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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, February 28, 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
None
City of Atascadero Design Review Committee Agenda Regular Meeting, Feb. 28, 2018
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DEVELOPMENT PROJECT REVIEW
1. DESIGN REVIEW FOR CHANGES TO 7480 SANTA YSABEL AVE.
2. DESIGN REVIEW OF RESIDENTIAL CARE FACILITY AT 7500 PORTOLA RD.
Property
Owner/Applicant:
People’s Self Help Housing
Project Title: PLN 2018-1684
Project Location: 7480 Santa Ysabel Rd., Atascadero, CA 93422 (San Luis Obispo County)
APN 030-121-041
Project
Description:
The proposal includes adding one additional bedroom to five of the existing units.
A request to allow reduced parking standards is included. Site and bui lding
upgrades are also proposed.
General Plan Designation: HDR
Zoning District: RMF-16
Proposed
Environmental
Determination:
The project qualifies for a CEQA Class 1 Categorical Exemption (Section 15301)
for existing facilities.
City Staff: Callie Taylor, Sr. Planner, Phone: 470-3448, Email: ctaylor@atascadero.org
Staff
Recommendation:
Staff recommends the Planning Commission approve a CUP for an existing 18-
unit multi-family residential development, including site improvements, 5 additional
bedrooms, building upgrades, and a parking reduction, subject to Conditions of
Approval and any DRC recommendations for modifications.
Property Owner: Thomas & Georgianna Carter
Applicant: Emily Baranek, Jade Architecture
Project Title: PLN 2018-1682
Project Location: 7500 Portola Road., Atascadero, CA 93422 (San Luis Obispo County)
APN 054-085-016
Project
Description:
The applicant proposes a Residential Care Facility for the Elderly (RCFE) with a
maximum occupancy of 15 clients.
General Plan Designation: SFR-Z
Zoning District: RSF-Z
Proposed
Environmental
Determination:
The project is categorically exempt from the California Environmental Quality Act
(CEQA) as a Class 32 exemption for infill developments (CEQA Guidelines
Section 15332.
City Staff: Katie Banister, Assistant Planner, Phone: 470-3480, Email: kbanister@atascadero.org
Staff
Recommendation:
Staff recommends the Design Review Committee review and make
recommendations to the Planning Commission for the Master Plan of
Development for Park Place Residential Care Facility (CUP 2018-0322).
City of Atascadero Design Review Committee Agenda Regular Meeting, Feb. 28, 2018
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COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Wednesday, March 14, 2018 at 2 p.m.
Agendas, Minutes and Staff Reports are available online at www.atascadero.org
under City Officials & Commissions, Design Review Committee.
ITEM 1
MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE.
PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING
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
MULTI-FAMILY RESIDENTIAL CUP, 7480 SANTA YSABEL AVE.
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
2/28/2018 Callie Taylor, Senior Planner Peoples’ Self Help Housing
Darya Oreizi, Representative
PLN 2018-1684
DRC 2018-0117
CUP 2018-0323
RECOMMENDATION
Staff recommends DRC:
Recommend the Planning Commission approve a Conditional Use Permit for an existing
18 unit multi-family residential development, including site improvements, 5 additional
bedrooms, building upgrades, and a parking reduction, subject to Conditions of Approval
and any DRC recommendations for modifications.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
7480 Santa Ysabel
Ave. Units #1 - #18
High Density
Residential (HDR)
Residential
Multi-family - 20
(RMF-20)
030-121-041 1.11 acres
PROJECT DESCRIPTION
The proposed project includes a CUP for an existing 18 unit multi-family residential
development. Building upgrades are proposed to modernize the units, add ADA upgrades, and
add one additional bedroom to five of the existing units. Site improvements are proposed. A
parking reduction is being requested, which includes reduced parking count in comparison to
the Municipal Code standards, and relief from the requirement to install covered parking onsite.
ENVIRONMENTAL DETERMINATION
The project qualifies for a Class 1 CEQA exemption (CEQA Guidelines §15301) for minor
additions to existing facilities.
APPROVAL PROCESS
☒ DRC ☐ AUP ☒ PC ☐ CC
1
ITEM 1
MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE.
PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
USE
CLASSIFICATION
ALLOWED OR
CONDITIONALLY
ALLOWED USE
STRUCTURE 50-YEARS OLD
OR GREATER
JURISDICTIONAL
CREEK
Multi-family Residential ☐ Allowed
☒ Conditional
☒ No
☐ Colony Home / Commercial
☐ Registered Building
☐ Yes, but not deemed
historically significant
☐ Atascadero
☐ Graves
☐ Paloma
☐ Boulder
☐ Other
☒ N/A
EXISTING USES
18 multi-family residential units, owned and operated by Peoples’ Self Help Housing
SURROUNDING ZONING DISTRICTS AND USES
North: High density residential (RMF-20)
South: High density residential (RMF-20),
East: Multi-family residential ( RMF-10 & RMF-20)
West: Commercial (CP & CR), El Camino Real
ZONING ORDINANCE / MUNICIPAL CODE STANDARDS / CITY POLICIES
City Standards Meets Requirements Notes
Setback standards (AMC 9-4.103-.110)
☒Yes ☐No
Height Standards (AMC 9-4.112-113)
☒Yes ☐No
Parking Standards (AMC 9-4.114-121)
☐Yes ☒No
Parking reduction proposed
Landscaping (AMC 9-4.124-127)
☒Yes ☐No Landscape upgrades
proposed
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 Existing turf to be minimized
with landscape upgrades
Creek setbacks ☒Yes ☐No
Use Classification Standards:
Multi-family residential dwellings ☒Yes ☐No
2
ITEM 1
MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE.
PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project Description
A Conditional Use Permit is being proposed for an existing 18 unit multi-family
residential development. The owner, Peoples’ Self Help Housing, is proposing the
following changes to the site:
Add one (1) additional bedroom to five (5) of the existing units
Building upgrades to provide 2 ADA accessible units, new kitchens, and
modernize the units
Install two (2) additional parking spaces on site
Landscape enhancements along Pueblo Avenue
New monument sign (Atascadero Gardens identification sign)
AMC parking requirement relief, including reduced parking count in comparison
to the Municipal Code standards, and relief from the requirement to i nstall
covered parking on site
City staff is recommending additional site upgrades related to appearance review and to
meet Municipal Code standards. Staff’s recommendations include minor modifications
to fencing, turf replacement and enhanced landscape on both street frontages, painting
the trash enclosure, building paint colors, and frontage improvements on Pueblo
Avenue which are required by the Municipal Code.
Background
The subject site, known as Atascadero Gardens, was previously developed with 18
multi-family residential units in the 1974, prior to City incorporation. Peoples’ Self Help
Housing purchased the site in 1998 and installed some initial improvements, including a
shared laundry room and some minor site upgrades. Peoples’ Self Help Housing owns
and manages the site, which provides housing to low and very-low income residents.
The Atascadero Municipal Code requires a Conditional Use Permit (Master Plan of
Development) to be approved for residential developments of 12 units or more. Since
the project was developed under County zoning over 40 years ago, a Conditional Use
Permit was never processed, and the existing development is therefore considered
existing non-conforming due to lack of entitlement. In order to permit expansion of five
units for additional bedrooms, a CUP is being processed to bring the site into
compliance.
3
ITEM 1
MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE.
PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Analysis
The subject site is zoned high density multi-family, which would allow for up to 27 units
on the 1.11 acre subject site. AMC Section 9-2.110 requires a CUP for multi-family
residential developments consisting of twelve (12) or more units, even if multi-family
residential units are an allowed use on the subject lot. The Conditional Use Permit is the
process used to review land use proposals of a nature or magnitude which could
significantly affect their surroundings, and includes design review of the site and public
notice for the neighborhood.
Proposed Site Plan
4
ITEM 1
MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE.
PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
1. Bedroom and Kitchen Additions
The applicant is proposing to add one (1) bedroom to five (5) of the existing units.
The existing kitchens in these units would be converted into a bedroom, and new
kitchens are proposed to be added to the side of the units. Locations for the
additions are as identified on the site plan.
The visual impact of the additions will be minimal. A protruding roofline will extend
off the side of the 5 units. The location s of the additions face the interior of the
project on most units.
5
ITEM 1
MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE.
PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
2. Exterior Paint Colors
The applicant has stated that the exterior of the buildings will be repainted as part of
the project upgrades, but the color scheme will remain the same. Staff recommends
that paint colors be submitted, and the applicant work with City staff to find colors
that are neutral, yet bold enough to give interest to the buildings and compliment the
architecture. A fresh, more modern color scheme would give the buildings a new
clean look.
Staff recommends that the existing concrete b lock trash enclosure on Pueblo
Avenue be painted an earth toned color to help it blend with the site.
3. Site Landscape and Fencing
The proposed site plan notes that enhanced landscape is to be installed along
Pueblo Avenue. Staff recommends that both public street frontages (Pueblo and
Santa Ysabel) be enhanced with drought tolerant native shrubs and mulch. There is
a substantial amount of grass turf along these frontages which is not consistent with
the City’s drought tolerant landscape ordinance. Lawn areas will be required to be
minimized. A complete landscape and irrigation plan will be required to be submitted
prior to building permit issuance. Landscape around the trash enclosure is proposed
by the applicant and recommended by City staff.
The site already includes many established trees along the frontages and the side
property lines. The trees will be protected and remain during construction.
Many of the units on site have private yards which are enclosed by 6 -foot wood dog-
eared style fences. One of the fences on Santa Ysabel was upgraded to a preferred
architectural style, with a decorative lattice material and a trim cap at the top. Staff
is recommending that the other wood fences on s ite be upgraded to match this style,
or simply be trimmed out with a horizontal wood cap to help blend the fences with
the surrounding buildings.
4. Frontage Improvements
Based on the valuation of the additions, frontage improvements are required to be
installed on Pueblo Avenue, consistent with City standards. Sidewalk, curb and
gutter are required along frontages in multi-family zoned districts. The site frontage
on Pueblo Avenue is an existing gap , and installation at this location will provide
better pedestrian access for the residents and the neighborhood.
There are existing overhead utilities along both project frontages; however,
undergrounding of utilities will not be required. Undergrounding is only required for
construction of new units.
5. Parking Reduction Request
The subject site currently provides 24 uncovered existing parking spaces. The site
is currently developed with 6 1-bedroom units and 12 2-bedroom units. Five of the
2-bedroom units are proposed to be enlarged to become 3-bedrooms. Based on
6
ITEM 1
MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE.
PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Municipal Code standards, a total of 39 parking spaces (21 uncovered and 18
covered) are required for the proposed project.
Atascadero Municipal Code Parking Standards
Number of Units
Proposed Parking Requirement Covered Parking
Required Uncovered parking
required
6 1-bedroom units 1.5 spaces per
1-bedroom unit 6 covered spaces 3 spaces
7 2-bedroom units 2 spaces per
2-bedroom unit 7 covered spaces 7 spaces
5 3-bedroom units 2.5 spaces per
3-bedroom unit 5 covered spaces 7.5 spaces
Guest Parking 1 space per 5 units none 3.6 spaces
Total Number of Parking Spaces Required 18 covered spaces 21.1 uncovered spaces
The applicant is proposing to add 2 uncovered parking spaces to the parking area
on Santa Ysabel Avenue, thereby bringing th e total onsite parking count to 26. The
applicant is requesting that DRC recommend, and Planning Commission approve, a
parking reduction to allow a reduced parking count, and relief from installing covered
parking.
Atascadero Municipal Code section 9-4.115 allows the parking standards of the
code to be modified through the Conditional Use Permit process based upon specific
findings. The Planning Commission must make a finding that the characteristics of
the use or its immediate vicinity do not necessitate the number of parking spaces,
type of design, or improvements required by the title and that reduced parking will be
adequate to accommodate on the site all parking needs generated by the use.
In addition to the parking relief provided by AMC section 9-4.115, the City can also allow
certain “concessions” or developer incentives to provide affordable housing. Peoples’
Self Help Housing is applying for tax credits in order to provide 18 low and very-low
income units on site. In compliance with California Government Code (CGC) Section
65915, the City of Atascadero’s Municipal Code Section 9-3.804 lists potential
concessions to provide affordable housing. A “reduction of vehicular parking standards”
is identified as a potential concession under AMC Section 9-3.804. Although the
applicant is not requesting additional density with the proposed project, the applicant can
and is requesting concessions from the City in order to make the affordable housing
development feasible.
The applicant has met the thresholds established by CGC § 65915(b) and AMC Section
9-3.804 by setting aside at least 15% of the total units to families with very low income,
or at least 30% of the units to families with low-income. Therefore, the applicant
7
ITEM 1
MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE.
PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
qualifies for “concessions” or reduction in requirements of the municipal code. CGC§
65915(p) states:
California Government Code § 65915 – Density Bonus (State Requirement)
(p) (1) Upon the request of the developer, no city, county, or city and county shall require a
vehicular parking ratio, inclusive of handicapped and guest parking, of a development
meeting the criteria of subdivision (b), that exceeds the following ratios:
(A) Zero to one bedroom: one onsite parking space.
(B) Two to three bedrooms: two onsite parking spaces.
(C) Four and more bedrooms: two and one-half parking spaces.
(2) If the total number of parking spaces required for a development is other than a whole
number, the number shall be rounded up to the next whole number. For purposes of this
subdivision, a development may provide "onsite parking" through tandem parking or uncovered
parking, but not through on-street parking.
California Government Code § 65915 – Density Bonus Parking Standards
Number of Units Proposed CGC§ 65915
Parking Requirement
CGC§ 65915
Parking Required for Project
6 1-bedroom units 1 spaces per
1-bedroom unit 6 spaces
7 2-bedroom units 2 spaces per
2-bedroom unit 14 spaces
5 3-bedroom units 2 spaces per
3-bedroom unit 10 spaces
Total Number of Parking Spaces Required 30 spaces
Based on the parking standards of CGC§ 65915(p), a maximum of 30 parking spaces
could be required by the City by applying the parking incentive concession. The
applicant is proposing 26 spaces, which is a further reduction of parking than provided by
CGC§ 65915(p.) This further reduction to 26 uncovered spaces can be approved by
Planning Commission through the reduced parking allowance provided in AMC section
9-4.115, based on findings.
Staff agrees that adding carports on the subject site would be unsightly, and would
not enhance the appearance of the site. The open parking currently located on site
has been serving the development for several decades. Peoples’ Self Help Housing
manages the units and ensures that residents are able to adequately park their
vehicles on site. The population that Peoples’ Self Help Housing serves typically
does not have multiple vehicles per household. The 2 and 3 bedroom units are
typically rented to families with children. The site is located close to transit and is a
walkable area, close to commercial services.
8
ITEM 1
MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE.
PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DRC DISCUSSION ITEMS
1. Additions – added bedroom/kitchen space, elevation design
2. Exterior paint colors
3. Landscape & fencing
4. General site appearance
5. Parking reduction and covered parking relief request
Staff’s Recommended Conditions of Approval:
Frontage improvements shall be installed on Pueblo Avenue consistent with
AMC requirements and City standards.
Dog eared fences shall be upgraded to match onsite decorative fencing, or shall
be capped and trimmed out with a simple horizontal top.
Landscape along Pueblo and Santa Ysabel frontages shall be enhanced with
drought tolerant shrubs and mulch. Turf areas shall be minimized. A landscape
and irrigation plan prepared by a qualified professional shall be prepared prior to
building permit issuance.
All air conditioning units and other mechanical equipment shall be screened from
view.
Exterior paint colors shall be reviewed and approved by City staff.
The existing trash enclosure on Pueblo Avenue shall be painted an earth toned
color and screened with landscape.
The new monument sign shall not exceed 36 sq. ft. and shall be consistent with
sign ordinance standards. Monument structure shall include a solid base the full
width of the sign, and architectural detailing to enhance appearance of the sign
structure, subject to staff approval.
Accessible parking and access shall be provided consistent with CBC standards.
Accessible parking shall be provided for the parking lot adjacent Building 3.
Accessible sidewalk modifications shall be included at Buildings 5 and 6.
ATTACHMENTS:
Attachment 1: Aerial Photo
Attachment 2: Site Photos
Attachment 3: Applicant’s Project Description
Attachment 4: Proposed Plans – Site, Floor Plans, Elevations
9
ITEM 1
MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE.
PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: Aerial Photo
Subject site: 7480
Santa Ysabel
10
ITEM 1
MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE.
PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: Site Photos
11
ITEM 1
MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE.
PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
12
ITEM 1
MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE.
PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
13
ITEM 1
MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE.
PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 3: Applicant’s Project Description
14
ITEM 1
MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE.
PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
15
ITEM 1
MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE.
PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 4: Proposed Plans – Site, Floor Plans, Elevations
16
ITEM 1
MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE.
PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
17
ITEM 1
MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE.
PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
18
ITEM 1
MULTI-FAMILY RESIDENTIAL, 7480 SANTA YSABEL AVE.
PLN 2018-1684 / PEOPLES’ SELF HELP HOUSING
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
19
ITEM 2
Park Place Residential Care Facility for the Elderly
PLN 2018-1682 / Thomas and Georgianna Carter
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
Park Place
Residential Care Facility for the Elderly (RCFE)
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
2/28/2018 Katie Banister
Assistant Planner
Emily Baranek
Jade Architecture
PLN 2018-1682
RECOMMENDATION
Staff recommends the Design Review Committee review and make recommendations to the
Planning Commission for the Master Plan of Development for Park Place Residential Care
Facility (CUP 2018-0322).
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR PARCEL
NUMBER(S)
SITE
AREA
7500 Portola Road SFR-Z RSF-Z 054-085-016 1.38 acres
PROJECT DESCRIPTION
The project is a Master Plan of Development for a residential care facility for the elderly. The
applicant proposes a 4,118 square-foot, 11-room facility with capacity for 15 clients. Park Place
will provide memory care.
ENVIRONMENTAL DETERMINATION
The City of Atascadero’s environmental review process incorporates the requirements in implementing
the California Environmental Quality Act. Persons, agencies, or organizations interested in obtaining
more information regarding the environmental review should contact the Community Development
Department.
The project qualifies for a class 32 Categorical Exemption (CEQA Guidelines § 15332)
20
ITEM 2
Park Place RCFE
PLN 2018-1682
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
USE
CLASSIFICATION
ALLOWED OR
CONDITIONALLY
ALLOWED USE
STRUCTURE 50-YEARS OLD
OR GREATER
JURISDICTIONAL
CREEK
Residential Care Facility
for the Elderly,
☐ Allowed
☒ Conditionally
Allowed
☒ No
☐ Colony Home / Commercial
☐ Registered Building
☐ Yes, but not deemed
historically significant
☐ Atascadero
☐ Graves
☐ Paloma
☐ Boulder
☐ Other
☒ N/A
EXISTING USES
The existing 1,400 square-foot building has been stripped of siding and insulation in preparation
for rehabilitation. The site includes a driveway that circles around the building, asphalt parking
area, wood fencing, and several mature trees.
SURROUNDING ZONING DISTRICTS AND USES
North: RSF-Z
South: RSF-Z
East: RSF-Z and RSF-Y
West: RS
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 Design Review Committee
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:
Residential Care Facility for the Elderly
(RCFE)
☒Yes ☐No
21
ITEM 2
Park Place RCFE
PLN 2018-1682
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Background
The existing structure was built as a single-family residence, used as a church in the
1960’s, and more recently, was used as a childcare center.
Project Description / Summary
The applicant proposes repurposing the existing structure and adding additional space
to create an RCFE. The facility will:
Be 4,118 square feet in size,
Have 11 bedrooms, and
Accommodate up to 15 memory care clients.
Analysis
RCFEs are a conditionally-allowed use in the residential zoning districts. The DRC’s
recommendations will be presented to the Planning Commission when they consider a
Conditional Use Permit for this project.
DRC DISCUSSION ITEMS:
1. Fencing – The applicant has constructed a 6-foot solid wood fence along the
front of the property, which appears to be partially within the front setback.
Atascadero Municipal Code 9-4.128 limits fences within the front setback to 5
feet in height when the top 2 feet are at least 80% transparent in the RSF-Z
zoning district. Fully opaque fences can be no more than 3 feet in height. The
DRC “may grant an exception to the front setback fencing requirement to a
maximum of six (6) feet in height, if proposed fence would be consistent with the
neighborhood character and does not impair site distance for vehicular traffic, as
reviewed by the City Engineer” (AMC 9-4.128(c)(2)).
The existing fence has the appearance of a backyard fence, but is located close
to Portola Road. It detracts from the residential character of the neighborhood.
Further, if cars exit from the more northerly approach, the fence will limit sight
distance in its current location. Staff recommends the fence be moved to outside
the front setback or reduced in height.
Staff recommends any proposed fences be given a top rail for a more finished
appearance.
2. Elevations – The applicant has provided architectural elevations that are
residential in character. The proportions of the building are appropriate for the
use and the neighborhood character. Staff recommends several changes to the
front elevation of the existing portion of the building (see gable on the right in the
east elevation). The applicant proposes one larger window and one smaller
window in this building face. Staff recommends both windows be the larger size.
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ITEM 2
Park Place RCFE
PLN 2018-1682
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
In addition, a low wall or additional landscaping would be appropriate to add
layering to this most prominent façade.
3. Parking and Driveway – Atascadero Municipal Code 9-6.135 and 9-6.134
require one parking space for every 4 beds in skilled nursing facilities and
RCFEs. A total of 4 parking spaces are required for the proposed 15 bed facility.
The applicant has provided a site plan with 6 parking spaces. The DRC should
consider whether adequate parking is proposed. When inadequate parking is
provided for a use, improvised parking spaces tend to be created. These spaces
tend to have a negative visual appearance as they are generally located off
paved surfaces. However, providing too many spaces will give the property a
more commercial appearance.
The existing driveway is in relatively poor condition. Staff recommends the drive
be given a new surface.
4. Garbage – The applicant has proposed a garbage collection area that is not
prominently visible from Portola Road. Staff has requested the applicant provide
an analysis of the expected garbage production to ensure the proposed
collection area is adequately sized. Staff recommends the fence proposed to
surround the area have a top rail, and additional landscaping be provided in
proximity to screen this area.
5. Lighting – The elevations show light fixtures on the exterior of the building near
doorways. The municipal code requires these lights to be shielded to prevent
light from spilling off-site. No other exterior lights are shown in the plans.
6. Landscape Plan and Native Trees – The applicant has provided a landscape
plan that retains the existing mature trees, including some native oak trees, and
adds an outdoor recreation area for residents. Staff recommends special
attention be given to the slopes in the front setback and along the south
driveway, and along the north property line, which are the most visible from the
public street and neighboring properties.
7. Walkable shoulder – The site is on Portola Road, one of the original ring roads
of the Colony. It is about 2,000 feet from the intersection with Morro Road. Staff
has identified this road as a logical area to receive walkable shoulders for
pedestrian access. Staff recommends the project be required to provide a 4 -foot
wide gravel roadbase shoulder adjacent to the existing asphalt curb on site.
8. Sewer – The applicant is in discussion with the City Public Works department
regarding extending the public sanitary sewer to provide service to the property.
While not necessarily required if an adequate onsite septic disposal system can
be designed, Planning Services staff recommends the project be attached to the
sewer due to the concentration of beds on the site and quasi -medical nature of
the facility.
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ITEM 2
Park Place RCFE
PLN 2018-1682
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENTS:
Attachment 1: Aerial Photo
Attachment 2: Site Plan
Attachment 3: Landscape Plan
Attachment 4: Elevations
Attachment 5: Floor Plan
Attachment 6: Applicant Statement
Attachment 7: Site Photos
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ITEM 2
Park Place RCFE
PLN 2018-1682
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: Aerial Photo
PLN 2018-1682
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ITEM 2
Park Place RCFE
PLN 2018-1682
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: Site Plan
PLN 2018-1682
6-foot tall
solid fence 6 parking
spaces
Front
entry
Fire truck
turnaround
Garbage
collection
area
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ITEM 2
Park Place RCFE
PLN 2018-1682
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 3: Landscape Plan
PLN 2018-1682
Provide 4-foot
wide walkable
shoulder
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ITEM 2
Park Place RCFE
PLN 2018-1682
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 4: Elevations
PLN 2018-1682
Enlarge
window
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ITEM 2
Park Place RCFE
PLN 2018-1682
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 5: Floor Plan
PLN 2018-1682
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ITEM 2
Park Place RCFE
PLN 2018-1682
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 6: Applicant Statement
PLN 2018-1682
30
ITEM 2
Park Place RCFE
PLN 2018-1682
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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ITEM 2
Park Place RCFE
PLN 2018-1682
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 7: Site Photos
PLN 2018-1682
Front fence viewed from the northeast property corner
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ITEM 2
Park Place RCFE
PLN 2018-1682
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
33
ITEM 2
Park Place RCFE
PLN 2018-1682
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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