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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, January 9, 2019
2:00 P.M.
City Hall
6500 Palma Avenue, Room 202
Atascadero, California
CALL TO ORDER
Roll Call: Chairperson Roberta Fonzi
Committee Member Heather Newsom
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 NOVEMBER 28, 2018
City of Atascadero Design Review Committee Agenda Regular Meeting, January 9, 2019
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DEVELOPMENT PROJECT REVIEW
2. DESIGN REVIEW OF 7200 NAVAJOA AVE.
3. DESIGN REVIEW OF 13940 MORRO ROAD
Property
Owner/Applicant:
Jerry Dawson
Project Title: PRE 18-0143, new multi-family development
Project Location: 7200 Navajoa Ave., Atascadero, CA 93422, APN 031-043-030
Project
Description:
The proposed project includes a new three (3) car garage and two (2) new residential
units in the RMF-10 zoning district. The two new units are proposed at 410 sq. ft. and
577 sq. ft. and would be located above the new garage. Driveway access, on -site
parking, landscape, and frontage improvements are included as part of the project site
development. Appearance review (DRC) is required for all new struc tures in the multi-
family zone.
Proposed
Environmental
Determination:
The project qualifies for a Class 3 CEQA exemption (CEQA Guidelines §15303) for
new construction of a limited number of small structures.
City Staff: Callie Taylor, Senior Planner, Phone: 805-470-3448, ctaylor@atascadero.org
Staff
Recommendation:
Review the conceptual site plan, landscape plan, and elevation designs for two (2)
new multi-family units proposed above a new 3-car garage, and provide
recommendations for any potential design modifications.
Property
Owner/Applicant:
Don Waller
Project Title: DEV18-0142
Project Location: 13940 Morro Road, Atascadero, CA 93422, APN 055-221-005
Project
Description:
The applicant graded a flat pad on slopes over 30%. The grading occurred without a
permit and the applicant has submitted a Precise Plan application as a step toward
compliance. The newly graded pad is approximately 3,300 square feet with additional
cut and fill slopes proposed as necessary to stabilize the graded area.
Proposed
Environmental
Determination:
To be determined, depending on extent of grading area.
City Staff: Kelly Gleason, Senior Planner, Phone: 805-470-3446, kgleason@atascadero.org
Staff
Recommendation:
Recommendation related to compliance with the hillside grading policy.
City of Atascadero Design Review Committee Agenda Regular Meeting, January 9, 2019
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COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Wednesday, January 23, 2019, at 2:00 p.m.
Agendas, Minutes and Staff Reports are available online at
www.atascadero.org under City Officials & Commissions,
Design Review Committee.
DRC Draft Minutes of 11/28/2018
Page 1 of 5
ITEM NUMBER:
1
DATE: 1-9-19
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Wednesday, November 28, 2018 – 2:00 P.M.
City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, CA
CALL TO ORDER – 2:02 p.m.
Chairperson Fonzi called the meeting to order at 2:02 p.m.
ROLL CALL
Present: Chairperson Roberta Fonzi
Committee Member Anderson
Committee Member Mark Dariz
Committee Member Jamie Jones
Absent: Committee Member Charles Bourbeau (excused absence)
Staff Present: Community Development Director, Phil Dunsmore
Senior Planner, Callie Taylor
Public Works Associate Engineer, Mike Bertaccini
Recording Secretary, Annette Manier
Others Present: Tim Roberts
Barry Ephraim
Royce Eddings
Joe Duhon
APPROVAL OF AGENDA
MOTION: By Committee Member Dariz and seconded
by Committee Member Anderson to approve the
Agenda.
There was Committee consensus to approve the
Agenda.
PUBLIC COMMENT
None
Chairperson Fonzi closed the Public Comment period.
1
DRC Draft Minutes of 11/28/2018
Page 2 of 5
ITEM NUMBER:
1
DATE: 1-9-19
CONSENT CALENDAR
None
PUBLIC COMMENT
None
Chairperson Fonzi closed the Public Comment period.
DEVELOPMENT PROJECT REVIEW
1. DESIGN REVIEW OF 9105, 9107, 9109 PRINCIPAL AND 9300 PINO SOLO
Planner Taylor presented the staff report and she and Director Dunsmore answered
questions from the Committee.
PUBLIC COMMENT
An email was received from Willie Chan (Exhibit A) and was distributed to the
Committee prior to the meeting.
Property
Owner/Applicant:
ECR Principal, LLC
Project Title: PLN 2014-1519 / AMND18-0053
Project Location: 9105, 9107, 9109 Principal and 9300 Pino Solo, Atascadero, CA 93422
(San Luis Obispo County) APN 030-491-001, 013, 019, 020
Project
Description:
An Amendment is proposed to a previously approved housing and commercial
Planned Development at the corner of El Camino Real and Principal Ave. A new
subdivision (Tentative Tract) Map is proposed to allow a total of 55 dwelling units
within the project area, in addition to the previously approved car wash which is
currently under construction. Modifications to the site design and building designs of
the residential units are proposed.
Proposed
Environmental
Determination:
To be determined.
City Staff: Callie Taylor, Senior Planner, Phone: (805) 470-3448, Email:
ctaylor@atascadero.org
Staff
Recommendation:
Staff recommends the Design Review Committee
1) Review the proposed site plan and elevations, including the proposed
affordable housing design, and provide comments for any recommended
modifications; and,
2) Make a recommendation to Planning Commission. The project will also be
reviewed by the City Council.
2
DRC Draft Minutes of 11/28/2018
Page 3 of 5
ITEM NUMBER:
1
DATE: 1-9-19
The following members of the public spoke during public comment: Royce Eddings,
Barry Ephraim, Joe Duhon, and Tim Roberts. The applicant team made a presentation
(Exhibit B)
Chairperson Fonzi closed the Public Comment period.
DRC ITEMS FOR DISCUSSION:
1. Commercial Lot 65:
The Committee recommended approving a rock garden as an interim site
improvement. Boulders, or other barrier incorporated into the design, shall be
placed to prevent parking on the site. The Committee was in favor of this parcel
being rezoned from RMF-10 to commercial retail to match the adjacent property
zoning along the El Camino Real and allow for future commercial development.
Long term maintenance should be handled by the property owner, not the
residential HOA.
2. Site Plan, Residential Building setbacks
The Committee discussed parking for units 45-48 and recommended the
applicant modify the site plan. The driveways should be deep enough to park a
car, or prevent parking altogether so that cars do not hang into the road.
Eliminating a unit may be an option to get the needed parking. Setbacks are
okay as proposed. Lot 17/18 needs some redesign of the designated parking &
entry options for the end stack flat units.
3. Architecture
Architectural variety - The Committee was in favor of placing emphasis on the
front porch and front entryways. One way to do this might be to make them
more individual and creating a larger front door with adjacent window or adding
porch railings.
Architectural details - Shutter design and sizing ok as proposed, could be a
different style or color. Carry stone veneer to front entry, and wrap edges to end
at logical location. All visible sides shall include the upgraded architectural
details, such as siding or shingles on the gabled ends.
Color Variety – The Committee was in favor of integrating some additional color
and materials. Consider varying roof colors. Additional architectural designs or
style varieties are not necessary.
Add traditional storefront design to live work units facing Principal – The
Committee was in favor of the applicant working with staff so that it looks like a
commercial storefront by possibly centering the door and adding more glass.
Use traditional full length glass storefront design. Use brick in vertical
application.
4. Undergrounding of Utilities
The Committee was in agreement with staff’s recommendation to underground
utilities limited to along property frontage.
3
DRC Draft Minutes of 11/28/2018
Page 4 of 5
ITEM NUMBER:
1
DATE: 1-9-19
5. Trash Cans
If the applicant builds the stacked flats, the Committee recommends a trash
enclosure onsite to screen trash areas for the stacked affordable units. The
Committee recommends adding storage on the other side of the trash
enclosure, especially on units with no garage. The applicant will work with staff
on the details.
6. Landscaping
The Committee directed staff to work with the applicant to come up with suitable
landscaping that will be a buffer between urban and suburban zones. The
Committee would like to make sure the project has added trees to ensure a
neighborhood feel. Include variety of heights with landscape – low, medium and
tall plants.
7. Affordable Housing
The City has met State requirements for moderate, but not for low/very low. The
applicant stated he is willing to deliver more moderate units, but delivering very
low is too costly.
Proposed 4 moderate, 4 low income units –.The Committee was willing to
consider reducing the number of affordables to 6 in order to eliminate the
stacked flats, but acknowledged that the low income units are important.
Affordability discussion deferred to Council.
Design: stacked flat (split upper/lower condo units - The Committee prefers the
townhouse design with garage, rather than the stacked flat affordable units, but
understands it is difficult to provide low income units. Council will make a final
determination.
Entry / front porch designs to be enhanced, connect private parking to lot and
front entries.
Designated parking for affordable units – The Committee recommends that
parking for these units have proper signage. Utilize pavers on these parking
spaces to make them appear distinct and not part of common area or shared
parking. Provide 2 designated spaces per affordable unit.
Carport options or request for exception to covered parking – The Committee
recommends waiving the requirement for covered parking on the stacked flats in
order to avoid unsightly carport designs.
8. Consistency with Planned Development Benefits Policy
The Committee agreed that the project is consistent with the PD Benefits Policy
when pavers and landscaping are added.
The Committee agreed that it does not need to see the project again, and the project
can move forward to Planning Commission, and then on to City Council
4
DRC Draft Minutes of 11/28/2018
Page 5 of 5
ITEM NUMBER:
1
DATE: 1-9-19
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Dunsmore and Senior Planner Taylor stated there may be a meeting on
December 12th or December 19th.
ADJOURNMENT– 4:25 p.m.
The next regular meeting of the DRC is tentatively scheduled for December 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 Dept:
Exhibit A – Email from Willie Chan
Exhibit B – Presentation from Barry Ephraim
5
ITEM 2
MULTI-FAMILY RESIDENTIAL, 7200 NAVAJOA
PRE18-0143 / DAWSON
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 | (805) 461-7612
Atascadero Design Review Committee
Staff Report – Community Development Department
MULTI-FAMILY RESIDENTIAL DESIGN REVIEW, 7200 NAVAJOA
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
1/09/2019 Callie Taylor, Senior Planner Chris Thomas, representative
Jerry Dawson, owner
PRE18-0143
RECOMMENDATION
Staff recommends DRC:
Review the conceptual site plan, landscape plan, and elevation designs for two (2) new
multi-family units proposed above a new 3-car garage, and provide recommendations for
any potential design modifications.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
7200 Navajoa Medium Density
Residential
(MDR)
Residential
Multi-family - 10
(RMF-10)
031-043-030 0.37 acres
PROJECT DESCRIPTION
The proposed project includes a new three (3) car garage and two (2) new residential units in
the RMF-10 zoning district. The two new units are proposed at 410 sq. ft. and 577 sq. ft. and
would be located above the new garage. Driveway access, on-site parking, landscape, and
frontage improvements are included as part of the project site development. Appearance review
(DRC) is required for all new structures in the multi-family zone.
ENVIRONMENTAL DETERMINATION
The project qualifies for a Class 3 CEQA exemption (CEQA Guidelines §15303) for new
construction of a limited number of small structures.
APPROVAL PROCESS
☒ DRC ☐ AUP ☒ PC (tentative) ☐ CC
6
ITEM 2
MULTI-FAMILY RESIDENTIAL, 7200 NAVAJOA
PRE18-0143 / DAWSON
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
USE
CLASSIFICATION
ALLOWED OR
CONDITIONALLY
ALLOWED USE
STRUCTURE 50-YEARS OLD
OR GREATER
JURISDICTIONAL
CREEK
Multi-family
Residential
☐ Allowed, subject to
design review
☒ Conditional – size
of garage to be
discussed by DRC
☐ No
☒ Colony Home
☐ Registered Building
☐ Yes, but not deemed
historically significant
☐ Atascadero
☐ Graves
☐ Paloma
☐ Boulder
☐ Other
☒ N/A
EXISTING USES
One (1) single-family residence (Colony Home)
SURROUNDING ZONING DISTRICTS AND USES
North: Multi-family residential (RMF-10)
South: Multi-family residential (RMF-10)
East: Single-family Residential and Atascadero Creek
West: Multi-family residential (RMF-10), Commercial Professional / Offices / Highway 41
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
Fencing Standards (AMC 9-4.128)
☒Yes ☐No
Grading Standards (AMC 9-4.138-145)
☒Yes ☐No
Lighting Standards (AMC 9-4.137)
☒Yes ☐No
Water Efficient Landscaping (AMC Title 8,
Chapter 10 ) ☒Yes ☐No
Creek setbacks ☒Yes ☐No
Use Classification Standards:
Multi-family residential dwellings ☒Yes ☐No
7
ITEM 2
MULTI-FAMILY RESIDENTIAL, 7200 NAVAJOA
PRE18-0143 / DAWSON
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project Description
The subject site is a multi-family residential lot (RMF-10), which would allow up to 4
units on the 0.37-acre site. One existing Colony home is located on site and proposed
to remain. The existing detached carport at the front of the site is proposed to be
demolished to provide driveway access to a new three car garage and two new upstairs
residences with parking at the back of the lot. The two new units are proposed at 410
and 577 sq. ft. each, and include one 1-bedroom unit, and one 2-bedroom unit. Paved
driveway access, landscape, and frontage improvements will be installed with the new
development.
Analysis
1. Size of Proposed Garage
The new 3-car garage is proposed at approximately 1050 sq. ft. and includes a
workshop with restroom. A deed restriction will be required to record prior to issuance
of the building permit to identify the ground floor workshop and restroom as non-
habitable U occupancy (not an additional living unit.) The garage and workshop are
proposed for exclusive use by the property owner, who resides in the existing Colony
home on site. Parking for the tenants in the new upstairs units is proposed at the back
of the site with a carport. Private storage areas f or each of the two new units are
provided at the back of the structure in exterior closets on the ground floor.
Atascadero Municipal Code section 9-6.106 (Residential accessory uses) includes
standards for detached residential accessory structures. The code limits the size of
detached accessory structures to a maximum of fifty percent (50%) of the gross floor
area of the principal structure, unless a Conditional Use Permit (CUP) is approved to
allow a larger accessory structure.
The applicability of this code section for the proposed project may be discussed by
DRC. At 1050 sq. ft., the proposed 3 car garage plus workshop exceeds 50% of the size
of the existing 1629 sq. ft. Colony home. However, there are two multi-family residential
units proposed to be attached to the garage, so it is not solely an accessory structure. If
the garage were designed to be utilized by the ne w second floor residences, it is clear
that this code section would not apply as the garage would be accessory to the attached
units rather than the Colony home. However, because the garage is for the exclusive
accessory use of the Colony home, necessitating an additional carport and paved
parking area on site for the two new units, it is unclear whether this code section applies
and would trigger a CUP for the oversized garage .
Design review consideration regarding the size, height and proportions of the garage in
relation to the existing Colony home should be considered to ensure compatibility,
regardless of whether code section 9-6.106 applies to limit the size of the proposed
garage.
8
ITEM 2
MULTI-FAMILY RESIDENTIAL, 7200 NAVAJOA
PRE18-0143 / DAWSON
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
2. Architectural Design
The existing Colony Home on the subject site is identified on the Historical Society’s list
of historical structures built between 1913 and 1927. The structure’s integrity has been
preserved over the years and still has many key historic feature s, including the deep
porch, front dormer, wide window trim, groupings of double and triple hung windows,
and horizontal siding. With development of any lot that includes a historic str ucture, it is
important that the new structures compliment and do not distract from the historic
building.
Existing Colony Home at 7200 Navajoa
The proposed garage and multi-family units incorporate some of the details of the
existing Colony home, including two street facing dormer windows, groupings of hung
windows, and decorative brackets. The entrances to the two new units are proposed at
the back of the building, next to the rear parking area. Typically, the City encourages
front porches and entryways to face the street to enhance neighborhood character.
However, the design for this lot is proposed with rear access to the upstairs units in
order to maintain privacy for the existing Colony home. A shared staircase is proposed
at the back of the building next to the new side driveway to provide access to the
upstairs units.
The elevation drawing notes hardiboard siding for the new structures. City staff
recommends that this be used on the all sides of the exterior to match the existing
Colony home. A color and material board has not yet been provided. City staff
recommends a color scheme that will complement the existing Colony home, such as a
deep earth toned base color and white trim.
9
ITEM 2
MULTI-FAMILY RESIDENTIAL, 7200 NAVAJOA
PRE18-0143 / DAWSON
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The new garage and multifamily residential structure is proposed at 25 feet in height,
which will be at least a few feet taller than the Colony home. The garage is setback
approximately 35 feet from the edge of the right-way, at approximately the same
setback as the Colony home.
Proposed Elevations
10
ITEM 2
MULTI-FAMILY RESIDENTIAL, 7200 NAVAJOA
PRE18-0143 / DAWSON
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
3. Site Design, Parking, and Landscape
One new driveway approach is proposed on the north side of the parcel to provide
driveway access to the back of the lot and the new garage. A 10 foot wide landscape
planter would be installed between the garage and the public frontage on Navajoa to
minimize the appearance of the new asphalt driveway and provide some screening in
front of the garage. A landscaped setback is provided along the north side property line
consistent with AMC requirements.
Site Plan
11
ITEM 2
MULTI-FAMILY RESIDENTIAL, 7200 NAVAJOA
PRE18-0143 / DAWSON
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The new 3-car garage will be for the exclusive use of the property owner, and it will
provide designated and covered parking for the Colony home. The two new upstairs
units are provided parking at the back of the lot. Four (4) paved spaces are provided,
and at least two (2) spaces will be covered by a new carport structure, consistent with
Municipal Code requirements.
Proposed Carport
Landscape areas are being proposed on the north half of the lot in conjunction with the
new construction. As a multi-family parcel, the whole site will need to be brought into
conformance with landscape standards of the code in conjunction with the site
development. This would include street trees along the whole length of the frontage,
and drought tolerant landscape added to the front yard of the existing Colony home. As
identified in AMC section 9-4.125, 25% of the lot must be landscaped in multi-family
zones. The plans note that 2270 sq. ft. of landscape is proposed, which is
approximately 28% of the area of construction. Areas of landscape should be discussed
by DRC to ensure a complete multi-family development.
The existing driveway to the back of the Colony home is proposed to remain with the
new site development. A new driveway approach will be necessary to be installed with
frontage improvements. The driveway is a mixture of dirt and pavers, and provides
access to the back of the Colony Home, but does not lead to any garages or designated
parking. DRC may recommend consolidation of access driveways if deemed necessary.
Trash storage has not yet been identified on the site plan. Trash cans for the existing
home were stored on the side of the existing home (see attached photos.) Staff
recommends that designated trash storage areas be identified on the site plan with
building permits, and adequate screening be provided for trash storage for all three
units.
12
ITEM 2
MULTI-FAMILY RESIDENTIAL, 7200 NAVAJOA
PRE18-0143 / DAWSON
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DRC DISCUSSION ITEMS:
Size of garage (AMC section 9-6.106, Residential accessory uses.)
Architectural design of proposed structure and compatibility with Colony home,
including size and height of structure, and design of entrances to upstairs units.
Colors and materials - Staff recommends horizontal siding on all sides, and
architectural grade comp shingles.
Carport designs.
Site design, driveway approaches, trash storage, and paving.
Landscaping in front of existing residence – not proposed; however, required for
site development of multi-family lot.
Recommended conditions:
Color scheme shall be compatible with existing Colony home, subject to staff
approval.
With building permit, provide landscape and irrigation plan with list of plant
species to be used. Shall include London Plane street trees every 30’ along
frontage, and drought tolerant plants. Density of plantings shall be appropriate to
fill planter beds.
Identify trash storage location for both new units and the existing Colony home.
Trash to be located in designated, screened enclosure area.
Site lighting shall be installed in back parking area and walkways to provide
adequate security lighting.
Fencing to comply with height limitations within front setback.
Only 2 parking spaces are required to be covered by carport. Carport shall
maintain a 10’ setback to the rear property line. A minimum of 4 paved parking
spaces shall be provided for the two (2) new units.
ATTACHMENTS:
Attachment 1: Aerial Photo
Attachment 2: Site Photos
Attachment 3: Proposed Plans – site, elevations, conceptual landscape
13
ITEM 2
MULTI-FAMILY RESIDENTIAL, 7200 NAVAJOA
PRE18-0143 / DAWSON
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: Aerial Photo
Existing residence
at 7200 Navajoa
14
ITEM 2
MULTI-FAMILY RESIDENTIAL, 7200 NAVAJOA
PRE18-0143 / DAWSON
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: Site Photos
Existing Colony Home
Existing carport to be demolished
New garage & multifamily units proposed at this location
15
ITEM 2
MULTI-FAMILY RESIDENTIAL, 7200 NAVAJOA
PRE18-0143 / DAWSON
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 3: Proposed Plans
16
ITEM 2
MULTI-FAMILY RESIDENTIAL, 7200 NAVAJOA
PRE18-0143 / DAWSON
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
17
ITEM 2
MULTI-FAMILY RESIDENTIAL, 7200 NAVAJOA
PRE18-0143 / DAWSON
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
18
ITEM 2
MULTI-FAMILY RESIDENTIAL, 7200 NAVAJOA
PRE18-0143 / DAWSON
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
19
ITEM 2
MULTI-FAMILY RESIDENTIAL, 7200 NAVAJOA
PRE18-0143 / DAWSON
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
20
ITEM 3
Grading on slopes >20%
DEV 18-0142 / Waller
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Atascadero Design Review Committee
Staff Report – Community Development Department
DEV 18-0142
13940 Morro Rd, Grading on Slopes >20%
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
1/09/2019 Kelly Gleason
Senior Planner
Don Waller, Owner
DEV 18-0142
RECOMMENDATION
1. Review the proposed grading project and make recommendations to staff regarding
findings for approval of the Precise Plan.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
13940 Morro Rd SE RS 055-221-005 32 acres
PROJECT DESCRIPTION
The applicant graded a flat pad on slopes of over 30%. The grading occurred without a permit
and the applicant has submitted a Precise Plan application as a step toward compliance. The
newly graded pad is approximately 3,300 square feet with additional cut and fill slopes
proposed as necessary to stabilize the graded area.
ENVIRONMENTAL DETERMINATION
The City of Atascadero’s environmental review process incorporates the requirements in implementing
the California Environmental Quality Act. Persons, agencies, or organizations interested in obtaining
more information regarding the environmental should contact the Community Development Department.
☒ EIR / MND / ND /
Statutory Exemption
to be circulated
☐ Prior CEQA Review
CEQA # ____________
Certified: _________
☐ Cat. Exemption
Class ___________
CEQA Guidelines § 153XX
☐ No Project - § 15268
Ministerial Project
21
ITEM 3
Grading on slopes >20%
DEV 18-0142 / Waller
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
SPECIAL DEVELOPMENT PLAN STANDARDS
☒ Hillside Grading Policy
☐ Specific Plan ______________________________________________________
☐ Planned Development Overlay____________________________________________
USE
CLASSIFICATION
ALLOWED OR
CONDITIONALLY
ALLOWED USE
STRUCTURE 50-YEARS OLD
OR GREATER
JURISDICTIONAL
CREEK
Residential
☒ Allowed
☐ Conditional
☒ No ☐ Atascadero
☐ Graves
☐ Paloma
☐ Boulder
☐ Other
☒ N/A – not in area
of disturbance
☐ Colony Home / Commercial
☐ Registered Building
☐ Yes, but deemed not
historical significance
EXISTING USES
Residence
SURROUNDING ZONING DISTRICTS AND USES
North: RS – Large Lot Residential
South: RS – Large Lot Residential
East: RS – Large Lot Residential
West: RS – Large Lot Residential
AVERAGE SLOPE VEGETATION
30%+ Native grasses at area of grading
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 If grading is permitted, all
slopes will require
revegetation.
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ITEM 3
Grading on slopes >20%
DEV 18-0142 / Waller
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Grading Standards (AMC 9-4.138-145)
☐Yes ☒No Pad grading proposed on
slopes over 30% with no clear
relation to development or
necessary for use and
enjoyment of the residential
property.
Water Efficient Landscaping(AMC Title 8,
Chapter 10 ) ☐Yes ☐No If grading is approved, all
landscaping will be required to
meet these 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
DATE APPLICATION DEEMED COMPLETE
TBD
23
ITEM 3
Grading on slopes >20%
DEV 18-0142 / Waller
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
PROPOSED PROJECT AERIAL MAP
Approximate area
of grading
24
ITEM 3
Grading on slopes >20%
DEV 18-0142 / Waller
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
PROPOSED PROJECT SITE PLAN
25
ITEM 3
Grading on slopes >20%
DEV 18-0142 / Waller
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project History
In 2015, the previous owner graded an access trail to the upper portion of the property.
This grading was done without a permit and, when Mr. Waller took ownership of the
property in 2018, the code enforcement case related to this grading was closed by the
City.
Subsequently, in early 2018, the current owner of the property graded a large flat pad
on a sloped portion of the property adjacent to Morro Rd. The grading occurred without
a permit and the City contacted the owner to notify them of the permitting requirements.
In August of 2018, Mr. Waller applied for a building permit to bring the unpermitted
grading into compliance. During the permit review, analysis of the slope of the property
confirmed that a Precise Plan and associated environmental review would be required.
This process also requires that certain findings be made to allow gradi ng to occur on
hillside land.
Project Description / Summary
The applicant is proposing the graded area for material and equipment/vehicle
storage/parking. The graded area is connected to the driveway to the main house. In
addition, a gate is also existing that would allow access off of Morro Rd, although
Caltrans has not, to the City’s knowledge, permitted regular access in this location. The
graded pad is approximately 3,300 square feet with additional grading to blend the cut
and fill portions back into the natural slope.
Analysis
The Municipal Code requires that all grading on slopes of 20% or greater be reviewed
through a Precise Plan application and that that application be subject to environmental
review in accordance with CEQA.
Prior to completion of the CEQA analysis and preparation of an environmental
document, staff reviews the plans for consistency with the required findings for a
Precise Plan and any adopted Director or Council policies. In addition to the standard
entitlement findings, the City Council’s adopted hillside grading policy would apply to
this project.
The Hillside Grading Policy applies to any project proposing grading on slopes of over
30%. The policy requires that any grading of flat pads be reasonably related to the
footprint of the house or areas necessary for the use of the residential parcel. The policy
prohibits excessive pad grading for yards or other flat areas not directly adjacent to the
residence. Based on this policy, staff does not feel that the grading is necessary to
support the use of the property for residential purposes. Material storage is not
permitted on a residential property if it exceeds 200 square feet with a maximum height
of 5-feet. Residents can store equipment necessary for the maintenance of their
property and this does not count toward the 200 square-feet maximum.
26
ITEM 3
Grading on slopes >20%
DEV 18-0142 / Waller
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
If the DRC finds that the project is inconsistent with the adopted Hillside Grading Policy,
the applicant will be required to modify his permit submittal for complete site restoration
and re-contouring of the site as close as possible to the native undisturbed slope. This
path would also require revegetation to ensure slope stability.
DRC DISCUSSION ITEMS:
1. Recommendation related to compliance with the hillside grading policy
ATTACHMENTS:
1. City Council Hillside Grading Policy
2. Neighbor Comment Letter, Kyoko Ellis
3. Neighbor Comment Letter, Ted Bench
27
ITEM 3
Grading on slopes >20%
DEV 18-0142 / Waller
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Hillside Grading Policy
Hillside Grading Guidelines
The goals and policies of the General Plan provide for the protection of the hills and woodlands
of Atascadero and require that hillside grading minimize those impacts. Goal LOC 5 and Policy
LOC 5.2 specifically address hillside grading (see following).
The purpose of the Hillside Grading Guidelines is to provide an interpretation of the General
Plan goals and policies that can be applied to building permits, grading permits, subdivision
maps and planning entitlements.
Building Site Selection Principles
Building sites, driveways and leach fields should be selected with regard to balancing the
following:
1. Minimize the need for grading and tree removals.
2. Allow property owners the flexibility to select the building sites and floor plans that
best fits their needs.
When the property owner and staff cannot come to agreement on a building site, this
decision should be referred to the Planning Commission.
Cut and Fill Pads (Few Native Tree Impacts)
Cut and fill pads are allowed for hillside construction in the following situations:
1. Natural slopes are under 30%.
28
ITEM 3
Grading on slopes >20%
DEV 18-0142 / Waller
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
2. Native tree impacts are minimal.
3. The cut pad is reasonable related to the size of the house footprint.
4. Newly graded flat yard areas are minimized.
5. Landscape and irrigation plans prepared by a licensed professional are provided for
all resulting cut and fill slopes. Landscape plans should incorporate native drought
tolerant trees, shrubs and ground covers (refer to City plant list).
6. Erosion control plans must be provided.
Figure 0-1: Cut and fill pad guideline
Landscape / Erosion
Landscape and irrigation
plans prepared by a
licensed professional are
provided for all resulting
cut and fill slopes.
Erosion control plans are
provided.
Native Trees
Native tree impacts
are minimal
Flat Pad
Cut pad is reasonably related
to the sizes of the house
footprint
Flat yard areas are minimized.
Natural Slope
Natural slopes are
under 30%
Fill
Cut
29
ITEM 3
Grading on slopes >20%
DEV 18-0142 / Waller
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Stem Walls / Retaining Walls (Mitigation of Native Trees Impacts)
The General Plan and Native Tree Ordinance provide for the protection of native trees.
The following guidelines apply to grading in proximity to native trees.
1. Stem wall house construction should be considered to save native trees.
2. Retaining walls should be incorporated into cut, fills and along driveways to save
native trees.
3. Tree preservation mitigation measures must be developed by an arborist for all
impacted trees.
Figure 0-2: Stem wall guideline
Stem Wall Foundation
Used to minimize tree
removals and tree impacts
Stem
Wall
Native Trees
Impacts to native trees
surrounding the building pad
should be minimized
Retaining Walls
Retaining walls should be
used along driveways, cuts
and fills to minimize impacts
on native trees.
30
ITEM 3
Grading on slopes >20%
DEV 18-0142 / Waller
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Neighbor Comment Letter, Kyoko Ellis
31
ITEM 3
Grading on slopes >20%
DEV 18-0142 / Waller
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Neighbor Comment Letter, Ted Bench
32
ITEM 3
Grading on slopes >20%
DEV 18-0142 / Waller
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Neighbor Comment Letter, Ted Bench
33
ITEM 3
Grading on slopes >20%
DEV 18-0142 / Waller
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Neighbor Comment Letter, Ted Bench
34
ITEM 3
Grading on slopes >20%
DEV 18-0142 / Waller
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Neighbor Comment Letter, Ted Bench
35
ITEM 3
Grading on slopes >20%
DEV 18-0142 / Waller
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Neighbor Comment Letter, Ted Bench
36
ITEM 3
Grading on slopes >20%
DEV 18-0142 / Waller
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Neighbor Comment Letter, Ted Bench
37