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Home My WebLink AboutDRC_2018-06-27_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, June 27, 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 MAY 23, 2018 City of Atascadero Design Review Committee Agenda Regular Meeting, June 27, 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 2. DESIGN REVIEW OF OUTDOOR SALES AND STORAGE YARD AT 6501 VIA AVE. 3. DESIGN REVIEW OF 5802 TRAFFIC WAY (SACRED GREEN) Property Owner: Vivian Vetter Representative: Ann Ketcherside Applicant: William Holmes Project Title: USE 18-0065 Project Location: 6501 Via Ave., Atascadero, CA 93422 (San Luis Obispo County) APN 028-201-004 Project Description: The project includes a Conditional Use Permit for a 2.6-acre outdoor sales and storage yard in the industrial zone, including installation of one (1) cargo container. The site is proposed to be used for contract construction services, including storage of large equipment and an office, and for the outdoor sale of building and landscape materials, which would be open to the public. Proposed Environmental Determination: The project qualifies for a Class 1 CEQA exemption (CEQA Guidelines §15301) for minor additions to existing facilities. City Staff: Callie Taylor, Sr. Planner, Phone: (805) 470-3448, Email: ctaylor@atascadero.org Staff Recommendation: Recommend the Planning Commission approve a Conditional Use Permit for an outdoor sales and storage yard subject to Conditions of Approval and any DRC recommendations for modifications. Owner/Applicant: Kathryn Kleinschmidt Project Title: PLN 2018-1688 Project Location: 5802 Traffic Way, Atascadero, CA 93422 (San Luis Obispo County) APN 029-322-012 Project Description: The project is a two-building mixed-use development. The front building is a ground- floor restaurant space with an apartment on the 2nd floor. The rear building has two residential units over ground floor garages. The applicant proposes providing five off-street parking spaces, where seven are required by the Zoning Ordinance. The reduction of parking spaces must be approved by the Planning Commission at a future hearing. Proposed Environmental Determination: The project is in substantial conformance with Mitigated Negative Declaration 2004- 0012. City Staff: Katie Banister, Assoc. Planner, Phone: (805) 470-3480, Email: kbanister@atascadero.org Staff Recommendation: Staff Requests the Design Review Committee review the proposed design for a mixed- use development on a vacant lot and make a recommendation to the Planning Commission regarding an exception to the parking requirement s set forth in the Atascadero Municipal Code. City of Atascadero Design Review Committee Agenda Regular Meeting, June 27, 2018 Page 3 of 3 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next DRC meeting is tentatively scheduled for Wednesday, July 11, 2018. at 2:00 p.m. in Room 106. Agendas, Minutes and Staff Reports are available online at www.atascadero.org under City Officials & Commissions, Design Review Committee. DRC Draft Minutes of 5/23/2018 Page 1 of 3 ITEM NUMBER: 1 DATE: 6-27-18 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT MINUTES Regular Meeting – Wednesday, May 23, 2018 – 2:00 P.M. City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, CA CALL TO ORDER – 2:01 p.m. Chairperson Fonzi called the meeting to order at 2:01 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 Senior Planner, Kelly Gleason Assistant Planner, Mariah Gasch Recording Secretary, Annette Manier Others Present: Brett Marchi Melissa McKean 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. 1 DRC Draft Minutes of 5/23/2018 Page 2 of 3 ITEM NUMBER: 1 DATE: 6-27-18 CONSENT CALENDAR 1. APPROVAL OF DRAFT MINUTES OF APRIL 25, 2018 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 A DRIVE-THROUGH COFFEE SHOP AT 9002 W FRONT ROAD Senior Planner Gleason presented the staff report. Senior Planner Gleason and Director Dunsmore answered questions from the Committee. PUBLIC COMMENT The following members of the public spoke during public comment: Brett Marchi and Melissa McKean. Brett Marchi stated that Starbucks has a landscape portfolio that promotes their certification from the GBC (Green Build Council) for landscaping to be drought-tolerant and will work to plant trees on the back wall as a buffer for the neighbors. Mr. Marchi answered questions from the Committee. Property Owner/Applicant: Brett Marchi, 2599 Baseline Ave., Solvang, CA 93463 Project Title: PLN 2017-1656 / Conditional Use Permit 2017-0320 Project Location: 9002 W. Front Rd., Atascadero CA 93422 APN 056-131-022 (San Luis Obispo County) Project Description: 2nd public meeting. 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 restaurants. The proposed development will complete the West Front Village development. General Plan Designation: General Commercial Zoning: 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. Project impacts will be reviewed and analyzed during the revie w process and the appropriate environmental determination will be made prior to project hearings. City Staff: Kelly Gleason, Sr. Planner, Email: kgleason@atascadero.org, Phone: 470-3446 Staff Recommendation: DRC review the proposed architecture and make comments. 2 DRC Draft Minutes of 5/23/2018 Page 3 of 3 ITEM NUMBER: 1 DATE: 6-27-18 An email was received and distributed to the Committee from Mary Neal (Exhibit A). Chairperson Fonzi closed the Public Comment period. The Committee made the following recommendations (in red): 1. Architecture and Color The Committee was in support of a paint color called “toasty gray” which is a blend between tan and gray. The Committee recommended that the applicant work with staff to find a color of wood stain (lower wood portion) that coordinates with the darker trim and the paint color. 2. Signage The Committee was in support of the applicant replacing the panels at the top of the monument sign with the new Starbucks sign. The Committee asked the applicant to take the lead on fixing this sign, which was recently damaged in a vehicle accident. 3. Landscaping The Committee was in support of trees that provide shade/canopy (perhaps Sycamore). The Committee was in favor of planting tall plants on the back wall to help the neighbors with noise. In the wetland mitigation area, there are very specific plants that need to be planted in this location. 4. Sidewalk The Committee was in support of gray concrete sidewalks. The Committee was in favor of the applicant working with staff after new drawings are submitted, and then moving the project forward to Planning Commission for the drive- through portion of the project. COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTOR’S REPORT Director Dunsmore stated that the next meeting is scheduled for June 13, 2018, but currently there are no items scheduled for that agenda. Director Dunsmore gave an update on current projects. ADJOURNMENT– 2:55 p.m. The next regular meeting of the DRC is scheduled for June 13, 2018, at 2:00 p.m. MINUTES PREPARED BY: __________________ ____________ Annette Manier, Recording Secretary Administrative Assistant The following Exhibit is available in the Community Development Department: Exhibit A – Email from Mary Neal 3 ITEM 2 OUTDOOR SALES AND STORAGE, 6501 VIA AVE. USE 18-0065 / HOLMES 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 OUTDOOR SALES AND STORAGE, 6501 VIA AVE. MEETING DATE PROJECT PLANNER APPLICANT CONTACT APPLICATION NO. 6/27/2018 Callie Taylor, Senior Planner Bill Holmes USE 18-0065 RECOMMENDATION Staff recommends DRC: Recommend the Planning Commission approve a Conditional Use Permit for an outdoor sales and storage yard at 6501 Via Avenue, subject to Conditions of Approval and any DRC recommendations for modifications. PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 6501 Via Avenue Industrial (I) Industrial (I) 028-201-004 7.36-acre site 2.6-acre lease area PROJECT DESCRIPTION The proposed project includes a CUP for a 2.6 acre outdoor sales and storage yard in the Industrial zone, including installation of one (1) cargo container. The site is proposed to be used for contract construction services, including storage of large equipment and an office, and for the outdoor sale of building and landscape materials, which would be open to the public. 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 4 ITEM 2 OUTDOOR SALES AND STORAGE, 6501 VIA AVE. USE 18-0065 / HOLMES 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  Contract Construction Services  Building Materials and Hardware  Outdoor commercial sales and storage  1 cargo container ☐ Allowed ☒ Conditional ☒ No ☐ Colony Home / Commercial ☐ Registered Building ☐ Yes, but not deemed historically significant ☒ Atascadero ☐ Graves ☐ Paloma ☐ Boulder ☐ Other ☐ N/A EXISTING USES Vacant site and metal building. Previously used as wrecking yard. SURROUNDING ZONING DISTRICTS AND USES North: Railroad & single-family residential (RSF-Y) South: Industrial (I) East: Open Space / Atascadero Creek (OS), single-family residential (LSF-Y) West: Industrial (I), Traffic Way, multi-family residential (RMF-20) 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 Landscaping (AMC 9-4.124-127) ☒Yes ☐No With conditions implemented Fencing Standards (AMC 9-4.128) ☒Yes ☐No With conditions implemented Grading Standards (AMC 9-4.138-145) ☒Yes ☐No Lighting Standards (AMC 9-4.137) ☒Yes ☐No With conditions implemented Water Efficient Landscaping (AMC Title 8, Chapter 10 ) ☒Yes ☐No Creek setbacks ☒Yes ☐No 20’ setback from creek reservation required Use Classification Standards: Building Materials & Hardware Cargo containers, outdoor storage ☒Yes ☐No With conditions implemented 5 ITEM 2 OUTDOOR SALES AND STORAGE, 6501 VIA AVE. USE 18-0065 / HOLMES Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DISCUSSION: Project Description A Conditional Use Permit is being proposed for a 2.6 acre outdoor sales and storage yard in the Industrial zone. The site is proposed to be used for contract construction services, including storage of heavy equipment and an office. An outdoor sales lot for building and landscape materials is also proposed on site and would be open to the public. One cargo container is proposed to be located on site. Background The subject site at 6501 Via Avenue was previously used as a wrecking yard, and has been vacant for over 15 years. Prior to utilizing the site for a new use, the applicant is required to show that the site has been cleared by County Environmental Health and any harmful materials have been removed from the site. The property owner has communicated with City staff and stated that this clearance has been previously obtained. Written confirmation from Environmental Health verifying that the site is cleared for use will be required prior to issuance of a business license for occupancy of the site. Analysis The two land uses proposed (contract construction services and building/landscape materials sales) are allowed uses in the Industrial zoning district. However, as identified in Atascadero Municipal Code (AMC) section 9-2.110, outdoor commercial and industrial sales and storage developments of ten thousand (10,000) square feet or more are required to obtain a Conditional Use Permit, even if such a development is listed as an allowable use in a particular zoning district. The Conditional Use Permit is the process used to review land use proposals of a magnit ude which could significantly affect their surroundings, and the process includes design review of the site and public notice for the neighborhood. In addition, cargo containers (also referred to as “Seatrains” or shipping containers) require Design Review Committee (DRC) review for installation of one (1) cargo container, and Planning Commission review for two (2) or more containers. The applicant has submitted a site plan and project description which identifies two phases for development of the site. The construction yard is proposed as the first phase, and the landscape supply yard would be established during phase 2. Site improvements are proposed along Via Avenue and the front of the storage yard. The improvements are proposed in order to enhance the appearance of the site as seen from Via Avenue, and to screen the storage yard at the rear of the use area. The subject site at 6501 Via totals 7.6 acres; however, the applicant’s lease area proposed for the storage yard uses will be less than three (3) acres (approximately 113,200 sq. ft.) in size. The remaining vacant portion of the site will be utilized for a separate future use. 6 ITEM 2 OUTDOOR SALES AND STORAGE, 6501 VIA AVE. USE 18-0065 / HOLMES Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Proposed Site Plan Landscaping A site plan has been submitted which identifies a landscape a rea with street trees along Via Avenue for compliance with AMC section 9-4.125 (Landscape standards). Due to overhead powerlines along Via Avenue, large street trees are not feasible, and the applicant is proposing a smaller tree such as a crape myrtle. A midsize tree, such as Chinese Pistache, may be preferred by DRC rather than the crape myrtle to give more greenery along the frontage. Crape Myrtles can be mistaken for large shrubs and may not provide the same aesthetics as a tree. The existing dirt areas along the front property line and behind the parking area are proposed to be landscaped. A complete landscape and irrigation plan identifying drought tolerant shrubs and drip irrigation will be required prior to landscape installation. AMC Section 9-4.125 requires a minimum landscape coverage of 5% for Industrial zoned sites. New landscape Proposed landscape supply sales Staff recommends existing chain link be replaced with pipe rail where visible Existing wood fence New pipe rail fence New wood fence Staff recommends install phase 1 7 ITEM 2 OUTDOOR SALES AND STORAGE, 6501 VIA AVE. USE 18-0065 / HOLMES Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Based on the 2.6 acre lease area, the code requirement is approximately 5660 sq. ft. of landscape. The applicant is proposing approximately 1500 sq. ft. of new landscape and street trees at the front of the lot and adjacent to the parking area. A large oak tree is existing to the left of the existing building, and some existing trees next to the parking area also provide existing greenery on site. As identified in AMC section 9-4.125, Planning Commission may reduce or modify the landscaping requirements of the code if a finding can be made that existing vegetation, topography, or structural arrangement preclude the need for landscaping, or for professionally designed landscaping and preserving existing mature native trees. Due to the large acreage of the subject site and storage yard, the amount of landscape coverage required by the code would be excessive. Additional landscape areas within the storage yard would not add significant benefit to the appearance of the site. The proposed landscape areas at the front of the lot will have the most impact to enhance the property frontage and provide a clean appearance for the new business. Fencing and Screening The existing chain link fences and gates at the front property line to the left of the driveway and behind the building and parking areas are proposed to be removed. A new pipe fence is proposed along the property frontage, and a new 6 foot tall wood fence is proposed at the back of the parking lot to provide screening and security for the storage yard. An existing wood fence is located at the back of storage yard to separate the lease area from the unused portion of the lot to the back. New pipe fence along front property line and wood fence at back of parking lot 8 ITEM 2 OUTDOOR SALES AND STORAGE, 6501 VIA AVE. USE 18-0065 / HOLMES Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero The existing chain link fence with slats to the right of the Via Avenue driveway is proposed to remain along the front property line. Staff recommends that this existing fence be removed where it is visible from the right-of way, and replaced with either the wood fence or pipe fence. Existing chain link at front of property to right of driveway Staff recommends remove and replace with pipe rail or solid wood fence There is also an existing fence along the north property line near Atascadero Hay and Feed. The existing fence is made of mismatched pieces of metal. The applicant is proposing to replace this fence in Phase 2 as part of the landscape supply yard improvements. However, staff is recommending this fence be replaced along the side property line (area of use only) as part of the initial site improvements to meet appearance review standards. If it is delayed to Phase 2, there will not be a timing requirement where the City can require removal of the existing mismatched fence. Existing mismatched along Atascadero Hay and Feed side Proposed to be replace with wood fence. Staff recommends completion in Phase 1 Existing Building & parking lot There is an existing metal building on the property which will be utilized as an office. In Phase 1, the building would be a private contract construction services office for the applicant. During Phase 2, the office may be opened to the public and used as part of the landscape supply business. Building code standards will be required to be met for each occupancy type prior to using the building. 9 ITEM 2 OUTDOOR SALES AND STORAGE, 6501 VIA AVE. USE 18-0065 / HOLMES Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Staff has discussed paint colors with applicant, who is open to painting the structure. The building is currently a muted beige color, which is unobtrusive but very bland. A bolder earth toned color, such as a deep red/brown or dark green, would enhance the building instead of trying to make it disappear. Staff recommends that the applicant work with City staff to choose a paint color prior to painting the exterior. The existing parking area is located directly off Via Ave. The parking area has a deteriorated asphalt surface which is proposed to be patched and resealed and restriped to provide 5 on-site parking spaces. Storage Yard Construction equipment is proposed to be stored on site behind the new 6 foot wood fence and behind the existing building. New paved drive surfaces and gravel base are proposed to be installed in the storage area for vehicular access. In phase 2, the applicant would utilize this area for a landscape supply yard which would be open to the public. Existing building to be painted Potential color schemes: schemes:Existing building to be painted 10 ITEM 2 OUTDOOR SALES AND STORAGE, 6501 VIA AVE. USE 18-0065 / HOLMES Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero One cargo container is proposed to be located on the site behind the existing building. The storage container is mostly screened at this location, and is consistent with the storage uses on the rest of the site and the surrounding properties. Staff recommends that DRC approve the location for the cargo container. Proposed cargo container behind existing building DRC DISCUSSION ITEMS 1. Landscape, street trees, 5% minimum landscape coverage 2. Fences – design, location & installation timing 3. Screening for storage yard 4. Exterior paint color on existing building 5. Cargo container 6. General site appearance/performance standards Staff’s Recommended Conditions of Approval: In order to move the proposal through the CUP process quickly, City staff is recommending Conditions of Approval be included to address zoning code requirements, rather than sending the plans back to applicant with plan check comments for plan revisions. With the incorporation of the conditions listed below, the proposed uses meet zoning standards and appearance review standards for approval of the CUP by Planning Commission.  A landscape and irrigation plan shall be provided to show drought tolerant plants along project frontage and behind parking lot. Landscape shall be installed prior to occupancy.  New pipe rail and wood fences shall be installed along the front property line, at the back of the parking lot to screen the storage yard, and along the side p roperty line adjacent to Atascadero Hay and Feed. All chain link and barbed wire along 11 ITEM 2 OUTDOOR SALES AND STORAGE, 6501 VIA AVE. USE 18-0065 / HOLMES Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero the front property line (left and right sides of the driveway) and at the front of the storage yard shall be removed. New fencing shall be installed prior to occupancy.  The parking lot and driveway at the front of the site shall be patched and repaired or overlaid with new asphalt.  Exterior paint colors shall be reviewed and approved by City staff.  The applicant shall provide clearance from County Environmental Health to verify that the site has been cleared and any contamination from the previous wrecking yard has been mitigated.  Trash storage (dumpsters or cans) shall be provided in area that is screened from view.  Lighting shall comply with AMC standards for shielding in order to prevent glare.  The applicant shall work with the City Building Department to address any code compliance or occupancy requirements for use of the existing metal building. A building permit shall be obtained for the cargo container to verify anc horing of the structure.  Accessible parking and accessway shall be provided consistent with CBC standards.  Frontage improvements may be required along Via Ave. frontage based on building improvement valuations and as required by AMC 9-4.159 or 9-4.159.  Performance standards for outdoor storage shall be required to prohibit the storage of inoperative vehicles, RV storage or other long term storage, or storage of other items not directly associated with the contract construction business or the landscape supply yard.  A site inspection shall be conducted by City Planning and Building Departments one (1) year from issuance of the business license for the subject site in order to verify compliance with CUP conditions and performance standards. ATTACHMENTS: Attachment 1: Aerial Photo Attachment 2: Location and Zoning Map Attachment 3: Site Photos Attachment 4: Applicant’s Project Description Attachment 5: Proposed Plans – Site, Floor Plans, Elevations 12 ITEM 2 OUTDOOR SALES AND STORAGE, 6501 VIA AVE. USE 18-0065 / HOLMES Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 1: Aerial Photo Total subject site: 7.36 acres Area of storage use: 2.6 acres in CUP 13 ITEM 2 OUTDOOR SALES AND STORAGE, 6501 VIA AVE. USE 18-0065 / HOLMES Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 2: Location and Zoning Map Subject site: 6501 Via Avenue 14 ITEM 2 OUTDOOR SALES AND STORAGE, 6501 VIA AVE. USE 18-0065 / HOLMES Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 3: Site Photos Front driveway on Via Ave. Existing chain link to right of driveway 15 ITEM 2 OUTDOOR SALES AND STORAGE, 6501 VIA AVE. USE 18-0065 / HOLMES Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Existing parking area at front of lot Existing building and access to storage yard at back 16 ITEM 2 OUTDOOR SALES AND STORAGE, 6501 VIA AVE. USE 18-0065 / HOLMES Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Existing fence on north side property line near Atascadero Hay and Feed Back of lease area proposed for landscape supply sales. Wood fence existing ATTACHMENT 4: Applicant’s Project Description 17 ITEM 2 OUTDOOR SALES AND STORAGE, 6501 VIA AVE. USE 18-0065 / HOLMES Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 18 ITEM 2 OUTDOOR SALES AND STORAGE, 6501 VIA AVE. USE 18-0065 / HOLMES Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 5: Proposed Plans – Site, Floor Plans, Elevations 19 ITEM 2 OUTDOOR SALES AND STORAGE, 6501 VIA AVE. USE 18-0065 / HOLMES Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 20 ITEM 2 OUTDOOR SALES AND STORAGE, 6501 VIA AVE. USE 18-0065 / HOLMES Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 21 ITEM 3 Traffic Way Mixed use Development PLN 2018-1688 / Sacred Green, 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 Mixed Use Development MEETING DATE PROJECT PLANNER APPLICANT CONTACT PLN NO. 06/27/2018 Katie Banister Kathryn Kleinschmidt PLN 2018-1688 PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 5802 Traffic Way Downtown (D) Downtown Commercial (DC) 029-322-012 Approximately 0.4 acres RECOMMENDATION Staff Requests the Design Review Committee: 1. Review the proposed design for a mixed- use development on a vacant lot; 2. Make a recommendation to the Planning Commission regarding an exception to the parking requirements set forth in the Atascadero Municipal Code. PROJECT DESCRIPTION The applicant proposes two buildings on a vacant lot at 5802 Traffic Way. The front building includes 1,100 square feet of enclosed ground-floor commercial space, and a 1,080 square- foot, 2-bedroom, second-floor residence with a “green” roof. The rear building is a residential duplex with garages on the first floor and 2-bedroom units on the second and third floors. Unit 1 is 1,350 square feet in area and unit 2 is 1,538 square feet in area. The applicant is requesting a parking reduction of 2 spaces. 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: MND 2004-0012 Certified: April 7, 2004 ☐ Categorical Exemption ☐ No Project - § 15268 Ministerial Project 22 ITEM 3 Traffic Way Mixed-Use Development PLN 2018-1688 / Sacred Green, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero SPECIAL DEVELOPMENT PLAN STANDARDS ☒ Downtown Revitalization Plan ☐ Specific Plan ______________________________________________________ ☐ Planned Development Overlay____________________________________________ USE CLASSIFICATION ALLOWED OR CONDITIONALLY ALLOWED USE STRUCTURE 50-YEARS OLD OR GREATER JURISDICTIONAL CREEK Mixed-Use ☒ Allowed ☐ Conditional ☐ Yes ☒ No ☐ Atascadero ☐ Graves ☐ Paloma ☐ Boulder ☐ Other ☒ N/A ☐ Registered Building ☐ No historical significance EXISTING USES Vacant SURROUNDING ZONING DISTRICTS AND USES North: South: East: West: RMF-24 DC DC RMF-10 AVERAGE SLOPE VEGETATION Approximately 30% Annual grasses with pine and oak trees along east and west perimeter 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 Ratio (FAR) 41% (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) ☒Yes ☐No Height Standards (AMC 9-4.111) ☒Yes ☐No Parking Standards (AMC 9-4.114) ☐Yes ☒No A reduction of 2 parking spaces is requested Landscaping (AMC 9-4.124) ☒Yes ☐No Fencing Standards (AMC 9-4.128) ☐Yes ☒No Exception requested for the west side of the project 23 ITEM 3 Traffic Way Mixed-Use Development PLN 2018-1688 / Sacred Green, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero bordering the RMF-10 zoning district as to not block the view from properties above the proposed project. Grading Standards (AMC 9-4.138) ☒Yes ☐No Lighting Standards (AMC 9-4.137) ☒Yes ☐No Water Efficient Landscaping (AMC Title 8, Chapter 10 ) ☒Yes ☐No Use Classification Standards: “Eating and drinking place” and Multi-family dwelling ☒Yes ☐No Subdivision Design Standards ☒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 June 15, 2018 Front Elevation 24 ITEM 3 Traffic Way Mixed-Use Development PLN 2018-1688 / Sacred Green, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Aerial Map DISCUSSION: Project History A master plan of development was approved for the property in 2004. The plan was for three buildings, which stepped up the hill. The front building had vertical mixed uses, with a commercial space on the ground floor and apartments above. The middle and rear buildings had garages on first floors and apartments on second and third floors. The project completed a mitigated negative declaration in compliance with the California Environmental Quality Act (CEQA), but did not proceed to building permits. The entitlement expired in 2006. Project Description / Summary The subject site is approximately 0.4 acres in size; 70 feet wide and 280 feet deep. The applicant proposes a mixed-use project with two buildings. The front building has commercial space on the ground floor. The applicant envisions a restaurant in the 25 ITEM 3 Traffic Way Mixed-Use Development PLN 2018-1688 / Sacred Green, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero space, but does not have a confirmed tenant. The second story is a 2 -bedroom apartment. The rear building has garages and a mechanical room on the ground floor and two 2-bedroom apartments on the second and third floors Site Plan Staff has determined the proposed project is in substantial conformance with the mitigated negative declaration certified for the 2004 project. The current project is smaller than the 2004 project, so results in lesser environmental impacts, such as reduced grading and fewer expected vehicle trips. The design proposes green features including a straw-bale insulated south-facing wall, and green roofs on the front building and a carport located between the two main buildings. Site Section Analysis Design. The project is the first commercial space southbound travelers on Traffic Way will see as they enter the downtown. The design team envisions the building as an “urban-country” interface at the entry to this historic commercial zone. The proposed buildings are stucco with a copper-colored metal standing-seam roof. The colors and materials of the project are intended t o complement those of City Hall. The entire project is energy efficient. Traffic Way 26 ITEM 3 Traffic Way Mixed-Use Development PLN 2018-1688 / Sacred Green, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero No setback is permitted in the Downtown Commercial zoning district, “except for building insets designed to accommodate outdoor eating and seating areas ” (AMC 9- 3.347). The proposed front building has a concave curved front wall, but touches the front property line and has a small inset at the front door and a larger inset for the front patio. The front building is two stories tall. The front wall is constructed with straw bales, which allow for the curved shape. The ground floor includes a partially-protected front patio adjacent to the sidewalk, and a fully-enclosed courtyard behind the retail space. The applicant envisions a restaurant tenant in the 1,100 square feet of ind oor area. Staff recommends the space be designed to accommodate the ducting needed to ventilate a commercial kitchen to facilitate a future restaurant tenant. Preinstalling the necessary shafts in new construction is more cost-efficient than retrofitting a building with the necessary ducting. Lack of adequate ventilation has been a barrier for many new restaurants looking to locate in downtown Atascadero. The wall adjacent to the front patio includes multiple street -facing windows consistent with the Downtown Revitalization Plan, which encourages large “interesting windows”. Staff recommends windows be added to the sides of the storefront/restaurant doors to provide visual interest for pedestrians walking past and for customers sitting insid e to see the street. If the use of straw bale material prohibits such openings, staff recommends the doors be fully glazed to allow visual interaction between the restaurant and the street. The primary roof of the front building is proposed as a flat “green” roof, which is a roof designed to collect stormwater in a soil planting medium that supports grass or some other plant material. A small roof deck is also proposed serving the second floor residential unit. The roof is proposed to overhang into the public right of way and will function as an awning over the door. Awnings are encouraged by the Downtown Design Toolbox as a mechanism for drawing attention to a business and establishing its image before a customer enters the premises. The City Engineer will not allow required stormwater facilities to be within the right-of-way, but architectural features including roof overhangs can project over the sidewalk if high enough to allow free movement of pedestrians. Parking is fully screened by the front building and accessed by a driveway located to the north of the buildings. The rear building does not utilize straw bale construction, but is also given a stucco finish with colors and detailing to match the front building . The third floor of this building and its clerestory windows are visible in the front elevation. Residences in the rear building each have an attached garage on the ground floor . Units are accessed via individual stairwells. Each apartment is spread over the second an d third floors so that each has windows facing three directions, and access to the patios and decks that face the rear of the project. 27 ITEM 3 Traffic Way Mixed-Use Development PLN 2018-1688 / Sacred Green, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Multi-family Standards. The Zoning Ordinance requires laundry hookups, and 100 cubic feet of enclosed storage exclusive of closets for each multi -family unit. The project includes laundry hook-ups in each unit. Each unit in the rear building has a garage with storage space under the stairs. The residential unit in the front building will need to be furnished with a storage area. The floor plans indicate there may be space under the stairs to this unit to provide adequate storage. Parking. No parking is required for restaurants and retail uses in the Downtown Commercial zoning district. However, Atascadero Municipal Code Section 9-4.118 requires two parking spaces for each 2-bedroom multi-family dwelling, one of which must be covered. Guest parking is required at a ratio of 1 space for every 5 units. The applicant proposes three 2-bedroom units, with a subsequent parking requirement of 7 total spaces (6 resident parking spaces + 1 guest parking space), 3 of which must be covered. The proposed project provides 5 covered parking spaces. The rear building includes two garages. One is a deep, two-car garage with tandem spaces. The second is a one-car garage. Between the front and rear buildings is a carport for two cars. A parking reduction of two parking spaces is requested. Ground Floor Plan Tenants choosing to live in the downtown above a commercial business are often seeking a more urban experience than expected in a solely residential development. There is not an automatic expectation that allocated parking will be provided immediately adjacent to apartment spaces. Two-car carport Two-car garage (tandem parking) One-car garage 28 ITEM 3 Traffic Way Mixed-Use Development PLN 2018-1688 / Sacred Green, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero The City recently conducted a study of the available parking spaces in t he downtown. Staff counted 25 on-street parking spaces on Traffic Way between El Camino Real and Lewis Ave., and 13 on Lewis between Traffic Way and Entrada. In both private and public lots, there are 68 off -street spaces on Traffic Way. Residential uses primarily need parking in the evening into the morning when many businesses are closed. Staff recommends the project be approved with parking as shown. The Planning Commission has the authority to grant such an exception. The DRC may recommend to the Planning Commission whether such an exception is warranted. Fencing. Atascadero Municipal Code 9-4.128 requires a 6-foot high solid fence or wall between commercial and residential uses. The proposed project consists of residential and commercial uses on a property that abuts exclusively residential uses on both the northern and western sides (refer to Attachment 1: Zoning Map). Staff recommends a solid fence be provided on the northern property line to screen the existing apartment complex on Traffic Way from the proposed commercial space, but recommends no fence be required at the top of the lot (the western property line) in order to avoid blocking the view for uphill residences. The proposed use in the rearmost building, which will be the most visible building to the uphill lots, is entirely residential. The elevation difference between the two uses does not necessitate a fence at this property line. Landscaping. The Downtown Commercial zoning district is excluded from most landscaping requirements of the zoning ordinance. One exception is for street trees, which are required at a 30-foot interval. The applicant proposes two street trees consistent with this requirement. Approximately half of the lot is proposed to remain in a natural state. Formal landscaping is proposed adjacent to the front patio near the southern property line and lining the northern edge of the driveway near the garages. Native plants are proposed between the rear building and the southern property line. The applicant has proposed replacing some on -street parking with a bio-retention area that would collect on-site stormwater and some stormwater flow in the street. The City Engineer has determined the public right-of-way is not the appropriate location for required private stormwater infiltration. Garbage Collection. The applicant proposes locating the garbage collection area at the uphill termination of the driveway in closets under the stairs. The bins will be fully screened by doors. 29 ITEM 3 Traffic Way Mixed-Use Development PLN 2018-1688 / Sacred Green, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DRC DISCUSSION ITEMS: 1. Restaurant ducting shafts. 2. Storefront windows. 3. Parking space quantity reduction to 5 spaces (from 7). 4. Solid fence on northern property line, but not western property line. ATTACHMENTS: 1. Site Photos 2. Elevations 3. Conceptual Floor Plans 30 ITEM 3 Traffic Way Mixed-Use Development PLN 2018-1688 / Sacred Green, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 1: Site Photos PLN 2018-1688 / DRC 2018-0115 Front Elevation of Lot View Looking North at Apartments 31 ITEM 3 Traffic Way Mixed-Use Development PLN 2018-1688 / Sacred Green, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Street frontage towards El Camino Real 32 ITEM 3 Traffic Way Mixed-Use Development PLN 2018-1688 / Sacred Green, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 2: Elevations PLN 2018-1688 / DRC 2018-0115 33 ITEM 3 Traffic Way Mixed-Use Development PLN 2018-1688 / Sacred Green, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 34 ITEM 3 Traffic Way Mixed-Use Development PLN 2018-1688 / Sacred Green, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 3: Conceptual Floor Plans PLN 2018-1688 / DRC 2018-0115 First Floor Commercial Space Front Patio Straw Bale Wall Courtyard Tandem Two-Car Garage One-Car Garage Mechanical and Storage Garbage Collection Closets (Under Stairs) Two-Car Car Port 35 ITEM 3 Traffic Way Mixed-Use Development PLN 2018-1688 / Sacred Green, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Second Floor Green Roof over Car Port 36 ITEM 3 Traffic Way Mixed-Use Development PLN 2018-1688 / Sacred Green, LLC Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Third Floor Green Roof Roof Deck Front Property Line 37