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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, September 26, 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 AUGUST 15, 2018
City of Atascadero Design Review Committee Agenda Regular Meeting, Sept. 26, 2018
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DEVELOPMENT PROJECT REVIEW
2. HISTORIC COLONY HOUSE USE PERMIT DESIGN INTERPRETATION
3. 2ND DESIGN REVIEW OF OVERSIZED ACCESSORY STRUCTURE AT 3425 LA LUZ
Property Owner: Stephen Wagner
Applicant: Stephen Wagner
Project Title: PLN 2017-1658 / Permit Revision 18-0575
Project Location: 7735 El Camino Real, Atascadero, CA 93422
(San Luis Obispo County) APN 030-132-074
Project
Description:
The DRC is being asked to provide a determination on exterior windows for a histo ric
colony home remodel that was previously reviewed and approved by the Planning
Commission to allow for a mixed-use development.
Proposed
Environmental
Determination:
Section 15301 of the California Environmental Quality Act (CEQA): minor
alteration of an existing structure that will have no expansion of the existing use.
This exemption was applied to the original CUP for the mixed-use development.
City Staff: Kelly Gleason, Senior Planner, Phone: (805) 470-3446, Email:
kgleason@atascadero.org
Staff
Recommendation:
Staff recommends the Design Review Committee make a determination on revision
to window design.
Property Owner: Kenneth Klassen
Project Title: DEV 18-0071
Project Location: 3425 La Luz, Atascadero, CA 93422
(San Luis Obispo County) APN 049-073-016
Project
Description:
The project includes a Conditional Use Permit for an oversized accessory structure
to be used for personal storage. The applicant is proposing a 2,000 sf oversized
accessory structure located in the back of the property.
Proposed
Environmental
Determination:
CEQA Class 3 Categorical Exemption
City Staff: Mariah Gasch, Asst. Planner, Phone: (805) 470-3436, Email:
mgasch@atascadero.org
Staff
Recommendation:
Staff recommends the Design Review Committee:
1. Review the appearance of the proposed structure and make
recommendations to ensure compatibility with the single-family residential
neighborhood; and,
2. Make a recommendation to Planning Commission for consideration of the
CUP for a 2,000 square foot detached metal garage located in the
Residential Suburban zoning district.
City of Atascadero Design Review Committee Agenda Regular Meeting, Sept. 26, 2018
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4. 2ND DESIGN REVIEW OF 10630 W FRONT (INGLESIDE)
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Wednesday, October 10, 2018, at 2:00 p.m.
Agendas, Minutes and Staff Reports are available online at
www.atascadero.org under City Officials & Commissions,
Design Review Committee.
Property Owner: Shirley Barratt
Applicant: William Vaughn
Project Title: PLN 2008-1290 / AMND18-0091
Project Location: 10630 West Front Road, Atascadero, CA 93422
(San Luis Obispo County) APN 045-353-007
Project
Description:
The project is an amendment to Conditional Use Permit 2000-0004, which currently
allows a 7,696 sf, 15-room care facility for 16 residents. The amendment would allow
the expansion of the facility to include a total of 25 assisted-living bedrooms and 9
hospice-care bedrooms. The expansion would include 10,645 sf of additional care-
facility space and a 2,880 sf detached garage/workshop. At full capacity, the facility
could accommodate 50 assisted-living residents and 9 hospice-care patients. A total
of 32 parking spaces are proposed.
Proposed
Environmental
Determination:
The project is not exempt from the California Environmental Quality Act. Staff will
complete an initial study before the Planning Commission hears the project.
City Staff: Katie Banister, Assoc. Planner, Phone: (805) 470-3480, Email:
kbanister@atascadero.org
Staff
Recommendation:
Staff recommends the Design Review Committee:
1. Review the design and appearance of the proposed project; and
2. Make recommendations to the Planning Commission regarding the
neighborhood compatibility of a 59-resident care facility for the elderly in the
Residential Suburban zoning district
DRC Draft Minutes of 8/15/2018
Page 1 of 4
ITEM NUMBER:
1
DATE: 9-26-18
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Wednesday, August 15, 2018 – 2:00 P.M.
City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, CA
CALL TO ORDER – 2:00 p.m.
Chairperson Fonzi called the meeting to order at 2:00 p.m.
ROLL CALL
Present: Chairperson Roberta Fonzi
Committee Member Duane Anderson
Committee Member Jamie Jones
Absent: Committee Member Charles Bourbeau
Committee Member Mark Dariz
Staff Present: Community Development Director, Phil Dunsmore
Assistant Planner, Mariah Gasch
Planning Intern, Erick Gomez
Recording Secretary, Annette Manier
Others Present: Kenneth Klassen
Eric Gobler
Members of the Public
APPROVAL OF AGENDA
MOTION: By Committee Member Anderson and seconded
by Chairperson Fonzi to approve the Agenda.
There was Committee consensus to approve the
Agenda.
PUBLIC COMMENT
None
Chairperson Fonzi closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF DRAFT MINUTES OF JUNE 27, 2018
1
DRC Draft Minutes of 8/15/2018
Page 2 of 4
ITEM NUMBER:
1
DATE: 9-26-18
MOTION: By Committee Member Anderson and seconded
by Committee Member Jones to approve the
Consent Calendar.
There was Committee consensus to approve the
Consent Calendar.
DEVELOPMENT PROJECT REVIEW
2. DESIGN REVIEW OF OVERSIZED ACCESSORY STRUCTURE AT 3425 LA
LUZ
Assistant Planner Gasch presented the staff report and announced that the staff report
says the height is 16 ft., but the owner has agreed to reduce the height to 14 ft. at the
eaves. The applicant has indicated that this structure will be used for personal use, not a
commercial use, and there will be no sales to the public and no lift inside the structure.
Staff is recommending adding a Condition of Approval to plant landscaping around the
structure for screening.
Eric Gobler, owner’s representative, stated that an Arborist Report recently obtained
(Exhibit A) states that the three (3) trees slated for removal are because of their poor
condition. In doing so, they can move the structure farther away from property lines and
reduce the amount of grading. Applicant Klassen announced that this structure will be for
a personal car collection, and it’s not going to be a restoration shop, and the structure will
need electricity and fire sprinklers.
A letter was received from Peggy Walker (Exhibit B) and was distributed to the Committee.
Owner/Applicant: Kenneth Klassen
Project Title: DEV 18-0071
Project Location: 3425 La Luz, Atascadero, CA 93422
(San Luis Obispo County) APN 049-073-016
Project
Description:
The project includes a Conditional Use Permit for an oversized accessory
structure to be used for personal storage. The applicant is proposing a 3,000
sf detached metal garage located in the back of the property.
Proposed
Environmental
Determination:
To be determined prior to Planning Commission Hearing.
City Staff: Mariah Gasch, Asst. Planner, Phone: (805) 470-3436, Email:
mgasch@atascadero.org
Staff
Recommendation:
Staff recommends the Design Review Committee:
1. Review the appearance of the proposed structure and make
recommendation to ensure compatibility with the single-family
residential neighborhood; and,
2. Make a recommendation to Planning Commission for consideration of
the CUP for a 3,000 sf detached metal garage located in the
Residential Suburban zoning district.
2
DRC Draft Minutes of 8/15/2018
Page 3 of 4
ITEM NUMBER:
1
DATE: 9-26-18
.
PUBLIC COMMENT
The following members of the public spoke during public comment: Karen Pierson, Tom
Shaw, Linda Shaw, Gregory Clayton (who distributed photos, Exhibit C), Peggy Walker,
and Kathy Dobie.
Chairperson Fonzi closed the Public Comment period.
Applicant Klassen stated that although he has heard concerns, he would like to mitigate
the concerns, and does not want to abandon the project.
Community Development Director Dunsmore stated that these issues will need to be
resolved prior to the project moving on to Planning Commission. Major concerns are
size, appearance (looks like a commercial building), incorporate features into the
building, and drainage.
The Committee made the following recommendations (in red):
1. Architectural design, scale, and size of structure including neighborhood
compatibility
The Committee was not in support of the size of the building. The building looks
like a commercial structure, and is not compatible with the neighborhood. The
Committee suggested looking at features that could be incorporated into the
structure to make the appearance more compatible.
2. Possible pole / flag test to observe size and height of structure from off-
site
The Committee will review this at a later date when new plans are submitted.
3. Landscape screening
The Committee agrees with providing landscape screening; however, this topic
will be reviewed again when new plans are submitted.
4. Setbacks to adjacent properties
The Committee will revisit setbacks when new plans are submitted.
5. Grading and driveway improvements
The Committee recommends the applicant further investigate drainage and how
it may affect neighboring properties.
6. Native tree removals
The Committee was not concerned as much with the 3 trees in decline, but
suggested looking into siding to protect the heritage tree that is behind the
building.
7. Utility line location to minimize tree impacts
The Committee would like utilities realigned to avoid the dripline.
The Committee continued the item to a date uncertain to allow the applicant to consider
the public testimony and decide whether to make design changes to the building or
abandon the project.
3
DRC Draft Minutes of 8/15/2018
Page 4 of 4
ITEM NUMBER:
1
DATE: 9-26-18
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Dunsmore stated that the next meeting is scheduled for September 12, 2018,
however, there are currently no items scheduled for that meeting so it may be
cancelled.
ADJOURNMENT– 2:50 p.m.
The next regular meeting of the DRC is scheduled for September 12, 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 – Arborist Report
Exhibit B - Letter from Peggy Walker
Exhibit C – Photos from Gregory Clayton
4
ITEM 2
Colony Home Permit Revision
PLN 2017-1658 / Wagner
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
Colony Home Remodel Permit Revision
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
9/26/2018 Kelly Gleason Stephen Wagner PLN 2017-1658
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION ZONING DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
7735 El Camino
Real
General
Commercial
(CR)
Commercial
Professional (CP) 030-132-024 9,148 sf
RECOMMENDATION
Staff Requests the Design Review Committee:
1. Make a determination on Use Permit consistency for a building permit request to modify
the window design for a remodel of a historic colony home.
PROJECT DESCRIPTION
The applicant is requesting modifications to the window design for a historic colony house
remodel. The project was previously reviewed by the Planning Commission for approval of a
mixed-use development. The applicant is in the middle of the construction process to complete
the conversion of the top floor to a residence and upgrade the building to meet current codes.
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:
☒ Categorical
Exemption completed
for the previous
approval
☐ No Project - § 15268
Ministerial Project
5
ITEM 2
Colony House Permit Revision
PLN 2017-1658 / Wagner
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
Current building permit to convert the upper floor into a residential unit and maintain the ground
floor as office
SURROUNDING ZONING DISTRICTS AND USES
North: South: East: West:
Commercial
Professional (CP)
Commercial
Professional (CP)
Residential Multi-
Family (RMF-10)
Commercial Retail
(CR)
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
6
ITEM 2
Colony House Permit Revision
PLN 2017-1658 / Wagner
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
The Planning Commission reviewed and approved a mixed -use development on the
site. The existing historic colony home required foundation upgrades and the upper floor
was approved to be converted into a residential unit. As part of the permit, the applicant
was required to make modifications to the roof to provide an egress compliant window
at the upper floor bedroom.
Planning Commission approval included a condition to retain the historic character of
the building and, in particular, adopted a condition requiring the windows to be
architectural grade and double hung style.
“All window replacements shall be “double hung” wood or wood clad windows of
architectural grade, specified on all building plans. Vinyl double hung windows shall not be
utilized. Submitted building plans must include a detail sheet calling out window details.”
There were some discussions with planning staff prior to the Planning Commission
meeting about flexibility regarding the window material; however, the condition language
was not discussed at the hearing and no changes were made. To honor this prior
agreement, staff did allow the applicant to install high quality vinyl windows that were
compatible with the historic style of the building. The approved permit showed windows
designs that complied with the project conditions.
During the remodel, the applicant widened the front window framing and installed a
larger, white vinyl framed window with a fixed pane above and slider below. The
applicant was advised by the building inspector that a revision needed to be submitted
for building and planning review to approve the as-built changes. In light of the
conditions of approval for the project, staff scheduled the request for DRC review.
Staff is requesting that the Design Review Committee make a consistency
determination regarding the proposed window style.
ATTACHMENTS:
1. Site Photos
2. Elevations
7
ITEM 2
Colony House Permit Revision
PLN 2017-1658 / Wagner
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Site Photos
PLN 2017-1658 / Permit Revision 18-0575
Pre-Construction Photos
8
ITEM 2
Colony House Permit Revision
PLN 2017-1658 / Wagner
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Photos of existing condition
Windows
requiring DRC
determination
Approximate
height of railing
9
ITEM 2
Colony House Permit Revision
PLN 2017-1658 / Wagner
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Approved Elevations
PLN 2017-1658 / Permit Revision 18-0575
10
ITEM 3
3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Atascadero Design Review Committee
Staff Report – Community Development Department
Oversized Accessory Structure at 3425 La Luz
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
9/26/18 Mariah Gasch
Assistant Planner
Kenneth Klassen DEV 18-0071
RECOMMENDATION
Staff recommends the Design Review Committee:
1. Review the appearance of the proposed structure and make recommendations to
ensure compatibility with the single-family residential neighborhood; and,
2. Make a recommendation to Planning Commission for consideration of the CUP for a
2,000 square foot detached metal garage located in the Residential Suburban zoning
district.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
3425 La Luz Road Suburban Estate Residential
Suburban
049-073-016 0.98 acres
PROJECT DESCRIPTION
The proposed project consists of a Conditional Use Permit for an oversized accessory structure
to be used for the owner’s personal vehicles. The applicant is proposing a 2,000 square f oot
detached metal garage located in the back of the property with a maximum height of twenty
feet.
ENVIRONMENTAL DETERMINATION
The City of Atascadero’s environmental review process incorporates the requirements in implementing
the California Environmental Quality Act. Persons, agencies, or organizations interested in obtaining
more information regarding the environmental should contact the Community Development Department.
☐ EIR / MND / ND /
Statutory Exemption
to be circulated
☐ Prior CEQA Review
CEQA # ____________
Certified: _________
☒ Cat. Exemption
Class 3
CEQA Guidelines § 153XX
☐ No Project - § 15268
Ministerial Project
SPECIAL DEVELOPMENT PLAN STAND ARDS
11
ITEM 3
3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
☐ N/A
☐ Specific Plan ______________________________________________________
☐ Planned Development Overlay____________________________________________
USE
CLASSIFICATION
ALLOWED OR
CONDITIONALLY
ALLOWED USE
STRUCTURE 50-YEARS OLD
OR GREATER
JURISDICTIONAL
CREEK
Residential Accessory
Use
☐ Allowed
☒ Conditional
☒ No ☐ Atascadero
☐ Graves
☐ Paloma
☐ Boulder
☐ Other
☒ N/A
☐ Colony Home / Commercial
☐ Registered Building
☐ Yes, but deemed not
historical significance
EXISTING USES
The parcel has an existing 1650 sq. ft. single-family residence. The project site is located behind
the residence and is currently a vacant portion of the lot including sparse vegetation and native
trees. The site includes an existing driveway that circles around the residence which allows
access to a covered parking structure behind the residence. The existing driveway will be
extended to add access to the proposed structure.
SURROUNDING ZONING DISTRICTS AND USES
North: Residential Suburban; Single-family residences on Del Rio Road
South: Residential Suburban; Single-family residences on Arena Road
East: Residential Suburban; Single-family residences
West: Residential Suburban; Single-family residences
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
Grading Standards (AMC 9-4.138-145) ☒Yes ☐No
12
ITEM 3
3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Lighting Standards (AMC 9-4.137)
☒Yes ☐No
Water Efficient Landscaping(AMC Title 8,
Chapter 10 ) ☒Yes ☐No
Use Classification Standards:
Residential Accessory Structure
☐Yes ☐No DRC to consider compatibility of
use per definition and standards
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
DISCUSSION:
Project History
This project was brought before the DRC on August 15, 2018. Neighbors attended this
meeting and expressed concerns about the scale of the structure. The Committee
determined that the applicant should revise plans and consider the following:
Architectural design, scale, and size of the structure;
Setbacks from nearby property lines;
Vegetation to screen the structure;
Moving the structure to increase setback sizes from neighboring residents;
Protecting the large tree to the north of the structure;
Plan for drainage on the site.
Project Description / Summary
The applicant has reduced the size of the proposed structure from 3,000 square feet to
2,000 square feet and has reduced the height from 16 feet to 14 feet at the eaves.
Additionally, the setback has been increased from adjacent property lines. The
detached metal garage would be forty (40) feet by fifty (50) feet. The proposed height of
the structure includes fourteen (14) feet at the eaves and twenty (2 0) feet at the peak of
the roofline. The applicant is proposing the garage for storage of their personal car
collection and has agreed that the space will not be leased for storage of commercial
vehicles. The existing driveway is currently eleven (11) feet wide and is proposed to be
widened to twelve (12) feet by adding a Class 2 Base gravel shoulder. An existing
covered parking structure is located on the parcel. Staff could not locate permits for this
structure and a condition will be added to the CUP that this structure be removed or
permitted before finalization of building permits.
13
ITEM 3
3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Analysis
Oversized accessory structures, including garages which exceed 50% of the size of the
main residence, are conditionally allowed in single -family zoning districts. Since the
existing residence on the site is 1,650 square feet, the new structure exceeds the 50%
requirement and therefore would require a Planning Commission use permit. Design
review is required to ensure compatibility with the single-family neighborhood. 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. Architectural Design and Scale
The applicant is proposing a detached garage with a total square footage of
2,000 square feet and a maximum height of twen ty (20) feet. The structure was
previously proposed to sit on a 5.5-foot stem wall. This has been reduced to a
three-foot stem wall. Atascadero Municipal Code 9-6.106 limits the gross floor
area of a detached accessory structure to less than fifty percent (50%) of the
gross floor area of the principal structure. Since the existing residence is 1,650
square feet, the maximum size of an accessory structure is limited to 825 square
feet without a use permit. The structure is set far back off of La Luz Road on a
downward slope, keeping it almost entirely hidden from La Luz Road. The size
and height of the proposed structure would make it visible from Del Rio Road
when looking between the houses behind the subject parcel.
The proposal is being presented to DRC f or consideration of the revised scale
and character of the structure since the applicant is trying to accommodate his
storage needs while responding to neighborhood concerns. The structure is
proposed to be painted a medium green color, which will blend with the
surrounding trees. The applicant is also proposing cream colored trim, white
doors and a dark grey roof. The applicant has provided a vegetation plan for the
site. The plan includes planting seven (7) additional native oak trees around the
proposed garage. Three (3) of these trees would be located on the graded slope
in front of the structure and four (4) trees would screen the structure from Del Rio
Road. The graded slope in front of the structure will also need to be revegetated
with drought tolerant plants prior to final. If the DRC has concerns regarding the
visibility of the building, a new flag test may be completed to test the visibility of
the project from surrounding neighborhoods. The applicant could install
temporary indicators to show the height and corners of the building with poles
and flags.
2. Setbacks
The applicant increased the side setback from ten (10) feet to twenty (20) feet
from the neighboring property to the east. The proposed setback exceeds the
City’s requirement set in Atascadero Municipal Code 9-4.107 as five feet
minimum from side property lines. The two properties are currently separated by
14
ITEM 3
3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
a chain link fence, making the proposed structure visible from the neighboring
back yard.
The DRC should consider if this modified setback is adequate given the size of
the structure proposed near neighboring single-family residences. The minimum
side setback on the eastern side of the property could be further increased
through the CUP requirements if there are neighborhood concerns.
3. Native Trees
The subject site has dense native tree coverage over most of the parcel. The
applicant is proposing to remove three (3) native Live Oak trees for construction
of the proposed garage. All of the trees onsite were given a rating from zero to
ten by the arborist. The arborist’s tree rating system rates trees categorized as
zero as deceased and ten as a tree in perfect health. The trees proposed for
removal were given a rating of one. Trees with a rating of one indicate that the
tree has “evidence of massive past failures, extreme disease and is in severe
decline.” The applicant is proposing to plant seven (7) new oak trees onsite
surrounding the proposed garage.
An 18-inch stump also remains in the proposed building footprint after a tree was
removed recently. According to the arborist’s report, the proposed project
impacts a total of twenty-seven (27) native oak trees. Twenty-five (25) of these
are live oak trees and two (2) are valley oak trees.
There is a large Coast Live Oak with a 52 -inch diameter trunk located
approximately twenty-five (25) feet from the proposed structure. The applicant is
proposing a four-inch drain pipe leading from the extended driveway to the
depressed landscaping and infiltration area. The proposed drain pipe has been
positioned away from the tree but will run under the outer edge of the dripline of
this large oak..
Staff believes that the tree removals are justified. If the DRC would like additional
trees to be planted to mitigate or reduce visibility, a condition can be added to the
CUP for additional planting. Staff also believes that the applicant has addressed
concerns about the protection of this large oak tree. The DRC can adjust the
drain further away from the dripline if there are still concerns.
4. Utilities
The applicant is proposing to run the water and electricity lines from the existing
residence to the proposed garage. The utilities run under the dripline of a large,
three prong Live Oak with 36”, 28” and 18” trunks.
The applicant is relocating this utility line closer to the western property line and
further from the tree, reducing potential impacts to the tree’s root system.
15
ITEM 3
3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Staff believes that the applicant has addressed the concern of protecting this
tree.
5. Drainage
The applicant is proposing one four-inch drain pipe that would drain water from
the proposed driveway extension to a depressed landscaping and infiltration
area. This drainage area is located on the north eastern section of the site.
Grading for drainage to this area is also being proposed on the north eastern
section of the site. This grading also allows for drainage to the depressed
landscaping and infiltration area.
Staff believes that the applicant has addressed drainage onsite.
ATTACHMENTS:
Attachment 1: Aerial Photo
Attachment 2: Updated Proposed Site Plan
Attachment 3: Updated Proposed Elevations
Attachment 4: Updated Proposed Renderings
Attachment 5: Vegetation Plan
Attachment 6: Applicant Statement
Attachment 7: Site Photos
Attachment 8: Arborist Report
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3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: Aerial Photo
DEV18-0071
Proposed metal garage
Existing residence
Existing carport
(conditioned to be
removed or
permitted)
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ITEM 3
3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: Site Plan
DEV18-0071
Depressed
drainage and
infiltration
20’
Proposed
garage 2,000
square feet
Proposed
retaining wall
to match final
topography
(30” Max ht.)
Proposed
Class 2 Base
shoulder
Proposed
retaining wall
stepped to
match
topography
(±18” Max ht.)
Proposed tree
removals
Proposed
utilities to
extend from
residence
Existing
residence
1,650 square
feet
4” drain pipe
to basin
Proposed
vegetation
Proposed
vegetation
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3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 3: Elevations
DEV18-0071
Front Elevation
Side elevation
Aerial
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3425 La Luz Oversized Accessory Structure
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 4: Updated Proposed Renderings
DEV18-0071
Proposed garage
Front View
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3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Back View
Left View
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3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Right View
View looking to the north
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3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 5: Vegetation Plan
DEV18-0071
Proposed
oak trees
Proposed
oak trees
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DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 6: Applicant Statement
DEV18-0071
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3425 La Luz Oversized Accessory Structure
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 7: Site Photos
DEV18-0071
Project site viewed from edge of driveway looking north
Project site viewed from edge of driveway looking northwest
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3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
3 x 30” Live Oak proposed for removal
2 x 28” Live Oak proposed for removal
26
ITEM 3
3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
32” Live Oak proposed for removal
3 prong 36”, 28” and 18” Live Oak near utilities from residence
27
ITEM 3
3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
View of site from La Luz Road
Current 11-foot wide driveway
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ITEM 3
3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
View of site from Del Rio Road
Project Area
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3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 8: Arborist Report
DEV18-0071
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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ITEM 3
3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
39
ITEM 3
3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
40
ITEM 3
3425 La Luz Oversized Accessory Structure
DEV18-0071 / Klassen
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
41
ITEM 4
Amendment to the Master Plan of Development
for Ingleside Assisted Living
PLN 2008-1290 / Vaughn
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 |
Atascadero Design Review Committee
Staff Report – Community Development Department
Amendment to Conditional Use Permit 2000-0004
Expansion of Ingleside Assisted Living
(PLN 2008-1290 / AMND18-0091)
MEETING
DATE PROJECT PLANNER APPLICANT APPLICATION
9/26/2018 Katie Banister,
Associate Planner
William Vaughn,
Ingleside Assisted Living
PLN 2008-1290
AMND18-0091
RECOMMENDATION
Staff Recommends the Design Review Committee:
1. Review the design and appearance of the proposed expansion of Ingleside Assisted Living; and
2. Make recommendations to the Planning Commission regarding the ne ighborhood compatibility of
a 59-resident care facility for the elderly in the Residential Suburban zoning district.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESSOR
PARCEL
NUMBER(S)
SITE
AREA
10630 West Front Road RE RS 045-353-007 2.56 acres
PROJECT DESCRIPTION
Ingleside Assisted Living is an existing 15-room, 16-resident residential care facility for the elderly
(RCFE). The applicant proposes expanding the facility to include a total of 25 assisted-living bedrooms
and 9 hospice-care rooms for a maximum of 59 residents. In addition, a detached garage/workshop is
proposed. Eight native trees are proposed for removal.
ENVIRONMENTAL DETERMINATION
The City of Atascadero’s environmental review process incorporates the requirements of 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.
☒ EIR / MND / ND /
Statutory Exemption
to be circulated
☐ Prior CEQA Review
CEQA # ____________
Certified: _________
☐ Categorical Exemption
☐ No Project - § 15268
Ministerial Project
42
ITEM 4
Ingleside Assisted Living
PLN 2008-1290 / Vaughn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
SPECIAL DEVELOPMENT PLAN STANDARDS
☒ Master Plan of Development
☐ Specific Plan ______________________________________________________
☐ Planned Development Overlay____________________________________________
USE
CLASSIFICATION
ALLOWED OR
CONDITIONALLY
ALLOWED USE
STRUCTURE 50-YEARS OLD
OR GREATER
JURISDICTIONAL
CREEK
Residential Care Facility
for the Elderly (RCFE) 7
Clients or More
☐ Allowed
☒ Conditionally
Allowed
☒ No ☐ Atascadero
☐ Graves
☐ Paloma
☐ Boulder
☐ Other
☒ N/A
☐ Colony Home / Commercial
☐ Registered Building
☐ Yes, but deemed not
historically significance
EXISTING USES
Ingleside Assisted Living, a Residential Care Facility for the Elderly with a capacity of 16 clients.
SURROUNDING ZONING DISTRICTS AND USES
North South East West
RS
RSF-Y RS HWY 101 RS
AVERAGE SLOPE VEGETATION
Approximately 5-10% Landscaped areas mixed with natural areas of annual grasses
ZONING ORDINANCE / MUNICIPAL CODE STANDARDS / CITY POLICIES
City Standards Meets Requirements Exception Requested
Setback standards (AMC 9-4.103-.110) ☐Yes ☒No
Approvals for the parcel map
creating the lot include a 100-
foot building setback from the
Highway 101 right-of-way.
Height Standards (AMC 9-4.112-113) ☒Yes ☐No
Parking Standards (AMC 9-4.114-121) ☒Yes ☐No
Landscaping (AMC 9-4.124-127) ☒Yes ☐No
Fencing Standards (AMC 9-4.128) ☐Yes ☒No Screening between residential
and non-residential uses.
Grading Standards (AMC 9-4.138-145) ☒Yes ☐No
Lighting Standards (AMC 9-4.137) ☒Yes ☐No
Water Efficient Landscaping(AMC Title 8,
Chapter 10 ) ☒Yes ☐No
Use Classification Standards:
Residential care facilities: AMC 9-6.135 ☒Yes ☐No
ADVISORY BODIES / OUTSIDE AGENCIES THAT REQUIRE REVIEW OF PROPOSED PROJECT:
43
ITEM 4
Ingleside Assisted Living
PLN 2008-1290 / Vaughn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
☐ Native American Tribes
☐ Atascadero Mutual Water Company (AMWC)
☐ Caltrans District 5
☐ Regional Water Quality Control Board (RWQCB)
☐ Dept. of Fish & Wildlife (DFW)
☐ SLO Air Pollution Control (APCD)
☐ SLO County
☐ _____________________________
☐ _____________________________
☐ _____________________________
APPROVAL PROCESS
☒ DRC ☐ AUP ☒ PC ☐ CC
DATE APPLICATION DEEMED COMPLETE
N/A
DISCUSSION:
A Conditional Use Permit (CUP) was approved by the Planning Commission in
November of 2000 for the Assisted Living Facility. The use permit authorized a 6,480
square-foot, 15-bed residential care facility; however the previous owner constructed a
7,652 square foot facility with a different design. In 2008, the use permit was amended
to recognize the discrepancy in the building size and design. In 2012, the Planning
Commission approved an amendment to the use permit to allow an increase to the
number of client beds to 16. Building and encroachment permits were issued in
January of 2017 to attach the facility to the public sewer; previously waste was treated
by an on-site septic disposal system (septic tank and leach field).
The applicant brought the project to the DRC in the fall of 2017 to evaluate a proposed
metal building. The DRC made comments on the appearance of the building and
expressed concerns regarding zoning and neighborhood compatibility for expanding the
project further. The current proposal is a master plan of development to expand the
facility to accommodate additional clients as described in the phases below:
Phase 1
1. Construct detached garage/workshop;
2. Construct a paved driveway with 19 additional parking spaces;
3. Provide a curb along the shared driveway between West Front and the guest
parking lot to discourage parking; and
4. Expand services to a maximum of 30 clients within 15 existing rooms.
Phase 2
1. Construct a 10-bedroom expansion to the existing facility for 20 additional clients;
2. Construct a new front parking area for 13 cars;
3. Complete the curb along the shared driveway;
4. Construct a detached covered patio behind the existing building; and
5. Relocate the existing gazebo to the front of the building.
Phase 3
1. Construct a 9-bedroom hospice-care building for 9 additional clients.
44
ITEM 4
Ingleside Assisted Living
PLN 2008-1290 / Vaughn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
PROJECT AERIAL MAP
45
ITEM 4
Ingleside Assisted Living
PLN 2008-1290 / Vaughn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DRC DISCUSSION ITEMS:
1. Phase 1 - Double Occupancy Rooms and Detached Garage
2,880 square feet (80ft by 36ft)
Same colors and materials as the care facility: fiber cement siding (Hardie
board) and concrete tile roof
Parking and storage only
Laundry facility in Phase 2 expansion of the care facility
Landscape screening of live oak trees and sugar bush shrubs between the
garage and house at 10620 West Front (about 250 feet away)
Freeway-Facing Elevation of the Proposed Garage
2. Facility Expansion (Phase 2)
6,709 square-foot addition to the existing building
Same architectural colors and materials on the exterior of the building
10 bedrooms (20 clients)
Nurses’ station
Activity room
Laundry facility
Detached 375 square-foot 11-foot tall covered patio in back yard area
New un-fenced front parking lot
Total capacity of 50 residents in 25 rooms
Staff recommends the DRC review:
The appropriate setback of the expansion from the access easement.
AMC 9-4.107 requires a 5-foot building setback from access easements.
Staff recommends the buildings be set back 25 feet from the property lines
along the shared driveway, as is typically required as a front setback in a
residential zoning district. The proposed site plan provides a 25 -foot
setback from the shared driveway.
The proposed roofline of the expanded building. The existing building has
a false second-floor tower with a hip roof that is capped by a flat ridge as
46
ITEM 4
Ingleside Assisted Living
PLN 2008-1290 / Vaughn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
viewed in the front elevation. The proposed expansion has a similar tower
feature that instead climbs to a single point.
The egress doors in the building expansion are hinged doors while the
existing building has sliding-glass doors in each bedroom. Elevation
drawings show either a solid paneled door or doors with divided panes of
glass. Doors with a single pane of glass might look more consistent with
the existing building appearance. As shown in the proposed elevations,
new windows should be of the same material as in the existing building .
Bigger windows should be the same height as existing windows installed
at the same elevation.
Phase 2 West Elevation – Facing Shared Driveway
3. Hospice Building (Phase 3)
Detached 3,936 square-foot building
9-bedrooms for hospice-care (9 clients)
Total capacity of 59 residents in 34 rooms
Consistent architectural style, materials and colors as the exp anded
assisted living facility
Staff recommends the DRC review:
The roofline includes a tower similar to the existing facility. The tower
rises to a ridge visible from the front parking lot (south eleva tion).
The roofline includes a section of Hardie board siding, which is visible
from both the freeway and the shared driveway. T he wall appears to
screen rooftop mechanical equipment similar to a fence currently used to
screen rooftop equipment. The current screening has a makeshift
appearance (see photo below). Staff recommends the Hardie Board
siding either be replaced with a sloped roof with concrete tiles or the tower
feature be expanded to screen the mechanical equipment for a cleaner,
more residential appearance. Another alternative might be to place
mechanical equipment at ground surface with adequate landscape
screening.
47
ITEM 4
Ingleside Assisted Living
PLN 2008-1290 / Vaughn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Current Rooftop Mechanical-Equipment Screening
Hospice Elevation with Hardie Board Screening
4. Parking
Atascadero Municipal Code 9-6.134 requires one parking space for each 4 beds
in skilled nursing and residential care facilities. Currently, 10 onsite parking
spaces are located in a fenced lot. Care-facility parking is spilling out into an
unimproved lot in the future location of the proposed hospice building and onto
the shared driveway. An analysis of the required and proposed parking spaces
is in the table below.
48
ITEM 4
Ingleside Assisted Living
PLN 2008-1290 / Vaughn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Parking Analysis
Phase Total Beds Parking
Requirement
Parking
Proposed Total Parking
Existing 16 4 10
Phase 1 30 8 + 19 29
Phase 2 50 13 + 3 32
Phase 3 59 15 32
View from Shared Driveway toward Makeshift Parking Areas
Previous project approvals limited the number of on-site parking spaces to
10 in order to reduce the commercial appearance of the facility.
Phase 1 parking spaces are located away from the residential
neighborhood, between the proposed structures and Highway 101.
The Phase 2 parking lot is adjacent to the shared driveway with 13 spaces
in a landscaped area. Staff recommends the project be conditioned to
prevent fencing this parking lot.
Phase 1 will also include a curb along the shared driveway between
Highway 101 and the existing fenced parking lot to deter guests from
parking on the shared driveway. Restricting parking on the driveway will
reduce the impact of parking on the neighborhood.
Staff recommends the DRC review:
Whether the Phase 2 parking lot should be allowed immediately adjacent
to the shared driveway. AMC 9-4.116 restricts the use of the front setback
for parking.
Staff suggests a review of the parking situation following occupancy of
Phase 2, prior to issuance of permits for Phase 3.
49
ITEM 4
Ingleside Assisted Living
PLN 2008-1290 / Vaughn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
5. Landscaping and Native Tree Removals
The applicant received comments from the DRC in 2017 requesting additional
landscaping especially adjacent to the new parking area. The revised plan
addresses the comments with extensive new tree coverage and landscaping
along the perimeter of all parking and property lines.
Staff recommends the DRC review:
Landscaping Phasing. The construction of the buildings will be phased,
therefore interim plans for undeveloped areas should be provided . Which
portion of the landscaping should be installed with each phase?
Staff recommends the trash enclosure be required with Phase 1
improvements, and be constructed with colors and materials that are
compatible with the buildings.
The landscape plan includes very small trees (crepe myrtle trees) in the
Phase 2 parking lot. AMC 9-4.119 requires shade trees in parking areas
at an approximately 30-foot interval. Crepe myrtle trees are generally
considered a large shrub. Staff recommends a larger ornamental tree
such as Chitalpa or strawberry tree (Arbutus Unedo).
Conditions of approval for the 2008 amendment included a requirement to
plant 20 native trees. Eight of the nine native trees observed on the
property by the project arborist are proposed for removal. The proposed
landscape plan includes more than 30 oak trees, which staff considers
adequate for the project.
6. Fencing
Atascadero Municipal Code 9-4.128 requires 6-foot tall fencing or similar
screening between commercial and residential uses. Currently, the fencing
between the care facility and adjacent residences is transparent, ag-type and
metal fencing. At the September 2017 DRC meeting, the neighbors expressed a
concern for tall fencing at the rear property line, which would block the view of
the area. The DRC recommended a sp lit rail fence with landscape screening as
an alternative. The applicant now proposes these screening mechanisms , which
staff considers adequate.
7. Signage
The 2008 CUP amendment limited on-site commercial signage to one 20 square-
foot wall sign, and one 20 square-foot, 6-foot tall monument sign. No freeway
oriented signs were permitted. Atascadero Municipal Code 9-15.009 requires the
approval of a use permit for all freeway oriented signage. For single tenant
buildings less than 10,000 square feet in size, freeway oriented wall signs are
limited to 40 square feet in area with maximum letter height of 14 inches. For
buildings greater than 10,000 square feet in size, 60 square feet of signage may
be approved. The applicant proposes a freeway oriented s ign on the building
expansion proposed for Phase 2. The sign would be 55 square feet in size with
50
ITEM 4
Ingleside Assisted Living
PLN 2008-1290 / Vaughn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
18-inch tall letters. The sign would not be visible within the surrounding
neighborhood.
While, freeway oriented signage is not typically permitted in the residential zones,
staff recommends the DRC endorse the freeway oriented sign as it is not visible
from the neighborhood and is proportional to the size of the building.
8. Neighborhood Compatibility
In order to approve this amendment to the conditional use permit for the project,
the Planning Commission must find the proposed expansion is compatible with
the neighborhood, which is in a low-density single-family residential zoning
district. The site is accessed from a driveway shared with 3 other single-family
residential properties. It is located immediately adjacent to an on -ramp for
Highway 101.
In 2017, the Design Review Committee was generally comfortable with an
expansion of the facility to 30 beds, but expressed concerns over further
expansion. The current proposal is for 59 beds at build-out. AMC 9-3.252
provides the allowed density for medical extended care services in the multi -
family zones. In the high-density multi-family zone, up to 55 beds per acre are
permitted. In the low-density multi-family zone, up to 34 beds per acre are
permitted. No maximum density is prescribed for the RS zoning district. The
project would have a density of 21 beds per acre.
Although the project is within the RS zone, this site is unique in its freeway-
oriented location, and may be appropriate for such a use. Staff recommends the
appropriate conditions be incorporated into the project, and required findings of
neighborhood compatibility be tailored to the special circumstances of the site to
avoid setting a precedent for other properties with similar zoning that are farther
from major roads.
ATTACHMENTS:
Attachment 1: Phase 1 Site Plan
Attachment 2: Phase 2 Site Plan
Attachment 3: Phase 3 Site Plan
Attachment 4: Detached Garage Elevations (Phase 1)
Attachment 5: Facility Expansion Elevations (Phase 2)
Attachment 6: Hospice-Care Building Elevations (Phase 3)
Attachment 7: Phases 2 and 3 Conceptual Floor Plan
Attachment 8: Landscape Plan
Attachment 9: Freeway-Oriented Signage Plan
51
ITEM 4
Ingleside Assisted Living
PLN 2008-1290 / Vaughn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Phase 1 Site Plan
PLN 2008-1290 / AMND18-0091
52
ITEM 4
Ingleside Assisted Living
PLN 2008-1290 / Vaughn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Phase 2 Site Plan
PLN 2008-1290 / AMND18-0091
53
ITEM 4
Ingleside Assisted Living
PLN 2008-1290 / Vaughn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Phase 3 Site Plan (Complete)
PLN 2008-1290 / AMND18-0091
54
ITEM 4
Ingleside Assisted Living
PLN 2008-1290 / Vaughn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 4: Detached Garage Elevations (Phase 1)
PLN 2008-1290 / AMND18-0091
North Elevation – Freeway Facing
Side Elevations
South Elevation – Facing Neighbor
80 feet
36 feet
55
ITEM 4
Ingleside Assisted Living
PLN 2008-1290 / Vaughn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 5: Facility Expansion Elevations (Phase 2)
PLN 2008-1290 / AMND18-0091
56
ITEM 4
Ingleside Assisted Living
PLN 2008-1290 / Vaughn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
57
ITEM 4
Ingleside Assisted Living
PLN 2008-1290 / Vaughn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 6: Hospice Care Building Elevations (Phase 3)
PLN 2008-1290 / AMND18-0091
58
ITEM 4
Ingleside Assisted Living
PLN 2008-1290 / Vaughn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
59
ITEM 4
Ingleside Assisted Living
PLN 2008-1290 / Vaughn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 7: Phases 2 and 3 Conceptual Floor Plan
PLN 2008-1290 / AMND18-0091
60
ITEM 4
Ingleside Assisted Living
PLN 2008-1290 / Vaughn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 8: Landscape Plan
PLN 2008-1290 / AMND18-0091
61
ITEM 4
Ingleside Assisted Living
PLN 2008-1290 / Vaughn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 9: Freeway-Oriented Signage Plan
PLN 2008-1290 / AMND18-0091
Dimensions of proposed signage
Freeway-facing elevation with Sign
62