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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, January 23, 2019
2:00 P.M.
City Hall
6500 Palma Avenue, Room 306
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 14, 2018
2. APPROVAL OF DRAFT MINUTES OF JANUARY 9, 2019
City of Atascadero Design Review Committee Agenda Regular Meeting, January 23, 2019
Page 2 of 3
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DEVELOPMENT PROJECT REVIEW
3. DESIGN REVIEW OF 9020 WEST FRONT ROAD
The proposed project is a proposed new unpaved parking area to be located behind the
Holiday Inn Express for use of guests with buses or large trucks staying at the hotel. The
parking area is proposed to be surfaced with asphalt grindings.
Recommendation: Review the proposal for the proposed parking lot and make
recommendations to staff regarding approval of the lot. (PRE18-0145)
4. DESIGN REVIEW OF 6000 DEL RIO ROAD
The proposed project consists of a proposal for a modular unit hotel use comprised of 20
lodging units, a manager’s/office unit, and associated amenities.
Recommendation: Approve the project with conditions. (DEV18-0101)
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Wednesday, February 13, 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 11/14/2018
Page 1 of 5
ITEM NUMBER:
1
DATE: 1-23-19
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Wednesday, November 14, 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 Mark Dariz
Committee Member Jamie Jones
Absent: Committee Member Duane Anderson (excused absence)
Committee Member Charles Bourbeau (excused absence)
Staff Present: Community Development Director, Phil Dunsmore
Senior Planner, Kelly Gleason
Assistant Planner, Mariah Gasch
Associate Planner, Katie Banister
Public Works Director, Nick DeBar
Public Works Associate Engineer, Mike Bertaccini
Recording Secretary, Annette Manier
Others Present: Karen Beene
Robert Armet
Scott Newton
APPROVAL OF AGENDA
MOTION: By Committee Member Dariz and seconded
by Committee Member Jones 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 11/14/2018
Page 2 of 5
ITEM NUMBER:
1
DATE: 1-23-19
CONSENT CALENDAR
1. APPROVAL OF DRAFT MINUTES OF SEPTEMBER 26, 2018
MOTION: By Committee Member Dariz and seconded
by Chairperson Fonzi to approve the
Consent Calendar.
Motion passed (2-0-1-2) by a roll-call vote (Jones
abstained due to absence from the last meeting)
(Anderson, Bourbeau absent)
PUBLIC COMMENT
None
Chairperson Fonzi closed the Public Comment period.
DEVELOPMENT PROJECT REVIEW
2. SETBACK EXCEPTION FOR GREENHOUSE AT 11275 SANTA LUCIA ROAD
Planner Gasch gave the staff report and she and Director Dunsmore answered questions
from the Committee. This structure does not have a foundation, and will not require
building permits.
PUBLIC COMMENT
Property
Owner/Applicant:
Karen Beene/Diego Imana
Project Title: PRE18-0120
Project
Location:
11275 Santa Lucia Road, Atascadero, CA 93422
(San Luis Obispo County) APN 054-271-003
Project
Description:
The project is a request for a setback exception for a greenhouse.
Proposed
Environmental
Determination:
Section 15303 of the California Environmental Quality Act (CEQA): New
construction or conversion of small structures.
City Staff: Mariah Gasch, Assistant Planner, Phone: (805) 470-3436, Email:
mgasch@atascadero.org
Staff
Recommendation:
Staff recommends the Design Review Committee approve the exception to allow the
greenhouse with a reduced setback from Santa Lucia Road with Conditions of
Approval.
2
DRC Draft Minutes of 11/14/2018
Page 3 of 5
ITEM NUMBER:
1
DATE: 1-23-19
The following members of the public spoke durin g public comment: Karen Beene. Ms.
Beene answered questions from the Committee.
Chairperson Fonzi closed the Public Comment period.
1. Neighborhood Compatibility:
The Committee approved the project as is.
MOTION: By Committee Member Jones and seconded
by Chairperson Fonzi to approve the project.
Motion passed (3-0-2) by a roll-call vote
(Anderson, Bourbeau absent)
3. DESIGN REVIEW OF FUELING STATION AT 1860 EL CAMINO REAL
Planner Gleason gave the staff report and she and Director Dunsmore answered
questions from the Committee.
PUBLIC COMMENT
The following members of the public spoke during public comment: Robert Armet. Mr.
Armet and Peter Danicart, Architect, answered questions from the Committee.
The applicant team indicated they would be working with the owner on th e sign program,
and will be very conscious of lighting so that it is focused on the development. A traffic
analysis was requested by staff, prior to construction permit. There may be a mural on
the carwash wall, and the applicant will be submitting a landscape plan.
Chairperson Fonzi closed the Public Comment period.
Property
Owner/Applicant:
Rick Armet / Robert Armet
Project Title: DEV18-0105
Project
Location:
1860 El Camino Real, Atascadero, CA 93422
(San Luis Obispo County) APN 049-131-081
Project
Description:
The project includes a proposal for a fueling station (gasoline + electric vehicle
charging), market, deli, and carwash. T he applicant is seeking DRC input prior to
building permit submittal.
Proposed
Environmental
Determination:
Ministerial project – Not under the purview of CEQA
City Staff: Kelly Gleason, Senior Planner, Phone: (805) 470-3446, Email:
kgleason@atascadero.org
Staff
Recommendation:
Staff recommendation is to provide any necessary direction to staff and the
applicant related to site and/or building design.
3
DRC Draft Minutes of 11/14/2018
Page 4 of 5
ITEM NUMBER:
1
DATE: 1-23-19
1. DRC Action
The Committee had questions about signage and it was determined that the
applicant will work with staff on signage in the future. The Committee wants the
signage to be somewhat compatible.
The Committee had concerns with noise from the carwash and vacuums. A sound
acoustical analysis will be performed, and this will be addressed by Planning staff.
2. Site and Landscape Design
The Committee approved the project as is with the addition of a bike rack.
3. Architectural Design
The Committee was in favor of the architecture.
The Committee was in favor of this project. The project will not move on to Planning
Commission. This project can go directly to building permits with implementation of
conditions.
4. DESIGN REVIEW OF 11405 EL CAMINO REAL (MINI-STORAGE)
Planner Banister presented the staff report and she and Director Dunsmore answered
questions from the Committee.
PUBLIC COMMENT
The following members of the public spoke during public comment: Scott Newton and
Keith Regan. Mr. Newton answered questions from the Committee and said he proposes
470 units. Mr. Newton has already been in contact with state and federa l agencies
regarding the wetlands.
Property
Owner/Applicant:
Scott Newton
Project Title: DEV18-0103
Project
Location:
11450 Viejo Camino and & 11505 El Camino Real, Atascadero, CA 93422
(San Luis Obispo Count y) APN 045-342-009, 010
Project
Description:
The proposed project is a mini-storage facility with approximately 57,000 square feet
of storage space and a caretaker’s residence in the Public zoning district. The project
includes restoration of onsite wetlands.
Proposed
Environmental
Determination:
The project will require an initial study to determine the type of environmental review
required by the California Environmental Quality Act (CEQA).
City Staff: Katie Banister, Associate Planner, Phone: (805) 470-3480,
Email: kbanister@atascadero.org
Staff
Recommendation:
Staff recommendation is to approve the project with Conditions of Approval.
4
DRC Draft Minutes of 11/14/2018
Page 5 of 5
ITEM NUMBER:
1
DATE: 1-23-19
Chairperson Fonzi closed the Public Comment period.
1. Neighborhood Compatibility
The Committee determined that this is not the best and highest use for this
location. This is a gateway to our community and recommended that staff put
this on “high priority” to fix the General Plan for this parcel.
2. General Plan Consistency
The Committee had discussion about the public land use designation and
suggested there may be a better use of the land, such as Industrial or Commercial.
This product may be better suited for another part of town.
The Committee did not have discussion about the remainder of the following items since
they did not agree with the land use:
3. Storm water channel
4. Mid-block walking path
5. Adding height and depth variation to the buildings.
6. Adding exterior material variation.
7. If used, materials and spacing for columns.
8. Screening for Building E
9. Landscaping setback for Building A.
10. Caretaker’s residence
The Committee was not in favor of moving this project on to Planning Commission. The
applicant has the option to move on to Planning Commission.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Dunsmore gave an update on the Principal/Pino Solo project which will be
coming to DRC on November 28, 2018.
ADJOURNMENT– 3:45 p.m.
The next regular meeting of the DRC is scheduled for November 28, 2018, at 2:00 p.m.
MINUTES PREPARED BY:
_________________________________________________
Annette Manier, Recording Secretary
Administrative Assistant
5
DRC Draft Minutes of 1/9/2019
Page 1 of 5
ITEM NUMBER:
2
DATE: 1-23-19
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Wednesday, January 9, 2019 – 2:00 P.M.
City Hall, 6500 Palma Avenue, Rm. 202, Atascadero, CA
CALL TO ORDER – 2:00 p.m.
Acting Chairperson Dariz called the meeting to order at 2:00 p.m.
ROLL CALL
Present: Committee Member Duane Anderson
Committee Member Mark Dariz
Committee Member Jamie Jones
Committee Member Heather Newsom
Absent: Chairperson Robert Fonzi (excused absence)
Staff Present: Community Development Director, Phil Dunsmore
Senior Planner, Callie Taylor
Senior Planner, Kelly Gleason
Public Works Director, Nick DeBar
Public Works Associate Engineer, Mike Bertaccini
Recording Secretary, Annette Manier
Others Present: Chris Thomas
Jerry Dawson
Steve Binder
APPROVAL OF AGENDA
MOTION: By Committee Member Anderson and seconded
by Committee Member Jones to approve the
Agenda.
There was Committee consensus to approve the
Agenda.
PUBLIC COMMENT
The following member of the public spoke during public comment: Steve Binder.
Community Development Director Dunsmore answered Mr. Binder’s questions.
Chairperson Dariz closed the Public Comment period.
6
DRC Draft Minutes of 1/9/2019
Page 2 of 5
ITEM NUMBER:
2
DATE: 1-23-19
CONSENT CALENDAR
1. APPROVAL OF DRAFT MINUTES OF NOVEMBER 28, 2018
MOTION: By Committee Member Newsom 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 7200 NAVAJOA AVE.
Planner Taylor presented the staff report, and she and Director Dunsmore answered
questions from the Committee.
A determination was made that Committee member Newsom lives within 500 feet of the
proposed project; therefore, she would need to recuse herself from commenting or
voting on said item.
Applicant Dawson gave a presentation on his project.
Property
Owner/Applicant:
Jerry Dawson
Project Title: PRE 18-0143, new multi-family development
Project Location: 7200 Navajoa Ave., Atascadero, CA 93422
(San Luis Obispo County) 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 structures 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, Email:
ctaylor@atascadero.org
Staff
Recommendation:
Review the conceptual site plan, landscape plan, and elevation designs for two new
multi-family units proposed above a new 3-car garage, and provide
recommendations for any potential design modifications.
7
DRC Draft Minutes of 1/9/2019
Page 3 of 5
ITEM NUMBER:
2
DATE: 1-23-19
PUBLIC COMMENT
The following members of the public spoke during public comment: Robert Hines and
Sharon Turner. Robert Hines turned in a letter for the record (Exhibit A)
Chairperson Dariz closed the Public Comment period.
DRC ITEMS FOR DISCUSSION:
1. Size of the Proposed Garage
The Committee was in agreement that the size of the garage was appropriate for
the site, and that a CUP should not be required for the size of the garage due to
the fact that there are two multifamily units attached to the proposed garage,
therefore creating a multifamily dwelling structure that is not subject to the CUP
requirements of Atascadero Municipal Code section 9-6.106 regarding accessory
structures. The Committee recommended Colony-style design, with detailing
emphasized to keep with the Colony-style architecture.
2. Architectural Design
The Committee discussed architectural design and recommended approving it
as long as it is compatible with the Colony Home.
3. Colors and Materials
The Committee was in favor of the colors tying into that of the existing house.
Staff will work with the applicant during the building permit phase.
4. Carport Designs
The Committee was in favor of the submitted carport designs, with emphasis on
rafter tail detailing to ensure the carports appear as if they belong in the colony-
era.
5. Site Design, Driveway Approaches, trash storage,
The Committee was in agreement with overall site design. The Committee had
no concern with the 2nd driveway approach. The committee prefers the trash
cans be stored in an area that is hidden from the view of the street.
6. Parking
The Committee was in favor of a Hollywood style driveway (such as 2 strips of
concrete with a paver or greenery in the center) as long as it gets approval from
the Fire Department. The Committee recommended that the four car covered
parking structure be provided at the back of the lot as proposed.
7. Landscaping in front of existing residence
The Committee was in agreement with staff that additional landscaping be
installed at the front of the existing residence for compliance with the landscape
standards of the Municipal Code for multifamily site development . The
Committee recommended that any fencing to be installed at the front of the
8
DRC Draft Minutes of 1/9/2019
Page 4 of 5
ITEM NUMBER:
2
DATE: 1-23-19
property be designed to match the colony period style and create consistent
fencing along the front of property.
MOTION: By Committee Member Jones and seconded
by Committee Member Anderson to approve the
project with the recommended changes and
conditions, and that the project would not trigger
a CUP for the size of the garage because there are
attached multifamily dwelling units, and therefore
the structure is not subject to the CUP
requirements of Atascadero Municipal Code
section 9-6.106 regarding detached accessory
structures.
Motion passed: (3-0-1-1) by a roll-call vote
(Newsom abstained) (Fonzi absent)
3. DESIGN REVIEW OF 13940 MORRO ROAD
Planner Gleason presented the staff report, and she and Director Dunsmore answered
questions from the Committee.
Applicant Waller presented his reasons for doing the grading, which included grading
excess parking, providing access for a fire-turnaround, and making a hiking trail.
Applicant Waller stated that the grading was performed by a licensed contractor.
PUBLIC COMMENT
None
Property
Owner/Applicant:
Don Waller
Project Title: DEV 18-0142
Project Location: 13940 Morro Road, Atascadero, CA 93422
(San Luis Obispo County) 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, Email:
kgleason@atascadero.org
Staff
Recommendation:
Recommendation related to compliance with the Hillside Grading Policy.
9
DRC Draft Minutes of 1/9/2019
Page 5 of 5
ITEM NUMBER:
2
DATE: 1-23-19
Chairperson Dariz closed the Public Comment period.
MOTION: By Committee Member Anderson and seconded
by Committee Member Newsom to direct the
applicant to put the site back to its original
condition.
Motion passed: (4-0-1) by a roll-call vote.
(Fonzi absent)
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Dunsmore gave an update on projects within the City, and reviewed the two
items for the January 23rd agenda.
ADJOURNMENT– 3:29 p.m.
The next regular meeting of the DRC is tentatively scheduled for January 23, 2019, at
2:00 p.m.
MINUTES PREPARED BY:
_________________________________________________
Annette Manier, Recording Secretary
Administrative Assistant
The following Exhibit is available in the Community Development Department::
Exhibit A – Letter from Robert Hines
10
ITEM 3
HOTEL PARKING LOT, 9010 WEST FRONT
PRE 18-0145 / HOLLAND
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
Hotel Parking Lot Design Review, 9010 West Front
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
1/23/2019 Mariah Gasch
Assistant Planner
Jerry Holland PRE 18-0145
RECOMMENDATION
Staff Recommends to the Design Review Committee:
1. Review the proposal for the proposed parking lot and identify the appropriate entitlement
process and project conditions to ensure code compliance and neighborhood
compatibility.
PROJECT
ADDRESS
GENERAL
PLAN
DESIGNATION
ZONING DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
9020 West Front Road General
Commercial
(GC)
Commercial Retail (CR)
with Planned
Development 23
Overlay
056-131-025,-
026,-027,-028
0.63
Acres
PROJECT DESCRIPTION
The proposed project consists of adding road base to a vacant lot at the rear of the hotel to
provide a parking area for large trucks and buses that are guests of the hotel.
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 11
CEQA Guidelines § 15311
☐ No Project - § 15268
Ministerial Project
11
ITEM 3
HOTEL PARKING LOT, 9010 WEST FRONT
PRE 18-0145 / HOLLAND
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
SPECIAL DEVELOPMENT PLAN STANDARDS
☒ N/A
☐ Specific Plan ______________________________________________________
☐ Planned Development Overlay____________________________________________
USE
CLASSIFICATION
ALLOWED OR
CONDITIONALLY
ALLOWED USE
STRUCTURE 50-YEARS OLD
OR GREATER
JURISDICTIONAL
CREEK
Parking Lot
☐ 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
All four parcels are currently vacant. The applicant has been using the lots as an area for hotel
guest parking of oversized vehicles.
SURROUNDING ZONING DISTRICTS AND USES
North: Multi-family residential (RMF-10); Commercial Retail (CR)
South: Commercial Retail (CR)
East: Commercial Retail (CR)
West: Commercial Retail (CR)
AVERAGE SLOPE VEGETATION
Flat Grasses surrounding graded pad
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
12
ITEM 3
HOTEL PARKING LOT, 9010 WEST FRONT
PRE 18-0145 / HOLLAND
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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
Use Classification Standards:
Parking Lot
☐Yes ☒No
ADVISORY BODIES / OUTSIDE AGENCIES THAT REQUIRE REVIEW OF PROPOSED PROJECT:
☐ Native American Tribes
☐ Atascadero Mutual Water Company (AMWC)
☐ Caltrans District 5
☐ Regional Water Quality Control Board (RWQCB)
☐ Dept. of Fish & Wildlife (DFW)
☐ SLO Air Pollution Control (APCD)
☐ SLO County
☐ _____________________________
☐ _____________________________
☐ _____________________________
APPROVAL PROCESS
☒ DRC ☐ AUP ☐ PC ☐ CC
13
ITEM 3
HOTEL PARKING LOT, 9010 WEST FRONT
PRE 18-0145 / HOLLAND
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project Description / Summary
The applicant has been allowing large trucks and buses to occasionally park in a vacant
lot behind the hotel when they are guests of the hotel. The rear property is commonly
owned, but is not designed or designated as a parking lot. To access the rear lot,
vehicles must drive through an adjacent property driveway (Champions) via an access
easement. To address concerns regarding dust and track out onto the adjacent
property, the applicant is proposing to cover the site with a recycled a sphalt material
similar to decomposed granite. Parking on the lot would be limited to hotel guest parking
only. The parking lot is proposed as a temporary use until the area is developed
according to the Master Plan of Development. The approved master plan allows for the
site to be developed with an office park/light industrial buildings. The applicant is
expecting up to 7 trucks/buses per week with an average of 1 to 3 trucks/buses at a
time. The lot would be able to park up to 4 oversized vehicles at a time, leaving room for
the trucks and buses to be able to turn around. The crushed asphalt would cover
approximately ⅘ of the total site.
Analysis
The proposed parking lot is located in the Planned Development Overlay Zone No. 23
(PD 23). The project site parcels have been designated by the Master Plan of
Development to be used for Business Park uses. A parking lot is not included in the list
of allowable uses or conditionally allowable uses, therefore the use or the site as a
parking lot for other sites, would require an amendment to the Master Plan of
Development.
The applicant intends to use the parking lot as a temporary use and develop these
parcels with commercial uses in the future. Atascadero Municipal Code (AMC) 9-4.119
requires all parking lots with 3 or more off -street parking spaces to be surfaced with
asphalt or concrete when the parking lot is located inside the urban services line. Th e
proposed parking lot would be located inside the urban services line. AMC 9-4.119 also
requires that a minimum of 10% of the interior of all parking lots shall be landscaped
and that parking lots that abut a residential zone shall be separated by a lands caped
area of at least 5 feet in width and a 6 foot high solid fence or wall. The subject parcels
and the neighboring multi-family residential development are currently separated by a
solid wall. The applicant is proposing to cover the lot with crushed asphalt and limit the
landscaping as they intend the parking lot to be a temporary use.
If the DRC finds that the interim use of the site is inconsistent with the existing Master
Plan of Development or Municipal Code standards, the applicant will be required to
apply for a minor Conditional Use Permit to request approval from the Planning
Commission to amend the Master Plan. Staff prefers that the Master Plan of
Development remain in place to accommodate future commercial development.
However, if the applicant cannot accommodate large trucks and buses as occupants of
the hotel there will be a reduction in the occupancy of the hotel.
14
ITEM 3
HOTEL PARKING LOT, 9010 WEST FRONT
PRE 18-0145 / HOLLAND
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DRC DISCUSSION ITEMS:
1. Discuss the appropriate process to allow an interim use of the site.
2. Discuss appropriate treatment of the site to ensure neighborhood compatibility
and to reduce the potential impacts to the adjacent property.
ATTACHMENTS:
Attachment 1: Aerial Photo
Attachment 2: Proposed Site Plan
Attachment 3: Tract Map
Attachment 4: Site Photos
15
ITEM 3
HOTEL PARKING LOT, 9010 WEST FRONT
PRE 18-0145 / HOLLAND
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
ATTACHMENT 1: Aerial Photo
PRE 18-0145
Ariel View
16
ITEM 3
HOTEL PARKING LOT, 9010 WEST FRONT
PRE 18-0145 / HOLLAND
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: Site Plan
PRE 18-0145
PROPOSED PROJECT SITE PLAN
Proposed parking lot
17
ITEM 3
HOTEL PARKING LOT, 9010 WEST FRONT
PRE 18-0145 / HOLLAND
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 3: Tract Map
PRE 18-0145
18
ITEM 3
HOTEL PARKING LOT, 9010 WEST FRONT
PRE 18-0145 / HOLLAND
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 4: Allowable uses from PD 23
PRE 18-0145
19
ITEM 3
HOTEL PARKING LOT, 9010 WEST FRONT
PRE 18-0145 / HOLLAND
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
ATTACHMENT 5: Site Photos
PRE 18-0145
View looking to the north
View looking to the northeast
20
ITEM 4
TINY HOME HOTEL, 6000 DEL RIO RD
DEV18-0101 / LAUGHLIN
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
MODULAR RV HOTEL
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
1/23/2019 Kelly Gleason, Senior
Planner
Peter Laughlin, Laughlin
Development Company
DEV18-0101
RECOMMENDATION
Staff recommends DRC:
Review the conceptual site plan, landscape plan, and elevation designs for a lodging use
comprised of 21 modular RV class units and associated amenities, review staff’s
recommendations, and provide recommendations for any potential design modifications.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
6000 Del Rio Rd General
Commercial (GC)
Commercial
Tourist
(CT)
049-131-074,
075
1.8 acres
PROJECT DESCRIPTION
The proposed project includes a tourist lodging use comprised of 20 short-term stay rental units
and one manager’s unit/office. On site amenities include a central gathering space with fire pit
and multiple semi-private patios and decks.
ENVIRONMENTAL DETERMINATION
TBD
APPROVAL PROCESS
☒ DRC ☐ AUP ☒ PC ☐ CC
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ITEM 4
TINY HOME HOTEL, 6000 DEL RIO RD
DEV18-0101 / LAUGHLIN
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
Director’s
Determination –
combination of
Hotel/Motel and RV
park
☐ Allowed, subject to
design review
☒ Conditional –
acreage exception for
RV park
☒ No
☐ Colony Home
☐ Registered Building
☐ Yes, but not deemed
historically significant
☐ Atascadero
☐ Graves
☐ Paloma
☐ Boulder
☐ Other
☒ N/A – Drainage
determined non-
jurisdictional
EXISTING USES
Vacant
SURROUNDING ZONING DISTRICTS AND USES
North: Residential Suburban (RS)
South: Commercial Tourist, RSF-Y (Apple Valley Neighborhood)
East: Highway 101
West: Residential Suburban (RS)
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:
Hotel/Motel & RV Park ☒Yes ☐No With CUP approval
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ITEM 4
TINY HOME HOTEL, 6000 DEL RIO RD
DEV18-0101 / LAUGHLIN
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project Description
The subject site is zoned Commercial Tourist which allows for a variety of tourist serving
uses, including lodging and RV parks, subject to development standards. The proposed
project consists of 21 individual tiny home lodging units on the 1.8 acre site with
associated parking and site amenities.
Analysis
Although the zoning is clearly designed for lodging uses, the design of this project is
unique and requires some interpretation. The City views the proposed use as most
similar to a Motel. However, each unit will be RVIA certified (RV Industry Association)
and will be considered an RV by the State. As such, the State of California will consider
this an RV park and will assume construction permitting authority over the units and the
site. This unique situation and ambiguity in local vs. State definitions and jurisdiction will
require this project to obtain CUP approval before State permits can be sought. The
CUP process will allow the City to apply conditions of the site that govern use and
design, and will allow us to best coordinate our efforts with the State. The process will
also ensure that future modifications to the project are reviewed and approved by the
City. The following analysis is based on zoning standards for a motel use.
1. Use standards
Under the Hotel/Motel use definitions, units with kitchens are limited to 25% of the total
units provided on-site. Out of the 21 total units, 12 are proposed with full kitchen
facilities (including the manager’s unit/office), exceeding the 25% maximum. The
applicant has agreed to modify the units to eliminate full kitchens and provide a wet bar
configuration instead. Because these types of units are regulated by the State’s
Department of Housing and Community Development, some level of kitchen facility is
required. Modifying the configuration of the majority of the units to a wet bar
configuration will allow the project to meet both State and City requirements.
2. Site, fencing, and Landscape Design
The project site is designed with a circular access way serving 20 rental units placed
around the edge of the site. The center of the site houses the manager’s unit /office and
community gathering space. Parking is distributed throughout the site in designated
parking spaces adjacent to the units.
Parking
A total of 28 parking spaces are proposed with an additional space for a utility vehicle to
be used by hotel staff to service and provide goods to the rooms. The code requires a
total of 25 spaces as a Hotel/Motel use. A majority of the park ing spaces are partially
covered by a wood trellis, adding to the site appearance and providing shaded cover.
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ITEM 4
TINY HOME HOTEL, 6000 DEL RIO RD
DEV18-0101 / LAUGHLIN
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Fencing
The applicant is proposing two fencing types throughout the site; a 6 -foot privacy fence
surrounding the site and in key locations adjacent to rental units, and a low, wood-
framed wire mesh fence to define certain common areas. The applicant is proposing a
contemporary horizontal slat design for the privacy fencing in a natural wood color. The
fence is proposed to be setback 10-feet from the Del Rio frontage allowing for
landscape to soften the view of the site from Del Rio Rd. Staff has included
recommended DRC conditions that would require a more rural privacy fence such as a
wood framed wire mesh fence or split rail fence to compliment t he surrounding
residential neighborhoods and the rural character of the surrounding properties.
Setbacks
The proposed units are setback a minimum of 10-feet from the Del Rio frontage and 5-
feet from all other property boundaries. The property directly to the west and north is
vacant and is in escrow with a company that is exploring development options. These
development options will likely include tourist serving and retail uses, therefore the
smaller 5-foot setback would be appropriate. However, if the property is developed as
currently zoned, a greater setback would be appropriate.
Landscape Design
The applicant is proposing landscape and shade trees throughout the site to
compliment the common areas and provide aesthetically pleasing outdoor spaces fo r
guests. Staff has added a condition that the applicant work with staff on ensuring
compliance with City’s water efficiency ordinance as well as to incorporate larger shade
trees adjacent to the parking areas and London Plane Trees along the street fronta ge.
In addition, staff has added a condition that more native landscaping be integrated into
the site for consistency with the adjacent neighborhoods.
3. Architectural Design
The development proposes a combination of 6 unique modular lodging units scattered
throughout the site in addition to the manager’s unit/office. The design of the units is
complimentary and all units include wood siding and porches. The proposed unit colors
range from white to darker earth toned colors. Staff will work with the applicant to
ensure a complimentary color distribution throughout the project site.
4. Site Lighting
Pole lighting is proposed throughout the site as well as building mounted lighting. Staff
is recommending a condition that all pole lighting be decorative and ped estrian in scale,
not to exceed 14-feet in height, and that bollard lighting be included as necessary to
maintain low lighting levels. All building mounted lighting will be required to meet code
requirements for shielding.
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ITEM 4
TINY HOME HOTEL, 6000 DEL RIO RD
DEV18-0101 / LAUGHLIN
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DRC DISCUSSION ITEMS:
Use Standards
Site, Fencing and Landscape design
o Parking and parking stall trellises
o Fencing design and placement
o Setbacks from property boundaries
o Landscape design
Architectural design of proposed lodging units.
o Colors and materials
Site Lighting
ATTACHMENTS:
Attachment 1: DRC Notice of Action
Attachment 2: Location Map and Site Aerial
Attachment 3: Project Plan Set (site, landscape, architecture)
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ITEM 4
TINY HOME HOTEL, 6000 DEL RIO RD
DEV18-0101 / LAUGHLIN
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: Notice of Action
DRC NOTICE OF ACTION
Conditions of Approval: 1. Perimeter fencing shall be designed as a more rural privacy
fence such as wood framed wire mesh or split rail with
landscape providing a majority of the aesthetic screening.
2. All landscaping shall be drought tolerant and compatible with
Sunset Zone 7. Native species shall be incorporated into the
landscape design.
3. Street trees shall be provided at a maximum spacing of 30-feet
on center. Trees shall be London Plane Sycamores.
4. Staff and the applicant will work together to ensure a
complimentary color distribution throughout the project site.
5. All pole lighting shall be decorative and pedestrian in scale, not
to exceed 14-feet in height and bollard lighting shall be included
as necessary to maintain low lighting levels. All lighting shall
comply with the municipal code.
Action/ Decision Summary: To be recorded at meeting conclusion
Meeting Date: January 23, 2019
Project Planner: Kelly Gleason
Senior Planner
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ITEM 4
TINY HOME HOTEL, 6000 DEL RIO RD
DEV18-0101 / LAUGHLIN
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: Location Map and Site Aerial
Subject Site:
6000 Del Rio Rd
CT
CT
RS
RS
RSF-Y
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ITEM 4
TINY HOME HOTEL, 6000 DEL RIO RD
DEV18-0101 / LAUGHLIN
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 3: Proposed Project Plan Set
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ITEM 4
TINY HOME HOTEL, 6000 DEL RIO RD
DEV18-0101 / LAUGHLIN
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
29
ITEM 4
TINY HOME HOTEL, 6000 DEL RIO RD
DEV18-0101 / LAUGHLIN
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
30
ITEM 4
TINY HOME HOTEL, 6000 DEL RIO RD
DEV18-0101 / LAUGHLIN
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
31
ITEM 4
TINY HOME HOTEL, 6000 DEL RIO RD
DEV18-0101 / LAUGHLIN
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
32
ITEM 4
TINY HOME HOTEL, 6000 DEL RIO RD
DEV18-0101 / LAUGHLIN
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
33
ITEM 4
TINY HOME HOTEL, 6000 DEL RIO RD
DEV18-0101 / LAUGHLIN
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
34
ITEM 4
TINY HOME HOTEL, 6000 DEL RIO RD
DEV18-0101 / LAUGHLIN
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
35
ITEM 4
TINY HOME HOTEL, 6000 DEL RIO RD
DEV18-0101 / LAUGHLIN
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
36
ITEM 4
TINY HOME HOTEL, 6000 DEL RIO RD
DEV18-0101 / LAUGHLIN
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
37
ITEM 4
TINY HOME HOTEL, 6000 DEL RIO RD
DEV18-0101 / LAUGHLIN
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
38
ITEM 4
TINY HOME HOTEL, 6000 DEL RIO RD
DEV18-0101 / LAUGHLIN
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
39