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HomeMy WebLinkAboutDRC_2018-04-25_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, April 25, 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 MARCH 28, 2018 2. APPROVAL OF DRAFT MINUTES OF APRIL 11, 2018 City of Atascadero Design Review Committee Agenda Regular Meeting, April 25, 2018 Page 2 of 3 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website DEVELOPMENT PROJECT REVIEW 3. DESIGN REVIEW OF A DAYCARE/PRESCHOOL AT 3215 EL CAMINO REAL COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next DRC meeting is tentatively scheduled for Wednesday, May 9, 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/Applicant: Shelley Hanlon, 3215 El Camino Real, Atascadero, CA 93422 Project Title: PLN 2017-1661 / Conditional Use Permit 2017-0320 Project Location: 3215 El Camino Real, Atascadero CA 93422 APN 049-163-017 (San Luis Obispo County) Project Description: 2nd public meeting to review a daycare/preschool with a capacity for up to 24 children. The business will include outdoor play areas and a parking area. Daycare centers are required to obtain a license through Community Care Licensing. General Plan Designation: SE Zoning: RS Proposed Environmental Determination: The proposed project is Categorically Exempt (Class 3) from the provisions of the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000, et seq.) pursuant to CEQA Guidelines Section 15303, because it is the conversion of an existing building with only minor alterations are proposed. City Staff: Katie Banister, Associate Planner, Email: kbanister@atascadero.org, Phone: 470-3480 Staff Recommendation: Staff Recommends the Design Review Committee review the site plan and make recommendations to the Planning Commission for Conditional Use Permit 2017- 0320 allowing a child care center with capacity for 24 children in the Residential Suburban zoning district. DRC Draft Minutes of 3/28/2018 Page 1 of 6 ITEM NUMBER: 1 DATE: 4-25-18 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT MINUTES Regular Meeting – Wednesday, March 28, 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 Charles Bourbeau Committee Member Duane Anderson Committee Member Mark Dariz Committee Member Jamie Jones Absent: None Staff Present: Community Development Director, Phil Dunsmore Sr. Planner, Callie Taylor Recording Secretary, Annette Manier Others Present: Jim Wilkins, President Atascadero Historical Society Len Johnson, Atascadero Historical Society Roger Grant Joe Duhon Michael Groh 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. PUBLIC COMMENT None Chairperson Fonzi closed the Public Comment period. 1 DRC Draft Minutes of 3/28/2018 Page 2 of 6 ITEM NUMBER: 1 DATE: 4-25-18 CONSENT CALENDAR 1. APPROVAL OF DRAFT MINUTES OF FEBRUARY 14, 2018 2. APPROVAL OF DRAFT MINUTES OF FEBRUARY 28, 2018 Committee Member Jones noted that she had not been at the February 14, 2018 meeting and would be abstaining. MOTION: By Committee Member Anderson and seconded by Committee Member Dariz to approve the Consent Calendar. There was Committee consensus to approve the Agenda. (Jones abstained) DEVELOPMENT PROJECT REVIEW 3. DESIGN REVIEW OF COLONY HERITAGE CENTER AT 6305 and 6105 CAPISTRANO AVE. Applicant: Jim Wilkins, Atascadero Historical Society Project Title: PLN 2018-1690 Project Location: 6305 and 6105 Capistrano Ave., Atascadero, CA 93422 (San Luis Obispo County) APN 029-363-049 Project Description: The proposed project includes a Master Plan of Development review of the Historical Society’s Colony Heritage Center, which is proposed to be located within Hotel Park, adjacent to the County Library and Highway 41. The plan includes relocation of three (3) historic structures to the subject site, which are proposed to be utilized as archive centers and a café. Two (2) carriage house structures which include ADA accessible restrooms and storage are proposed to be constructed. Site improvements include landscape, pathways, a small amphitheater, and plaza. The project is proposed to be constructed in phases as funding becomes available. General Plan Designation: Downtown (D) Zoning District: Downtown Office (DO) Proposed Environmental Determination: The project is consistent with the 1987 Negative Declaration for development of the subject site and the 2012 final EIR for the Del Rio Commercial Area Specific Plan, which addressed relocation of the 2 colony homes, subject to mitigation measures. City Staff: Callie Taylor, Sr. Planner, Phone: 470-3448 Email: ctaylor@atascadero.org Staff Recommendation: Staff requests that the DRC review and approve the conceptual Master Plan of Development for the Colony Heritage Center at Hotel Park, with any modifications or Conditions of Approval as recommended by the DRC. 2 DRC Draft Minutes of 3/28/2018 Page 3 of 6 ITEM NUMBER: 1 DATE: 4-25-18 Senior Planner Taylor presented the staff report. Senior Planner Taylor and Director Dunsmore answered questions from the Committee. Jim Wilkins gave a presentation on the project and Senior Planner Taylor shared a PowerPoint Presentation (Exhibit A). Jim Wilkins stated that this project would be completed in phases, contingent upon funding. Jim Wilkins and Len Johnson answered questions from the Committee. PUBLIC COMMENT None Chairperson Fonzi closed the Public Comment period. The Committee made the following recommendations (in red): 1. Site Plan and Structures The Committee was in support of the existing site plan as presented, and recommended adding security lighting and cameras due to the location near downtown and Stadium Park and potential for unauthorized or transient use. The Committee recommended that trash enclosures be incorporated into the site design with screening, and any larger trash enclosures be placed below the site in the parking lot (away from buildings) so that no dumpsters are stored onsite. The Committee recommended no storage sheds be built onsite. The Committee was in support of adding carriage structures for storage to match the historic buildings, and additional historic structures may be added to the site as they become available. 2. Shared Parking & Circulation The Committee was in agreement that there is sufficient parking existing on site for the proposed and existing uses, as identified in the parking calculations in the staff report. The Committee recommended the Historical Society reach out to the County for a cooperative agreement for any future parking changes. City staff will be speaking with the County and other property owners in efforts to resolve parking issues as well. 3. Site Landscaping and Fencing The Committee was in favor of the applicant working with staff to create a more period-authentic landscaping plan. The site will not be fenced. 4. Signage The Committee and staff recognized that the signs in front of the Library are non- compliant and there are multiple temporary signs on the lot, which could fall under the jurisdiction of Code Enforcement. Staff and the Committee recommended that it would be beneficial for the property owners and tenants to work together with the Atascadero Historical Society to create a Master Sign Program for the property, which would improve the overall appearance. Jim Wilkins will work with the County to see if they can co-locate on the Library monument sign on Capistrano. Jim 3 DRC Draft Minutes of 3/28/2018 Page 4 of 6 ITEM NUMBER: 1 DATE: 4-25-18 Wilkins will work with City staff on a Wayfinding sign and look at a suitable entry- way “Welcome Sign” on Highway 41 in the future. 5. Timeline: Construction and Phasing The Committee was in agreement with the proposed timeline. Construction of foundations and moving structures to the site will start soon and the timeline is expected to continue for five years, depending on funding availability. The Committee was in favor of the project moving forward. 4. DESIGN REVIEW OF MULTI-FAMILY CUP AT 8740 EL CAMINO REAL (PLN 2017-1664) Senior Planner Taylor presented the staff report and provided a history on the property. Senior Planner Taylor and Director Dunsmore answered questions from the Committee. Roger Grant gave a presentation on the project and he, Joe Duhon and Michael Groh answered questions from the Committee. Roger Grant distributed a handout to the Committee (Exhibit B). Roger Grant asked the Committee to consider cost as they go through the items in the staff report. PUBLIC COMMENT None Chairperson Fonzi closed the Public Comment period. Property Owner: Roger Grant Applicant: Michael Groh Project Location: 8740 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 056-051-021 Project Description: The proposed project includes a Conditional Use Permit to allow three (3) multi- family residential units to be established within an existing Colony House in the Commercial Service zone. A new carport, onsite parking, driveway improvements and landscape are proposed and conditioned for consistency with Muni Code requirements. General Plan Designation: Service Commercial (SC) Zoning District: Commercial Service (CS) Proposed Environmental Determination: The project qualifies for a Class 3 Categorical Exemption under CEQA, which exempts new construction of small structures, including a duplex or similar multi- family residential structure totaling no more than 4 dwelling units and accessory structures including garages, carports, and fences. City Staff: Callie Taylor, Sr. Planner, Phone: 470-3448 Email: ctaylor@atascadero.org Staff Recommendation: Staff requests that the DRC recommend the Planning Commission approve a CUP to establish three (3) multi-family units in a historic structure in the CS zone, subject to Conditions of Approval. 4 DRC Draft Minutes of 3/28/2018 Page 5 of 6 ITEM NUMBER: 1 DATE: 4-25-18 The Committee made the following recommendations (in red): 1. Proposed use for 3 multi-family units in Commercial Service zone The Committee was in agreement with staff’s recommendations to permit three multi-family units in order to preserve the existing Colony home. 2. Colony Home – Exterior Appearance The Committee was in agreement that the existing exterior improvements on the Colony home are sufficient and no additional changes to the building exterior design are necessary to meet appearance review requirements. The Committee was in agreement that the type of windows already installed are sufficient. 3. Proposed Carport Structure The Committee recommended waiving the Atascadero Municipal Code (AMC) requirement for covered parking, and recommended that the proposed carport structure be removed from the site plan. It will be an option for the applicant to install if they choose, but DRC recommends it not be required. Designated parking areas for the multifamily uses that meet parking counts required by the AMC shall be provided. 4. Parking, Driveway, Site Circulation The Committee recommended that the driveway on the north end must be abandoned, and turned into a pedestrian path that is smoothed out to improve the visual look with some added trees near the property line. The Committee was in agreement with the Public Works requirement that the existing curb ramp on El Camino Real be removed and replaced with sidewalk. The applicant will work with staff to identify the best place to locate the laundry room and storage for each unit. The trash storage location may be relocated and a pathway provided so that a route to take trash cans to the street is available. A trash dumpster can be used if it is properly screened, hidden from view, and the enclosure design is reviewed by Atascadero Waste Alternatives to ensure it can be serviced . 5. Area of use and development for multi-family (rear 40’ of lot not included) The Committee recommended that the applicant work with staff to provide a fenced area with a gate so that traffic from the commercial use at the back of the site is not driving through the multifamily use area. The applicant shall work with staff on a fence design that can provide some sort of barrier and proper emergency access. The fence does not need to be a 6’ visual barrier, and can be designed as a lower decorative fence if preferred by the applicant. The 40’ area at the back of site is ok to exclude from the area of development as proposed, provided that it be screened from view. 6. Landscape Plan and Native Trees The Committee recommended that keeping some of the existing front lawn is acceptable. Bordering the grass with drought-tolerant landscaping is preferred, especially along the blank wall. The Committee was in agreement with providing 5 DRC Draft Minutes of 3/28/2018 Page 6 of 6 ITEM NUMBER: 1 DATE: 4-25-18 more plants up both sides of the property and driveway, and trees along the north property line. 7. Fencing and separation of residential and commercial uses This item was addressed in Item 5. 8. North driveway – require removal to comply with AMC standards This item was addressed in Item 4. 9. Timing of Improvements and Ongoing Code Enforcement The Committee recommended CUP conditions of approval for bringing the site into compliance within a specified timeframe. The Committee recommends the applicant schedule an inspection with the Building Official within 30-days to address life-safety building code issues. The Committee recommended that all safety issues, building code requirements on the structure, and site improvements be completed within one year from the date of the Conditional Use Permit approval/issuance. 10. Safety The Committee recommended the applicant work with staff to add proper lighting for safety in parking and walkways. The Committee was in favor of the applicant working with staff on the abov e solutions, and then moving the project forward to Planning Commission. COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTORS REPORT Director Dunsmore stated that the next meeting is scheduled for April 11, 2018. On that agenda will be a 2nd review of the Colony Square Hotel. ADJOURNMENT– 4:13 p.m. The next regular meeting of the DRC is scheduled for April 11, 2018, at 2:00 p.m. MINUTES PREPARED BY: __________________ ____________ Annette Manier, Recording Secretary Administrative Assistant The following Exhibits are available in the Community Development Department: Exhibit A – PPT Presentation by Atascadero Historical Society Exhibit B – Handout from Roger Grant 6 DRC Draft Minutes of 4/11/2018 Page 1 of 3 ITEM NUMBER: 2 DATE: 4-25-18 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT MINUTES Regular Meeting – Wednesday, April 11, 2018 – 2:00 P.M. City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, CA CALL TO ORDER – 2:04 p.m. Chairperson Fonzi called the meeting to order at 2:04 p.m. ROLL CALL Present: Chairperson Roberta Fonzi Committee Member Charles Bourbeau Committee Member Duane Anderson Committee Member Mark Dariz Absent: Committee Member Jamie Jones (excused absence) Staff Present: Community Development Director, Phil Dunsmore Sr. Planner, Callie Taylor Recording Secretary, Annette Manier Others Present: Thom Jess, Arris Studio Architects Kimia Kiani, Arris Studio Architects Jeff Nelson, The Oak Creek Company Mike Zappas Max Zappas Members of the Public APPROVAL OF AGENDA MOTION: By Committee Member Anderson and seconded by Committee Member Bourbeau to approve the Agenda. There was Committee consensus to approve the Agenda. PUBLIC COMMENT None Chairperson Fonzi closed the Public Comment period. 7 DRC Draft Minutes of 4/11/2018 Page 2 of 3 ITEM NUMBER: 2 DATE: 4-25-18 CONSENT CALENDAR None DEVELOPMENT PROJECT REVIEW 1. DESIGN REVIEW OF COLONY SQUARE HOTEL PROPOSAL Senior Planner Taylor presented the staff report. Senior Planner Taylor and Director Dunsmore answered questions from the Committee in regards to Wayfinding signage, parking signs, parking maps, accessible parking spaces around the hotel, the seatrain on the adjacent lot, emergency access, and the easement through Vino Inn and Suites. Thom Jess and Jeff Nelson presented the project and answered questions from the Committee. Jeff Nelson spoke about the project and the changes they’ve made to enhance the building. Jeff Nelson talked about valet parking and how it works and also explained that Bank of America may be willing to allow valet parking in their lot. PUBLIC COMMENT The following members of the public spoke during public comment: Mike Zappas and Max Zappas. Chairperson Fonzi closed the Public Comment period. Applicant: Jeff Nelson, The Oak Creek Company Project Title: Colony Square Hotel – (PLN 2099-0904) Amendment to Conditional Use Permit 2004-0127 Project Location: 6901 and 6903 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 029-361-041 Project Description: 2nd Public Meeting for proposed Amendment to CUP 2004-0127, Colony Square The proposed project includes a CUP Amendment for the Colony Square Master Plan of Development to add a 3-story boutique hotel on the L-shaped lot between El Camino Real and Atascadero Creek. Buildings B & C at Colony Square are proposed to be redesigned to include retail and restaurant space on the first floor and an 89-room hotel on the second and third floors. The hotel is proposed to utilize the existing shard parking within Colony Square, existing on street parking within the downtown, and possibly a valet service. General Plan Designation: Downtown (D) Zoning District: Downtown Commercial (DC) Proposed Environmental Determination: To be determined City Staff: Callie Taylor, Sr. Planner, Phone: 470-3448 Email: ctaylor@atascadero.org Staff Recommendation: Staff requests that the DRC review provide feedback regarding the updated project design and Parking Study, and forward the proposal on to Planning Commission with recommendation to approve an Amendment to the Colony Square CUP. 8 DRC Draft Minutes of 4/11/2018 Page 3 of 3 ITEM NUMBER: 2 DATE: 4-25-18 The Committee made the following recommendations (in red): 1. Site Design The Committee was in support of the existing site plan as presented. The Committee was in favor of enclosed lockable trash enclosures for both the restaurant and hotel (dedicated for each use), and would like the applicant to address security lighting in the back of the building. 2. Elevation Design The Committee was in favor of the proposed elevation design , however, recommended changing the raised corner element on the hotel (on Page 12 of the staff report) to a more squared off look, so it is similar to the rest of the architectural style of the building. The corner still needs to be a bold corner element, and it could have a little more Spanish character. 3. Parking The Committee recommended that the applicant work on obtaining a shared parking agreement for an off-site lot so that valet service can be provided. The Committee recommended this be a condition of approval of the CUP, and that the area for valet parking be secured prior to issuance of construction permits, as recommended by staff. The Committee was in favor of the applicant working with staff on the above solutions, and then moving the project forward to Planning Commission. COMMITTEE MEMBER COMMENTS AND REPORTS Committee members spoke briefly about parking issues in the downtown, larger cities, and 2-hour parking. DIRECTORS REPORT Director Dunsmore stated that the next meeting is scheduled for April 25, 2018. On that agenda will be a review of a daycare center / preschool at 3215 El Camino Real, which was seen by the Planning Commission on 11-7-17, but continued. Chairperson Fonzi stated that she would have to recuse herself from voting on that item because she sold the applicant the property. Committee Member Dariz agreed to chair the meeting that day. ADJOURNMENT– 3:00 p.m. The next regular meeting of the DRC is scheduled for April 25, 2018, at 2:00 p.m. MINUTES PREPARED BY: __________________ ____________ Annette Manier, Recording Secretary Administrative Assistant 9 ITEM 3 Child Care Center PLN 2017-1661 / Hanlon 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 Little Oaks Preschool MEETING DATE PROJECT PLANNER APPLICANT CONTACT PROJECT 4/25/2018 Katie Banister Shelley Hanlon PLN 2017-1661 RECOMMENDATION Staff Recommends the Design Review Committee review the site plan and make recommendations to the Planning Commission for Conditional Use Permit 2017-0320 allowing a child care center with capacity for 24 children in the Residential Suburban zoning district. PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 3215 El Camino Real RE RS 049-163-017 0.6 acres PROJECT DESCRIPTION The project is the conversion of a single-family residence into a child care center for up to 24 children, which is a conditionally allowed use. The residence is located on a shared driveway with access from El Camino Real. Alterations would include an improved parking lot, outdoor play areas, interior remodel, and accessible paths of travel. ENVIRONMENTAL DETERMINATION The proposed project is Categorically Exempt (Class 3) from the provisions of the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000, et seq.) pursuant to CEQA Guidelines Section 15303, because it is the conversion of an existing building with only minor alterations are proposed. ☐ 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 10 ITEM 3 Child Care Center PLN 2017-1661 / Hanlon 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 Child Care Center ☐ Allowed ☒ Conditionally Allowed ☒ No ☐ Atascadero ☐ Graves ☐ Paloma ☐ Boulder ☐ Other ☒ N/A ☐ Colony Home / Commercial ☐ Registered Building ☐ Yes, but deemed not historical significance EXISTING USES Single-family residence SURROUNDING ZONING DISTRICTS AND USES North: RS South: RS East: RS West: El Camino Real and CR AVERAGE SLOPE VEGETATION 16% Vegetation is landscaping in proximity to the structure. Closer to El Camino Real, there are annual grasses, several younger, non-native trees and one native oak tree. 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 Required number of parking spaces is to be determined by the Planning Commission. Landscaping (AMC 9-4.124-127) ☐Yes ☒No Submittal of a landscaping plan is required before issuance of building permit 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 Landscaping plan has not been submitted Use Classification Standards: Child Care Center ☒Yes ☐No 11 ITEM 3 Child Care Center PLN 2017-1661 / Hanlon Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 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 ☒ Community Care Licensing ☐ _____________________________ ☐ _____________________________ APPROVAL PROCESS ☒ DRC ☐ AUP ☒ PC ☐ CC Aerial Photo Red box indicates staff approximation of the actual location of the property lines 12 ITEM 3 Child Care Center PLN 2017-1661 / Hanlon Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Engineered Site Plan Single-family residence to be converted to child care center Shared driveway to be widened to 20 feet Gas meters to be relocated 5 parking spaces Accessible parking space Outdoor play area Front property line 13 ITEM 3 Child Care Center PLN 2017-1661 / Hanlon Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DISCUSSION: The project is the conversion of a single-family residence within a residential zone into a child care center. The applicant is seeking State licensing for a facility for up to 24 children. The Planning Commission heard and considered the project at a pu blic hearing on November 7, 2017. At that time, the Commission took an informal poll giving conceptual approval for a child care center on the property. The Commission referred the item back to staff to work with the applicant to amend the site plan and provide conditions to address the concerns of commissioners, which included:  Incorporate a driveway and parking area that accommodates t raffic flow on the site and when entering and exiting El Camino Real , without impacting neighboring properties  Providing adequate parking and space for dropping off children on an acceptable slope,  Evaluate the impact of widening the driveway on gas meters located on the property,  Consider placing safety signage on El Camino Real, and  Incorporate reasonable conditions limiting hours of operation. The applicant has reduced the proposed size of the facility from a capacity of 35 children to 24. She has provided a new site plan, which was prepared by a civil engineer. Analysis: Traffic Flow The Planning Commission recommended the applicant provide a circular driveway with new parking area at the front of the property to give a safe one-way entry and exit from the property and a convenient location to safely drop off children without impacting the neighbors who share the existing driveway. The applicant consulted a civil engineer and has concluded that a circular driveway may not be financially feasible due to the amount of grade change between El Camino Real and the existing structure. Providing a new parking area with appropriate cross slopes adjacent to a circular drive may be challenging without grading and retaining walls. A pathway from the parking area to the child care center would likely be steep. The amended site plan provides more detail, but is largely unchanged from that presented to the Planning Commission. The existing driveway, which is shared with one other residential property, would be enlarged to 20 feet of paved width, as required by City engineering standards for commercial businesses. Clients would utilize the driveway for both entry and exit. Parking would be on an existing pad adjacent to the driveway that would receive modification. Staff recommends the applicant provide a circular driveway allowing vehicles to ent er and exit the site without having to turn around at the top of the driveway. 14 ITEM 3 Child Care Center PLN 2017-1661 / Hanlon Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Simplified Site Plan 15 ITEM 3 Child Care Center PLN 2017-1661 / Hanlon Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Parking AMC 9-6.125 delegates the duty of determining the appropriate parking requirement for child care centers caring for 10 or more children to the Planning Commission. The State of California mandates specific teacher-to-child ratios for child care centers. Little Oaks Preschool will have students 2-6 years of age, which requires one teacher for every 12 students. When an aide is present, the same teacher can be respon sible for 18 children. For a 24-child facility, 2-3 adult workers will be required. The Institute of Transportation Engineers (ITE) Trip General Manual estimates a daycare center with 24 students will generate 105 total daily trips including 19 peak hour morning trips and 19 peak hour afternoon trips. In contrast, a single-family residence is expected to generate a total of 10 daily trips. However, not all child care clients will arrive at the same time; drop-off and pick-up will likely be staggered. Following are parking requirements for child care centers in several nearby cities : City Requirement San Luis Obispo 2 spaces + 1 space per 14 children Morro Bay 1.5 spaces per 420 square feet of classroom floor area + 1 space for administration Arroyo Grande 1 space per staff member + 1 space per 5 children Santa Maria 1 space per staff member + 1 space per 5 children Existing Driveway Leading to Parking Pad 16 ITEM 3 Child Care Center PLN 2017-1661 / Hanlon Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Staff recommends the Planning Commission require a minimum of 6 on-site parking spaces, one of which must be a van -accessible space. This would provide one parking space for each of the two to three required teachers and three to four parking spaces for child drop-off (one parking space for every 6 or 9 children). Atascadero Municipal Code requirements for the parking area include:  Minimum 9-foot wide by 18-foot deep parking spaces;  Paved surface (asphalt, concrete, brick, or masonry);  Maximum of 5% finished grade;  24 feet of backup space;  10 percent of the interior of parking areas must be landscaped;  Shade trees are required in parking areas at a 30-foot interval; and  The building code includes additional parking requirements for accessible spaces. The amended site plan shows 6 on-site parking spaces. The accessible space is within the existing garage. The window within the garage will be changed to a door to provide an accessible path to the front door. Existing garage The remaining 5 spaces are proposed on a stepped gravel surface. Spaces have a 3% cross slope. Back-up space is provided, but at up to a 10% slope. The applicant - sketched site plan shows stairs leading to the entrance, separated from the driveway. 17 ITEM 3 Child Care Center PLN 2017-1661 / Hanlon Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Staff is concerned about the stepped surface of the parking area. Proposed parking spaces meet minimum size requirements (9 feet by 18 feet) but have a short 1:2 slope between spaces, which does not provide a good landing area for employees or clients exiting vehicles. In addition, the applicant is proposing a gravel surface for the parking area; the slopes between parking spaces are unlikely to remain in good repair with both vehicle and foot traffic using them. Further, the bumps in the slope of the back-up area may prevent vehicles from being able to fully utilize its depth. Exiting vehicles will need to reverse straight back to clear this slope before turning up the driveway to execute their turnaround. AMC 9-4.115 (f) allows the Planning Commission to modify parking standards if they find that “the characteristics of a use or its immediate vicinity do not necessitate the number of parking spaces, type of design, or improvements required by thi s title and that reduced parking will be adequate to accommodate on the site all parking needs generated by the use.” Enlarged Parking Detail 18 ITEM 3 Child Care Center PLN 2017-1661 / Hanlon Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Staff recommends the applicant make the following modifications to the proposed parking spaces: 1. Parking should be on a paved surface as required by the municipal code; 2. Slopes between parking spaces should be eliminated. The municipal code allows the cross slope of the parking spaces to be as much as 5%. Alternatively, parking spaces should be widened to provide a landing for clients exiting their vehicles and for better vehicle back-up maneuvering; 3. The applicant should consider adding landscape fingers between spaces to account for grade changes; 4. Shade trees should be planted at a 30-foot interval at the perimeter of the parking area. The property has a 114-foot front property line adjacent to El Camino Real. The existing pavement of El Camino Real is about 35 feet from the front property line. The building is about 150 feet from the road up a driveway with approximately 15% slope. The frontage is currently unimproved and not well-suited to maneuvering young children in and out of vehicles; however, there is space for approximately 3 cars to park in front of the property. Due to the possibility of the need for additional short term parking for the daycare center, staff is recommending roadbase-surfaced shoulder improvements to better accommodate parking adjacent to the street. A discussion is included in the frontage improvements section below. Property Frontage 19 ITEM 3 Child Care Center PLN 2017-1661 / Hanlon Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Gas meters Several gas meters serving properties to the east are located next to the driveway. Due to driveway widening, the gas meters will need to be relocated. The applicant has acknowledged the meters will be moved and will coordinate with Southern California Gas. Gas Meters Frontage improvements Frontage improvements including, curb, gutter, sidewalk, and pavement to complete the adjacent road are required by AMC 9-4-159 when the value of proposed improvements exceeds 25% of the assessed value of existing improvements. At this time, it is unclear whether proposed improvements will exce ed this threshold. Due to the expected daily trips the child care center is expected to generate, if standard frontage improvements are not required, staff recommends minor grading and a roadbase shoulder be required to accommodate overflow morning and af ternoon parking. Planning Commission directed staff to study the idea of installing safety signage for the project on El Camino Real, similar to a school zone in proximity to public schools. The Public Works department reports the Manual on Uniform Traffic Control Devices does not make allowances for this type of signage for commercial businesses. Fencing The site has existing fencing around play areas. The applicant proposes new fencing parallel to the street. In the RS zoning district, AMC 9-4.128 allows fencing within the front setback to a maximum height of 5 feet when the top two feet retains 80% visibility. The applicant proposes a 4-5-foot tall decorative fence. The property is located 35 feet from the existing paving of El Camino Real. Staff recommends the fe nce be set back at least 10 feet from the front property line to allow for landscaping and the proposed sign. 20 ITEM 3 Child Care Center PLN 2017-1661 / Hanlon Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Lighting The applicant originally proposed several 7-foot tall light poles. Fewer and smaller lights are now proposed due to the smaller size of the child care center. The use permit will be conditioned to require exterior lights to be turned off after business hours. Signage The applicant proposes a 24 square-foot sign to be attached to the front fence. In the Residential Suburban zoning district, neither wall signs nor free -standing signs are permitted. The Planning Commission may modify signage requirements if appropriate findings can be made. Staff recommends the sign be separate from the fence as a single-tenant freestanding or monument sign with landscaped base that is oriented perpendicularly to El Camino Real to provide for the best visibility. The City Sign Ordinance limits single-tenant freestanding signs to 60 square feet in area and 6 feet in height. Proposed Sign 21 ITEM 3 Child Care Center PLN 2017-1661 / Hanlon Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Landscaping AMC 9-4. 125 requires the following area to be landscaped: setbacks, unused areas, parking areas, and trash enclosures. In addition, street trees are required at a 30 -foot interval. A landscape plan has not yet been prepared. Staff recommends the applicant be allowed to work with staff during the building permit process to prepare a suitable landscape plan with landscaping between the front fence and El Camino Real (including street trees), the side setbacks, and around the parking area (including shade trees). DRC DISCUSSION ITEMS: 1. Providing adequate access to a commercial business on a shared driveway 2. Quantity of parking spaces 3. Design of parking area  Stepped level  Width of parking spaces  Interaction with driveway 4. Walkways between the parking area and building 5. Appropriate distance for the fence from the front property line 6. Signage: size and orientation 7. Landscaping 22