVIEW 2. DESIGN REVIEW OF MULTI-FAMILY RESIDENTIAL DEVELOPMENT AT 8390 SANTA YNEZ AVE. Senior Planner Taylor presented the staff report, stated that this property is on sewer, and the applicant will be required to do curb, gutter and sidewalk improvements. Senior Planner Taylor and Director Dunsmore answered questions from the Committee. Nelson Bernal, applicant’s representative, gave a presentation on the project and explained why they prefer horizontal slider windows for this project (rather than double hung windows), and said that the owners are trying to keep everything one color so the Property Owner: Mekhail Aloush Applicant: Nelson Bernal, NRB Drafting Certified Arborist: Henry Curtis, Whit’s Turn Tree Care Project Title: PLN 2017-1671 / DRC 2017-0110 / TRP 2017-0218 Project Location: 8390 Santa Ynez Ave., Atascadero, CA 93422 (San Luis Obispo County) APN 031-291-039 Project Description: The proposed project includes construction of two (2) new residential units on a multi-family lot. There is one existing residence on site which will remain. A carport is proposed to be attached to the existing residence to provide covered parking. A proposed site plan, elevations, color board, and conceptual landscape plan have been submitted for design review. A Tree Removal Permit to remove one 40” black walnut tree will be reviewed by the Planning Commission. General Plan Designation: Medium Density Residential (MDR) Zoning District: Residential Multi-Family (RMF-10) Proposed Environmental Determination: The project qualifies for a Class 3 CEQA exemption (CEQA Guidelines §15303) for new construction of a limited number of small structures. City Staff: Callie Taylor, Sr. Planner, Phone: 470-3448, Email: ctaylor@atascadero.org Staff Recommendation: Staff recommends DRC review and approve the conceptual site plan, landscape plan, and elevation designs for two (2) new residences and a carport on an existing multi-family lot, subject to any modifications recommended by the DRC. 2 DRC Draft Minutes of 1/24/2018 Page 3 of 4 ITEM NUMBER: 1 DATE: 2-14-18 appearance looks unified. Mr. Bernal and Mr. Aloush answered questions from the Committee. PUBLIC COMMENT None Chairperson Fonzi closed the Public Comment period. The Committee made the following recommendations (in red): 1. Architectural Design: The Committee approved the elevations as proposed, with the requirement that the applicant work with City staff to add decorative features to the existing house nearest the street, such as enhancing the color of the door, shutters on the front of the house, and light fixtures to match the architectural style. The Committee discussed options for adding sliding patio doors to the back of the two new units, adding a front porch covering to the existing residence, and enhancing the carport design with decorative columns; however, the Committee agreed to recommend these larger enhancements as options for the developer to consider, not required changes for the project. 2. Color Scheme: The Committee recommended the following:  Changing the color of the door on the main house.  Garage door shall be a neutral color so it doesn’t stand out from the street.  The three units should use slightly different exterior body colors as recommended by staff.  Contrasting color can be used on the gables of the two new units to enhance the elevations. 3. Lights: The applicant will provide an electrical plan and provide cut sheets on exterior lighting. Exterior lighting should match the craftsman style of the two new units and be down lights/shielded per City standards. 4. Floor Plans-Bedrooms & Offices & Dens/Parking: The Committee discussed the floor plans as drawn and discussed how they could meet parking requirements for the convertible office/den/3rd bedroom spaces. The Committee stated that the property would be more valuable if it were three bedroom units. The Committee recommended that the owner work with staff to come up with a plan to preserve as many bedrooms as possible , while meeting parking requirements. The Committee recommended the units be shifted back 10’ to provide additional parking in front of the two new units, while maintaining the City’s current 20’ creek setback. 5. Landscape & Fencing: If a chain-link fence is on the property, it will need to be removed. A solid fence on the side property lines is recommended. Fencing in the front setback shall meet height standards in the Municipal code. This project will not come back before the DRC, and the tree removal will go before the Planning Commission on February 6, 2018. 3 DRC Draft Minutes of 1/24/2018 Page 4 of 4 ITEM NUMBER: 1 DATE: 2-14-18 COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTORS REPORT Director Dunsmore stated that there may not be a meeting on February 14 th, but stated that there are a few projects that may hit future agendas, such as a 2 -lot subdivision on Portola for David Graves, Colony Square, and a drive-through coffee shop on West Front Road. ADJOURNMENT– 3:15 p.m. The next regular meeting of the DRC is scheduled for February 14, 2018, at 2 p.m. MINUTES PREPARED BY: ______________________________ Annette Manier, Recording Secretary Administrative Assistant Adopted t:\~ design review committee\minutes\minutes 2018\drc draft minutes 1.24.18.docx 4 ITEM 2 Subdivision Design PLN 2018-1680 / Bent Barrel RE Holdings, 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 Subdivision Design for Potential 2-lot Parcel Map MEETING DATE PROJECT PLANNER APPLICANT CONTACT PLN NO. 2/14/2018 Katie Banister David Graves PLN 2018-1680 RECOMMENDATION Staff Requests the Design Review Committee: 1. Review the proposed design for a two-lot subdivision of a single lot; 2. Make a recommendation to City Staff and the Planning Commission regarding whether the subdivision should proceed with an exception to the depth-width relationship required by the Atascadero Subdivision Ordinance. PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 6450 Portola SFR-Z RSF-Z 054-072-006 Approximately 3 acres PROJECT DESCRIPTION The applicant proposes subdividing a 3-acre lot into two narrow 1.5-acre lots. ENVIRONMENTAL DETERMINATION The City of Atascadero’s environmental review process incorporates the requirements in implementing the California Environmental Quality Act. Persons, agencies, or organizations interested in obtaining more information regarding the environmental should contact the Community Development Department. ☒ EIR / MND / ND / Statutory Exemption to be circulated ☐ Prior CEQA Review CEQA # ____________ Certified: _________ ☐ Cat. Exemption Class ___________ CEQA Guidelines § 153XX ☐ No Project - § 15268 Ministerial Project 5 ITEM 2 Subdivision Design PLN 2018-1680 / Bent Barrel RE Holdings, LLC 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 Single-Family Residential ☒ Allowed ☐ Conditional ☒ Yes ☐ No ☐ Atascadero ☐ Graves ☐ Paloma ☐ Boulder ☐ Other ☒ N/A ☒ Colony Home / Commercial ☐ Registered Building ☐ Yes, but deemed not historical significance EXISTING USES One single-family residence. SURROUNDING ZONING DISTRICTS AND USES North: RSF-Z South: RSF-Z East: RSF-Z West: RS AVERAGE SLOPE VEGETATION Less than 20%, estimated Annual grasses with scattered fruit trees 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: RSF-Z: 1 unit per acre ☐ 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) 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 6 ITEM 2 Subdivision Design PLN 2018-1680 / Bent Barrel RE Holdings, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 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 Subdivision Design Standards ☐Yes ☒No AMC 11-6.23 requires a depth-width relationship not to exceed a 3:1 ratio. The proposed lots have a depth- width ratio of approximately 10:1. 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 January 26, 2018 7 ITEM 2 Subdivision Design PLN 2018-1680 / Bent Barrel RE Holdings, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero AERIAL MAP PROPOSED PROJECT SITE PLAN 8 ITEM 2 Subdivision Design PLN 2018-1680 / Bent Barrel RE Holdings, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DISCUSSION: Project History The subject lot is a portion of lot 6 in block 15 of the Atascadero Colony, recorded in Map Book 3AC page 13A. The lot is approximately 3 acres in size; it is approximately 800 feet deep (from the centerline of Portola Road) and approximately 165 feet wide. Since an official site survey has not been completed, actual size of property has not been verified at this time. Project Description / Summary The applicant requests a subdivision that does not meet the standards of the Atascadero Subdivision Ordinance. The site does not have adequate area for a flag lot design, and exceeds the permitted depth-width relationship when divided by a line perpendicular to Portola Road. Proposed lots would be narrower and deeper than what the regulations allow. Analysis Lot size. Lots in the RSF-Z zoning district have a variable minimum lot size which ranges between 1.5 and 2.5 acres, gross, depending on site characteristics. Staff has tentatively calculated the minimum lot size for the subject lot is 1.5 acres. Five factors influence the calculation: 1. distance from the center of the community, 2. septic suitability, 3. average slope, 4. condition of access (road conditions), and 5. general neighborhood character (average size of lots within 1,000 feet). The value of items 2 and 3, septic suitability and slope, are not known . Using generalized topographic information for the area, staff has estimated the average slope (factor 3) is less than 20%. The applicant will be required to provide the actual average slope determined by a licensed surveyor or engineer before the application for a tentative map is accepted. Septic suitability has been estimated using soil survey maps prepared by the USDA Natural Resources Conservation Service. At their discretion, the applicant may provide a percolation test to prove the site has soil conditions more suitable for an onsite septic disposal system. Recorded maps indicate the existing lot is 3 acres in size. T he applicant will be required to provide a survey showing the actual size of the property before any subdivision can be considered. Depth-width relationship. AMC 11-6.23 limits lots to a depth to width ratio of 3:1, larger ratios are permitted when “there is adequate assurance that deep lot subdivisions and subsequent development will be accomplished without detriment to adjacent properties.” The proposed lots are 82.5 feet wide and approximately 800 feet deep. 9 ITEM 2 Subdivision Design PLN 2018-1680 / Bent Barrel RE Holdings, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Flag lots. Typically, the alternative to subdividing land into long narrow lots is to create flag lots. This type of subdivision typically creates a more usable parcel of land. In this situation, due to the size of the existing lot, this option is not possible. AMC 11- 6.26(a)(1) states, “The accessway serving the flag lot(s) shall not be included in the determination of required lot area for any lot”. Hence, to subdivide in this manner, 3 acres plus the area to provide an accessway is needed. DRC DISCUSSION ITEMS: 1. If the DRC recommends this application should proceed, the applicant will be required submit an application for environmental and Planning Commission reviews. 2. Whether “there is adequate assurance that deep lot subdivisions and subsequent development will be accomplished without detriment to adjacent properties”. 3. The original development pattern of the neighborhood included narrow, deep lots, including lot 8 of block 15, a one acre, 50-foot wide, 850-foot deep lot (see Attachment 1). 4. One possible mitigation measure is limiting the buildable area to an area with dimensions closer to a 3:1 ratio adjacent to Portola (see Attachment 2). 5. The property has one existing structure, which is a Colony House. 6. Is this subdivision design a precedent the City would like to set? ATTACHMENTS: 1. 1914 Recorded Map MB 3AC/13A 2. Conceptual Buildable Area with 3:1 Width to Depth Ratio 3. Site Photos 10 ITEM 2 Subdivision Design PLN 2018-1680 / Bent Barrel RE Holdings, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 1: 1914 Recorded Map MB 3AC/13A PLN 2018-1680 / DRC 2018-0111 11 ITEM 2 Subdivision Design PLN 2018-1680 / Bent Barrel RE Holdings, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 2: Conceptual Buildable Area with 3:1 Width to Depth Ratio PLN 2018-1680 / DRC 2018-0111 Existing Residence Rectangle with a 3:1 width to depth ratio 12 ITEM 2 Subdivision Design PLN 2018-1680 / Bent Barrel RE Holdings, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 3: Site Photos PLN 2018-1680 / DRC 2018-0111 Aerial Looking West (Portola Road in the foreground; approximate property lines drawn in red) 13 ITEM 2 Subdivision Design PLN 2018-1680 / Bent Barrel RE Holdings, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Aerial looking east toward Portola Road (approximate property lines drawn in red) 14 ITEM 2 Subdivision Design PLN 2018-1680 / Bent Barrel RE Holdings, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Existing Colony House Front half of the property looking east (Portola Road is approximately 500 feet ahead, the existing residence is on the left) 15 ITEM 2 Subdivision Design PLN 2018-1680 / Bent Barrel RE Holdings, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero View towards Portola Road from front porch of the residence Area behind the residence looking west 16