HomeMy WebLinkAboutDRC_2019-04-10_AgendaPacket
http://www.facebook.com/planningatascadero
@atownplanning
Scan This QR
Code with your
smartphone to
view DRC Website
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, April 10, 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 MARCH 6, 2019
City of Atascadero Design Review Committee Agenda Regular Meeting, April 10, 2019
Page 2 of 2
http://www.facebook.com/planningatascadero
@atownplanning
Scan This QR
Code with your
smartphone to
view DRC Website
DEVELOPMENT PROJECT REVIEW
2. DESIGN REVIEW OF 5730 EL CAMINO REAL
Design review of a two-story mixed-use building in the downtown on a vacant infill site.
Recommendation: Review the conceptual renderings and provide recommendations
for any potential design modifications. Make a recommendation to Planning
Commission regarding approval of a 15% density bonus through the Conditional Use
Permit process for providing exceptional design quality. (PRE19-0027)
3. DESIGN REVIEW OF 6490 EL CAMINO REAL
Design review of an existing mono-pine cell tower to add 15-feet in height.
Recommendation: Review the conceptual renderings and provide recommendations
for any potential design modifications. (AMND19-0012)
4. DESIGN REVIEW OF 9010 WEST FRONT ROAD
Design review of proposed construction of two solar shade structures in the parking lot of
the Holiday Inn Express.
Recommendation: Review the conceptual renderings and provide recommendations
for any potential design modifications. (PRE19-0028)
5. DESIGN REVIEW OF 6925 EL CAMINO REAL
Design review of proposed construction to infill a 1st floor space of a healthcare building
that is currently used as a driveway.
Recommendation: Review the conceptual renderings and provide recommendations
for any potential design modifications. (PRE19-0030)
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Wednesday, April 24, 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 3/6/2019
Page 1 of 2
ITEM NUMBER:
1
DATE: 4-10-19
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Wednesday, March 6, 2019 – 2:00 P.M.
City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, CA
CALL TO ORDER – 2:04 p.m.
Committee Member Dariz agreed to chair the meeting. Chairperson Dariz called the
meeting to order at 2:04 p.m.
ROLL CALL
Present: Committee Member Duane Anderson
Committee Member Mark Dariz
Committee Member Heather Newsom
Absent: Chairperson Roberta Fonzi (excused absence)
Committee Member Jamie Jones (excused absence)
Staff Present: Community Development Director, Phil Dunsmore
Assistant Planner, Mariah Gasch
Recording Secretary, Annette Manier
Others Present: Shana Reiss, Reiss Design Studio
APPROVAL OF AGENDA
MOTION: By Committee Member Anderson and seconded
by Committee Member Newsom to approve the
Agenda.
There was Committee consensus to approve the
Agenda.
PUBLIC COMMENT
None.
Chairperson Dariz closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF DRAFT MINUTES OF JANUARY 23, 2019
1
DRC Draft Minutes of 3/6/2019
Page 2 of 2
ITEM NUMBER:
1
DATE: 4-10-19
MOTION: By Committee Member Anderson and seconded
by Committee Member Newsom to approve the
Consent Calendar.
There was Committee consensus to approve the
Consent Calendar.
DEVELOPMENT PROJECT REVIEW
2. DESIGN REVIEW OF 8783 EL CAMINO REAL
Guest House Grill is proposing to remodel the existing restaurant façade by
constructing a new wooden awning that would be made up of painted or stained
wood beams with concrete bases to be wrapped in stone veneer. The awning
would be structurally independent and does not tie into the existing building
structure.
Recommendation: Review the conceptual renderings and provide
recommendations for any potential design modifications. (PRE19-0011)
Assistant Planner Gasch presented the project and answered questions from the
Committee. Applicant Shana Reiss gave a presentation on the project and stated that
the project will provide a bigger space for customers to wait outside, and Guest House
Gill will coordinate with existing tenants before work commences.
PUBLIC COMMENT
The following members of the public spoke during public comment: Shana Reiss.
Chairperson Dariz closed the Public Comment period.
This item was approved by the Committee. Staff and the applicant will work together on
bird protection and rain gutters.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Dunsmore gave an update on projects within the City. Director Dunsmore stated
that the meeting for March 13, 2019, will be cancelled. The next DRC meeting is
tentatively scheduled for Wednesday, March 27, 2019.
ADJOURNMENT– 2:20 p.m.
The next regular meeting of the DRC is tentatively scheduled for March 27, 2019, at 2:00
p.m.
MINUTES PREPARED BY:
_________________________________________________
Annette Manier, Recording Secretary/Administrative Assistant
2
ITEM 2
5730 El Camino Real, Colony Lofts
PRE 19-0027 / Zappas
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
Downtown Mixed-Use, Colony Lofts
5730 El Camino Real
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
4/10/19 Callie Taylor
Senior Planner
Max Zappas PRE19-0027
RECOMMENDATION
Staff Recommends to the DRC:
1. Review the conceptual renderings and provide recommendations for any potential
design modifications.
2. Recommend the Planning Commission approve a 15% density bonus through the
Conditional Use Permit process for providing exceptionally high design quality.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
5730 El Camino Real,
Atascadero, CA 93422
Downtown (D) Downtown
Commercial (DC)
030-818-055 0.202 acres
PROJECT DESCRIPTION
A new mixed-use building is proposed on a vacant infill lot at 5730 El Camino Real in the
downtown. The building includes 2,500 sq. ft. of commercial space on the ground floor facing
El Camino Real, and five (5) residential units. Four (4) units are proposed on second floor, and
one (1) accessible unit is proposed on the ground floor behind the commercial. The project
includes a request for a 15% density bonus for providing exceptionally high design quality.
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____32______
CEQA Guidelines § 15332
☐ No Project - § 15268
Ministerial Project
3
ITEM 2
5730 El Camino Real, Colony Lofts
PRE 19-0027 / Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project Description / Summary
A new mixed-use building is proposed on a vacant infill lot at 5730 El Camino Real in
the downtown, next door to Bru Coffeehouse and A-1 Mobility. The ground floor
proposes a 2,500 square foot commercial space on El Camino Real. A covered front
patio is located at the entrance and can be utilized for outdoor dining.
Behind the commercial space, one (1) accessible residential unit is proposed on the
ground floor at 1,544 square feet with two bedrooms plus an office. Four (4) 2-bedroom
residential units are proposed on the second floor, at approximately 1200 square feet
each.
DRC DISCUSSION ITEMS:
Site Design and Floor Plan Layout
The site plan is well thought out to efficiently provide all code required amenities for the
residential units. Each residential unit is provided a private outdoor patio or balcony, and
there is laundry in each unit. Five (5) single car garage spaces are located at the back
of the building on the ground floor and are accessed from the alley adjacent to Highway
101. Tandem parking is provided in front of the garages so that each unit has two
parking spaces, and one guest space is provided on site. A screened trash enclosure is
located next to alley at the back of the site. The residential units are accessed by a 5-
foot walkway along the south side of building, which is secured by private gates at each
side of the lot. Separation between the new building and the adjacent downtown
buildings also allows light and air to enter the sides of the residential units so that
bedrooms can be provided towards the middle of the building.
The Atascadero Zoning Ordinance permits residential units in the Downtown
Commercial zone only when located on the second or third floors ; however, there is a
provision in AMC Section 9-3.330 which allows an exception for accessible units. The
code section states that if a project is required to provide a unit in compliance with the
Americans with Disabilities Act, the accessible unit may be located on a first floor. A first
floor unit shall be located in a non-storefront location.
California Building Code (Section 1102A.3) requires that buildings with three (3) or more
for rent dwelling units, or four (4) or more condominium units, shall provide 10% of the
units as accessible units. The project proposes five (5) multifamily residential units, and
therefore one unit must be accessible. This can be provided by either installing an
elevator to the upper floors, or through the provision identified above which allows the
required unit to be located on the ground floor behind the commercial. The project
proposal is consistent with the accessible standards of the CBC and the zoning
regulations of the City’s Municipal Code.
4
ITEM 2
5730 El Camino Real, Colony Lofts
PRE 19-0027 / Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Architecture and Materials
The proposed building at 5730 El Camino Real is designed in accordance with the
Downtown Design Guidelines and the City’s Appearance Review Manual. The building
is well articulated with architectural design details to complement the surrounding
historic downtown buildings. The architectural detailing and materials on the f ront
façade are high quality and traditional, yet unique to this new building. The brick
proposed on the front façade and the color scheme compliment nearby historic
buildings, as well as the Carlton Hotel and the future La Plaza project. The lower
wainscot molding on the front columns is cast concrete, and upper trim and cornices are
to be made of foam trim. The plans specify hand troweled plaster to achieve a flat
exterior finish consistent with historic structures.
The facades are balanced with careful consideration to window and door placement.
The large aluminum storefront windows facing El Camino Real are scaled appropriately
to the building and provide a traditional downtown commercial façade. An appropriate
area is designated across the front for high quality signage. The second floor residential
units include balconies overlooking El Camino Real, and are adorned with metal railings
and symmetrically placed windows and doors. Side and rear elevations are not very
visible; however, still incorporate basic architectural detailing such as the roof cornice,
arched brick above the windows and garages, and rear balconies. Utilities and trash are
screened. Solid gates at the four corners of the building provide security for the
residential units which access the side walkways.
Density Bonus
Based on the 0.202 acre lot size of the subject site, and the 20 unit per acre maximum
density allowed in the Downtown Commercial zone, the site is permitted up to four (4)
units. General Plan Policy 2.1, Program 2 allows a 15% density bonus for exceptionally
high design quality, which can be approved through the Conditional Use Permit
process. A 15% density bonus would provide 4.65 units, which is rounded up to five (5)
units. The proposed project is exceptionally well designed and would be an asset to the
downtown. City staff recommends approval of the density bonus based on the high
quality design, and as provided by General Plan Policy 2.1.
Conditions of approval had been included in the draft DRC Action Form to ensure that
the high quality materials and design details identified on the preliminary plans are
implemented during construction. Use of metal or wood storefronts, windows and doors,
rather than a modern vinyl, is imperative to ensure historic compatibility for the new
structure. The hand troweled plaster, brick veneer, and other details will be verified at
time of building permits and during construction. These high quality materials add to the
construction costs, and are often eliminated or modified at the construction phase to cut
costs. However, when a density bonus is awarded for providing high quality design, it is
critical to maintain a high level of quality throughout the project.
5
ITEM 2
5730 El Camino Real, Colony Lofts
PRE 19-0027 / Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Summary
The addition of an infill mixed-use building at this location enhances the downtown and
fulfils several goals and policies of the General Plan and the Downtown Revitalization
Plan. Economic development is strengthened by a new high quality commercial space
in the heart of the downtown. The project provides streetscape appeal, improved retail
and restaurant opportunities, and additional multifamily housing within the downtown.
The project is consistent with the Downtown Design Guidelines and the Appearance
Review Manual. Staff recommends a 15% density bonus be approved through the
Conditional Use Permit process for providing exceptionally high quality archit ecture and
design.
ATTACHMENTS:
Attachment 1: Zoning Map
Attachment 2: Aerial Photo vacant lot
Attachment 3: DRC Action Form
Attachment 4: Proposed Preliminary Design Plans
6
ITEM 2
5730 El Camino Real, Colony Lofts
PRE 19-0027 / Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Zoning Map
PRE 19-0027
Subject Site
5730 El Camino Real
7
ITEM 2
5730 El Camino Real, Colony Lofts
PRE 19-0027 / Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Aerial Photo vacant lot
PRE 19-0027
Subject Site
5730 El Camino Real
8
ITEM 2
5730 El Camino Real, Colony Lofts
PRE 19-0027 / Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: DRC Action Form
PRE 19-0027
Conditions & Recommendations:
1. Design of the facades and site shall be in substantial conformance with the project plans
dated March 5, 2019, by Studio Design Group.
2. The high quality materials and design details identified on the preliminary plans shall be
implemented during construction. Windows, doors, and the commercial storefront shall be
metal/aluminum or wood, not vinyl. Stucco shall be hand troweled plaster. Lower floor
wainscot moldings shall be concrete or similar high quality material. Foam trim may be used
on upper floors.
3. Project shall comply with all standards and code requirements of the Municipal Code and the
California Building Code, including but not limited to the sign ordinance, landscape and
fencing standards, lighting standards, multifamily development standards, and the Downtown
Commercial zoning district standards. Approval of the preliminary design shall not constitute
any waiver of code requirements.
4. Landscape shall be provided within large planter boxes and large pots as identified on the
site plan. Drip irrigation with automatic timer controllers shall be installed to ensure
vegetation survives.
5. Site density shall conform to Municipal Code and General Plan standards. A Conditional Use
Permit shall be processed in accordance with General Plan Policy 2.1, Program 2 for the
15% density bonus requested for exceptionally high design quality. An application and fees
for the CUP shall be submitted, and the project will be reviewed by the Planning
Commission.
9
ITEM 2
5730 El Camino Real, Colony Lofts
PRE 19-0027 / Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 4: Proposed Preliminary Design Plans (Dated March 5, 2019)
PRE 19-0027
See Attached
10
11
EXIST
.07"
TREE
NEW TRE
E
CL
CL875.95 FS876.71 FS879.03 FS879.24 FSCONFORM1.5%3.9%879.14 FS876.45 FS1.5%878.00 FS1%5%
MAX.878.46 FS878.50 FS5.0%878.46 FS876.76 FS876.65 FS5.0%
MAX
875.95 FS6" CONCRETE CURB 878.56 FS880.08 FS880.03 FS1%880.42 FSCONFORM880.13 FS5%
MAX.
875
876
877
878
879
876877
876877878
878877878879
879880
880879EX. 6" SSEX. 2" PE GAS MAINEX. EPASPHALT OVERLAY TO BE
INSTALLED OVER 1/2 THE
STREET (ALLEY) WIDTH
PLUS 10' IN ACCORDANCE
WITH MUNICIPAL CODE
SECTION 9-4.160
EX. JP
S
EX. HIGHWAY FENCE LINEEX. 4" PEM GASEX. 10" HCP GASEX. FENCE LINEEL CAMINO REALMATCH EXISTING GRADE @ ASPHALT82.00' N58°54'25"W30.00' S31°09'54"W 15.00' S58°54'25"E95.00' S31°09'54"W
125.00' N31°09'54"E
67.00' S58°54'25"E880
879.92 FSCONFORM879.51 FSCONFORM879.14 FSCONFORM879.29 TCEXIST879.98 TCEXIST2%
MAX.
2%
MAX.
2%
MAX.DRAIN1
SITE PLAN REFERENCE NOTES
1.SITE NOTES
FF 878.6'FF 878.6'
FF 879.94'
FF 878.50'
FF 877.16'
FF 876.74'
FF 876.32'
FF 875.90'
FF 877.58'10'-0"4'-0"10'-8"TYP.18'-0"12'-0"5'-0"10'-8"TYP.18'-0"
TYP.
20'-0"
TYP.8'-0"TYP.5'-3"5'-9"9'-4"A0El Camino Real Mixed Use
5730 El Camino, Atascadero , CA
These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the
drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC.
3/1/19SITE PLAN EXHIBIT 0 10 20
12
A1El Camino Real Mixed Use
5730 El Camino, Atascadero , CA
These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the
drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC.
CL
CL875.95 FS876.71 FS879.03 FS879.24 FSCONFORM1.5%3.9%879.14 FS876.45 FS1.5%878.00 FS1%5%
MAX.878.46 FS878.50 FS5.0%878.46 FS876.76 FS876.65 FS5.0%
MAX
875.95 FS6" CONCRETE CURB 878.56 FS880.08 FS880.03 FS1%880.42 FSCONFORM880.13 FS5%
MAX.MATCH EXISTING GRADE @ ASPHALT879.92 FSCONFORM879.51 FSCONFORM879.14 FSCONFORM879.29 TCEXIST879.98 TCEXIST2%
MAX.
2%
MAX.
2%
MAX.DRAIN2nd F.F. =
894.94'
R
DW
FP
P
W
D
KING76x80LIN.
+9' CLG.
+9' CLG.
+8' CLG.KING76x80RP FPWDDWKING76x80RPFPWDDW
PATIO
PATIO
PATIO
PATIO
R
DW
FP
P
W
DKING76x80 LIN.
+9' CLG.
+9' CLG.
+8' CLG.
OPEN TO
BELOW
B
STORAGE
C
STORAGE
E
STORAGE
D
STORAGE
R
DW
FP
P
W
D KING76x80LIN.
+9' CLG.
+9' CLG.
+8' CLG.
R
DW
FP
P
W
D
KING76x80LIN.
+9' CLG.
+9' CLG.
+8' CLG.
2nd F.F. =
891.44'
UNIT B
LIVING ROOM
UNIT B
KITCHEN
UNIT B
POWDER
UNIT B
BR 1UNIT B
BR 2
UNIT B
BATHROOM
UNIT C
LIVING ROOM
UNIT C
KITCHEN
UNIT C
POWDER
UNIT C
BR 1
UNIT C
BR 2
UNIT C
BATHROOM
UNIT D
LIVING ROOM
UNIT D
KITCHEN
UNIT D
POWDER
UNIT D
BR 1
UNIT D
BR 2
UNIT D
BATHROOM
UNIT E
LIVING ROOM
UNIT E
KITCHEN
UNIT E
POWDER
UNIT E
BR 1 UNIT E
BR 2
UNIT E
BATHROOM
DEMO PLAN REFERENCE NOTES
1.EXISTING WALL TO REMAIN.
1
EXISTING WALL
WALL LEGEND
1
DEMO PLAN 2 REF NOTES
1.NOTE EXISTING PLAN 2EXIST
.07"
TREE
NEW TRE
E
CL
CL875.95 FS876.71 FS879.03 FS879.24 FSCONFORM1.5%3.9%879.14 FS876.45 FS1.5%878.00 FS1%5%
MAX.878.46 FS878.50 FS5.0%878.46 FS876.76 FS876.65 FS5.0%
MAX
875.95 FS6" CONCRETE CURB 878.56 FS880.08 FS880.03 FS1%880.42 FSCONFORM880.13 FS5%
MAX.MATCH EXISTING GRADE @ ASPHALT879.92 FSCONFORM879.51 FSCONFORM879.14 FSCONFORM879.29 TCEXIST879.98 TCEXIST2%
MAX.
2%
MAX.
2%
MAX.DRAINPRDW
NEW 3 1/2" FRAMED WALL
NEW 5 1/2" FRAMED WALL
EXISTING WALL
NEW MASONRY WALL
WALL LEGEND
NEW MASONRY WALL 2
ROOMROOM
UNIT A
GARAGE
UNIT B
GARAGE
UNIT C
GARAGE
UNIT D
GARAGE
UNIT E
GARAGE
RETAIL
1st F.F. =
879.94'
ELECTRICAL
FIRE RISER
+7'-6" CLG.
+8'-0" CLG.
+10' CLG.
+9' CLG.
+9' CLG.
+9' CLG.
OPEN TO ABOVE
PATIO
OPEN TO ABOVE
W/ TRELLIS
W
D+7'-6" CLG.
+8'-0" CLG.
+10' CLG.
APARTMENT
1st F.F. =
878.50'
OPEN TO ABOVE
FP
PATIO
OPEN TO ABOVE
W/ TRELLIS
KING76x80+8'-0" CLG.
+9' CLG.
+9' CLG.
+7'-6" CLG.+8'-0" CLG.
+9' CLG.
+9' CLG.
+9' CLG.
OPEN TO ABOVE
PATIO
OPEN TO ABOVE
W/ TRELLIS
+10' CLG.
PATIO
W/ 2ND STORY
ABOVE
PATIO
W/ 2ND STORY
ABOVE
+10' CLG.
+9' CLG.
+10' CLG.UNISEXRESTROOMATTIC
ACCESS
36"-96"STORAGE CABINETSATTIC
ACCESS
36"-96"STORAGE CABINETSATTIC
ACCESS
36"-96"STORAGE CABINETS36"-96"STORAGE CABINETS36"-96"STORAGE CABINETSATTIC
ACCESS
ATTIC
ACCESS
UNISEXRESTROOMUNIT A
LIVING ROOM
UNIT A
KITCHEN
UNIT A
MASTER BATH
UNIT A
BATH
UNIT A
MASTER BR
UNIT A
BR 2
UNIT A
OFFICE
RETAIL
TRASH
FF 878.6
FF 878.6
+7'-6" CLG.
+8'-0" CLG.
FLOOR PLAN REFERENCE NOTES
1.NEW WALL.
1
0 8 163/1/191ST FLOOR PLAN
13
A2El Camino Real Mixed Use
5730 El Camino, Atascadero , CA
These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the
drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC.
CL
CL875.95 FS876.71 FS879.03 FS879.24 FSCONFORM1.5%3.9%879.14 FS876.45 FS1.5%878.00 FS1%5%
MAX.878.46 FS878.50 FS5.0%878.46 FS876.76 FS876.65 FS5.0%
MAX
875.95 FS6" CONCRETE CURB 878.56 FS880.08 FS880.03 FS1%880.42 FSCONFORM880.13 FS5%
MAX.MATCH EXISTING GRADE @ ASPHALT879.92 FSCONFORM879.51 FSCONFORM879.14 FSCONFORM879.29 TCEXIST879.98 TCEXIST2%
MAX.
2%
MAX.
2%
MAX.DRAIN2nd F.F. =
894.94'
R
DW
FP
P
W
D
KING76x80LIN.
+9' CLG.
+9' CLG.
+8' CLG.KING76x80RP FPWDDWKING76x80RPFPWDDW
PATIO
PATIO
PATIO
PATIO
R
DW
FP
P
W
DKING76x80 LIN.
+9' CLG.
+9' CLG.
+8' CLG.
OPEN TO
BELOW
B
STORAGE
C
STORAGE
E
STORAGE
D
STORAGE
R
DW
FP
P
W
D KING76x80LIN.
+9' CLG.
+9' CLG.
+8' CLG.
R
DW
FP
P
W
D
KING76x80LIN.
+9' CLG.
+9' CLG.
+8' CLG.
2nd F.F. =
891.44'
UNIT B
LIVING ROOM
UNIT B
KITCHEN
UNIT B
POWDER
UNIT B
BR 1UNIT B
BR 2
UNIT B
BATHROOM
UNIT C
LIVING ROOM
UNIT C
KITCHEN
UNIT C
POWDER
UNIT C
BR 1
UNIT C
BR 2
UNIT C
BATHROOM
UNIT D
LIVING ROOM
UNIT D
KITCHEN
UNIT D
POWDER
UNIT D
BR 1
UNIT D
BR 2
UNIT D
BATHROOM
UNIT E
LIVING ROOM
UNIT E
KITCHEN
UNIT E
POWDER
UNIT E
BR 1 UNIT E
BR 2
UNIT E
BATHROOM
DEMO PLAN REFERENCE NOTES
1.EXISTING WALL TO REMAIN.
1
EXISTING WALL
WALL LEGEND
1
DEMO PLAN 2 REF NOTES
1.NOTE EXISTING PLAN 2
0 8 163/1/192ND FLOOR PLAN
14
15
16
4'-5"1%878.46 FS878.50 FS5.0%878.46 FS876.76 FS878.56 FS20'-11 1/2"23'-4"10'-0"PDWWD+8'-0" CLG.APARTMENT1st F.F. =878.50'FPKING76x80ATTICACCESS36"-96"STORAGE CABINETSATTICACCESS36"-96"STORAGE CABINETSATTICACCESS36"-96"STORAGE CABINETS36"-96"STORAGE CABINETS36"-96"STORAGE CABINETSATTICACCESSATTICACCESSF.F. =887.00'MEZZANINESTORAGE / MECH.2nd F.F. =894.94'BSTORAGECSTORAGEESTORAGEDSTORAGERDWFPPWDKING76x805'-0"5'-0"LIN.4'-1"+9' CLG.+9' CLG.+8' CLG.RDWFPPWDKING76x805'-0"5'-0"LIN.4'-1"+9' CLG.+9' CLG.+8' CLG.2nd F.F. =891.44'3'-0"6'-10"20'-6"28'-0"28'-0"11'-4"12'-6"11'-3"5'-11"6'-2"5'-7"5'-8"20'-11 1/2"10'-0"10'-0"6'-2"11'-6"5'-8"20'-11 1/2"106'-8"10'-0"5'-11"6'-2"5'-7"FF2: 894.94'
FF1: 879.94'
GARAGE
COMMERCIAL SPACE
UPSTAIRS UNIT
UPSTAIRS UNIT
ACCESSIBLE UNIT
6'-10"
+887.00 LANDING
+879.94 RETAILWD
+887.33 FF MEZ .
+878.50 APARTMENT7'-8"+894.94 FF2 FRONT
STORAGE
+887.00 MEZZANINE
STORAGE
+891.44 FF2 REAR
6'-9"A5El Camino Real Mixed Use
5730 El Camino, Atascadero , CA
These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the
drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC.
VERTICAL CIRCULATION SECTION
LONGITUDINAL SECTION
MEZZANINE STORAGE / MECHANICAL
F.F. =
887.00'
MEZZANINE
STORAGE / MECH.
17
5 1/4"9"2 3/4"4"2"4 1/4"1"
FOAM TRIM - A
SURFACE MOUNTED
FOAM TRIM W/ STUCCO
COLOR COAT FINISH 1/4"11"
FOAM TRIM - A
1'-3 3/4"11"
5"3"3"4"5"6"3/4"FOAM TRIM - B
SURFACE MOUNTED
FOAM TRIM W/ STUCCO
COLOR COAT FINISH
FOAM TRIM - C
SURFACE MOUNTED
FOAM TRIM W/ STUCCO
COLOR COAT FINISH
3"6"1 3/4"4"1"2"1/4"FOAM TRIM - C
FOAM TRIM - D 2"1"
FOAM TRIM - E
SURFACE MOUNTED
FOAM TRIM W/ STUCCO
COLOR COAT FINISH 1'-1 1/4"9 1/4"3/4"6"3"3"5 1/4"3 1/2"4"FOAM TRIM - E
FOAM TRIM - F
SURFACE MOUNTED
FOAM TRIM W/ STUCCO
COLOR COAT FINISH 9"5"1 3/4"4"3"1"1"2"1"1/4"FOAM TRIM - F
FOAM TRIM - CFOAM TRIM - DENTIL
SURFACE MOUNTED
FOAM TRIM W/ STUCCO
COLOR COAT FINISH 6"3"4"
EQUALLY SPACED
AS INDICATED ON
ELEVATION
1'-0"1'-0"3"X3" FLEUR DE LIS
DALTILE "EARTHEN ART" TILES
COLOR: "MARTINI OLIVE"
NATURAL GREY GROUT
6"X6" AVIGNON DECO
DALTILE "EARTHEN ART" TILES
COLOR: "MARTINI OLIVE"
NATURAL GREY GROUT
ACCENT TILE DETAIL
A6El Camino Real Mixed Use
5730 El Camino, Atascadero , CA
These drawings are instruments of service and are the property of STUDIO DESIGN GROUP ARCHITECTS, INC. All designs and other information on the
drawings are for use on the specified project and shall not be used without the expressed written consent of STUDIO DESIGN GROUP ARCHITECTS, INC.18
ITEM 3
Monopine Height Extension
AMND19-012 / American Tower Corporation
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
Downtown Cell Tower Height Extension
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
4/10/19 Kelly Gleason American Tower Corporation AMND 19-0012
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION ZONING DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
6490 El Camino
Real Downtown (D) Downtown
Commercial (DC) 030-191-017
Approximately
1,250sf lease
area
RECOMMENDATION
Staff Requests the Design Review Committee:
1. Review the proposed height extension for an existing cell tower (faux pine tree) and
direct the applicant to make any modifications to the design as necessary.
PROJECT DESCRIPTION
The applicant proposes to add 15-feet in height to the existing cell tower. This extension is
necessary in order to accommodate the La Plaza project development. The project also
includes a new perimeter wall and gate.
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: § 15301
Existing Facilities
☐ No Project - § 15268
Ministerial Project
19
ITEM 3
Monopine Height Extension
AMND 19-0012 / American Tower
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
Telecommunication
Facility
☐ Allowed
☒ Conditional
☐ Yes
☒ No
☐ Atascadero
☐ Graves
☐ Paloma
☐ Boulder
☐ Other
☒ N/A
☐ Registered Building
☐ No historical significance
EXISTING USES
Mono-pine cell tower
SURROUNDING ZONING DISTRICTS AND USES
North: South: East: West:
Downtown
Commercial
Downtown
Commercial
Downtown
Commercial Hwy 101
AVERAGE SLOPE VEGETATION
<10% None
DENSITY / FLOOR AREA RATIO
☐ RSF-X / LSF-X: 4 units per acre
☐ RMF-10: 2-10 units per acre
☐ RMF-20: 20-24 units per acre
☐ CP/CR/CS/CN/DO/DC: Max 20
units per acre
☒ Other: N/A
☐ State Density Bonus
Requested
☐ Density Bonus for High
Quality Architecture
☐ City Inclusionary Housing
Density Bonus
☐ Inclusionary Housing
Required
☐ Floor Area Ratio (FAR)
(Total square foot of building
compared to the size of the
property)
ZONING ORDINANCE / MUNICIPAL CODE STANDARDS / CITY POLICIES
City Standards Meets Requirements Exception Requested
Setback standards (AMC 9-4.103) ☒Yes ☐No
Height Standards (AMC 9-4.111) ☐Yes ☒No
Landscaping (AMC 9-4.124) ☒Yes ☐No
Fencing Standards (AMC 9-4.128) ☒Yes ☐No
Lighting Standards (AMC 9-4.137) ☒Yes ☐No
20
ITEM 3
Monopine Height Extension
AMND 19-0012 / American Tower
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Water Efficient Landscaping (AMC Title 8,
Chapter 10 ) ☒Yes ☐No
Use Classification Standards:
“Telecommunications Facility” ☒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
Aerial Map
DISCUSSION:
Project History
A 63-foot high cell tower was
established at the subject location
in 1997 with a conditional use
permit. (CUP 97-009). In 2002 an
amendment to the use permit
was approved to allow for co-
location and to convert the pole
into a stealth pole to resemble a
pine tree (the term “monopine” is
used by wireless companies to
describe a faux pine tree cell
tower). The request was
approved and the monopine was
installed shortly after.
In 2017, the La Plaza project was
approved by the City Council.
The project encompasses this
site and multiple properties to the
North. Following approval of the
project the applicant team was
made aware that American Tower
retained an easement for Radio Frequency (RF) transmission through the property and
that the easement prevented construction from impeding the easement rights . Following
many months of discussion and negotiation, American Tower concluded that the
21
ITEM 3
Monopine Height Extension
AMND 19-0012 / American Tower
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
development may proceed if the tower is raised to allow the wireless facility to clear the
height of the building. The La Plaza project features a three story mixed use building
with a tower feature that extends above the third floor. In order to maintain cellular
signal range, the applicant is requesting to extend the monopine height by 15-feet.
Project Description / Summary
The cell facility extension would include the placement of additional faux trunk and
branches to extend the carrier antennas to a height of 70-feet. The tower would extend
to a total height of 80-feet with faux branching extending to a maximum total height of
86-feet. The proposal also includes replacement of the existing equipment enclosure
material.
Site Plan
Analysis
Tower Height. The applicant is proposing to increase the height of the monopine by 15-
feet to provide a total height of 80-feet for the tower and 86-feet for the additional faux
pine screening material (faux tree branches). The maximum height in the Downtown
Commercial Zoning District for this type of facility is 55-feet. The original CUP approval
in 1997 approved a height exception to allow the tower to be up to 65 -feet. The 2002
CUP amendment maintained tower height but allowed additional height for the faux pine
material.
The increased height is needed to accommodate the taller La Plaza mixed-use
development. The previous commercial building on the site was a single -story building,
however; the La Plaza development is approved as a three story structure with a tower
feature that extends to a fourth floor. The height of the La Plaza building is 45 -feet with
the tower extending to just above 60-feet. The additional cell facility height will allow the
co-located carriers to maintain their existing cell signal range. A condition is proposed to
22
ITEM 3
Monopine Height Extension
AMND 19-0012 / American Tower
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
require the replacement of any existing faux branches that are faded or in a state of
disrepair to ensure that there will be no visible color difference between the new and
existing pine structure.
PROPOSED
23
ITEM 3
Monopine Height Extension
AMND 19-0012 / American Tower
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Equipment Enclosure. The existing equipment enclosure is a combination of wood and
chain-link fencing. The proposal includes the construction of a new enclosure utilizing
concreate block and steel gates. Staff has added a condition that dark colored, split -
faced block be used and that brick pilasters be added to the corners facing the La Plaza
building to provide architectural consistency. Landscaping of the enclosure will be
completed with the La Plaza development.
DRC DISCUSSION ITEMS:
1. Tower Height.
2. Equipment Enclosure.
ATTACHMENTS:
1. Notice of Action
2. Conceptual Plans
24
ITEM 3
Monopine Height Extension
AMND 19-0012 / American Tower
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Notice of Action
AMND19-0012
DRC NOTICE OF ACTION
Conditions of Approval: 1. All existing faux pine material shall be replaced as needed to
ensure color and quality compatibility with the newly added pine
material.
2. Equipment enclosure shall be constructed of dark color split
face block with brick clad pilasters at the corners facing the La
Plaza buildings and parking area.
3. The facility shall be maintained in perpetuity in a manner
consistent with the CUP approval, including continued upkeep
and maintenance of the pine material and replacement of such
should it become faded or in a state of disrepair.
Action/ Decision Summary: To be recorded at meeting conclusion
Meeting Date: April 10, 2019
Project Planner: Kelly Gleason
Senior Planner
25
ITEM 3
Monopine Height Extension
AMND 19-0012 / American Tower
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Conceptual Plans
AMND 19-0012
26
ITEM 3
Monopine Height Extension
AMND 19-0012 / American Tower
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
27
ITEM 3
Monopine Height Extension
AMND 19-0012 / American Tower
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
28
ITEM 3
Monopine Height Extension
AMND 19-0012 / American Tower
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
29
ITEM 4
Holiday Inn Solar Canopies
PRE 19-0028 / 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
Holiday Inn Solar Structures
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
4/10/2019 Mariah Gasch
Assistant Planner
Jerry Holland (owner)
Charlie Schluter
PRE 19-0028
RECOMMENDATION
Staff Recommends to the DRC:
Review the proposed project and provide recommendations for any potential design
modifications.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR PARCEL
NUMBER(S)
SITE
AREA
9010 West Front Road
Atascadero, CA 93422
General
Commercial
(GC)
Commercial
Retail (CR) /
Planned
Development
Overlay Zone
No. 23
056-131-024 1.72-acres
PROJECT DESCRIPTION
The applicant is proposing to install two solar shade structures within the Holiday Inn Express
parking lot. The structures will be located adjacent to north and south property lines.
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 § 15303
☐ No Project - § 15268
Ministerial Project
30
ITEM 4
Holiday Inn Solar Canopies
PRE 19-0030 / Holland
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project Description / Summary
The subject property is a freeway facing parcel located on West Front Road. The parcel
is within the Commercial Retail Zoning district (CR) but is also governed by Planned
Development (PD) Overlay Zone No. 19. The PD covers the hotel site, the 3 restaurant
pads (Marston’s, Starbucks, and Jack-in-the-Box) and the newer residential sites to the
west. The site is neighbored on the west by multi -family properties and by commercial
properties to the north and south.
The applicant is proposing the installation of two solar shade structures within the
Holiday Inn parking lot. The structures are proposed to be built nearly parallel to the
north and south property lines. The structure at the north property line will cover 13
parking spaces and be approximately 125 feet long by 19 feet wide. The structure at the
south of the property will cover 4 parking spaces and be approximately 46 feet long by
19 feet wide. The height of the structure will be dependent on the angle at which the
solar panels must be placed. The plans submitted show a height of approximately 20
feet which includes a clearance height maximum of 18 feet with an additional two feet to
accommodate the cross beams and solar modules. The maximum height that
engineering allows is approximately 22 feet.
The solar system is not reflected in the master plan of development for the property.
However, staff does not expect them to visually change the development’s compatibility
with the surrounding community. However, the addition of shade for parking spaces
combined with the opportunity to produce solar energy is a factor in considering the
placement of the structures. Similar structures have been placed at many of the school
sites around the County.
DRC DISCUSSION ITEMS:
Color
The plans submitted do not show a proposed color for the two new solar structures.
However, the applicant has suggested painting them a tan color similar to the color
seen on the surrounding buildings.
Staff Recommendation
Staff recommends that the applicant paint the new structures a darker brown color to
match the frame of the monument sign outside of the hotel.
Design
The proposed structures would be made of steel. The structure at the north property line
will be approximately 125 feet long by 19 feet wide. The structure at the south of the
31
ITEM 4
Holiday Inn Solar Canopies
PRE 19-0030 / Holland
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
property will be approximately 46 feet long by 19 feet wide. The structures’ minimum
clearance height would be 16 feet high with a maximum clearance height of
approximately 18 feet. Including the solar panels themselves, the maximum height of
the structure would be approximately 22 feet.
Staff Recommendation
Staff has no recommendations. The maximum height is within the height limitations for
the zoning district.
ATTACHMENTS:
Attachment 1: Aerial View
Attachment 2: Site Pictures
Attachment 3: Site Plan
Attachment 4: North Structure Elevations
Attachment 5: South Structure Elevations
Attachment 6: DRC Action Form
32
ITEM 4
Holiday Inn Solar Canopies
PRE 19-0030 / Holland
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Aerial View
PRE 19-0028
Proposed solar
structures
Holiday Inn
Express
33
ITEM 4
Holiday Inn Solar Canopies
PRE 19-0028 / 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 2: Site Pictures
PRE 19-0028
North Property Line South Property Line
34
ITEM 4
Holiday Inn Solar Canopies
PRE 19-0028 / 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 3: Site Plan
PRE 19-0028
Proposed Solar
Structures
35
ITEM 4
Holiday Inn Solar Canopies
PRE 19-0030 / Holland
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 4: North Structure Examples
PRE 19-0028
36
ITEM 4
Holiday Inn Solar Canopies
PRE 19-0030 / Holland
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 5: South Structure Examples
PRE 19-0028
37
ITEM 4
Holiday Inn Solar Canopies
PRE 19-0028 / 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 6: DRC Action Form
PRE 19-0028
CITY OF ATASCADERO
Community Development Department
6500 Palma Avenue | Atascadero, CA 93422 | Phone: (805) 461-5035 | www.atascadero.org
DRC Action Form
Project #: PRE19-0028
Project Title: Drive through Infill
Planner/ Project Manager: Mariah Gasch
DRC Review Date(s): 4/10/19
Final Action: DRC PC CC
Conditions & Recommendations:
Yes No
Staff recommends that the applicant paint the new structures a darker color to blend in with
the surrounding area.
38
ITEM 5
Drive-thru Infill
PRE 19-0030 / Lewis
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
El Camino Real Drive-Thru Infill
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
4/10/19 Mariah Gasch
Assistant Planner
Peter Lewis (owner)
RRM Design Group
PRE 19-0030
RECOMMENDATION
Staff Recommends to the DRC:
Review the conceptual renderings and provide recommendations for any potential design
modifications.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
6925 El Camino Real,
Atascadero, CA 93422
Downtown (D) Downtown
Commercial
030-513-012 1.64 Acres
PROJECT DESCRIPTION
The applicant is proposing to infill a first floor space of a healthcare office building that is
currently used as a driveway. The infill will create a new 1,600- square foot building shell and
increase the patio of existing office space on the second floor directly over it. The façade is
designed to match that of the existing building, including stucco walls, matching paint and large
multi-paned windows.
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 § 15303
☐ No Project - § 15268
Ministerial Project
39
ITEM 5
Drive-thru Infill
PRE 19-0030 / Lewis
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Section of existing
building where
infill is proposed
Zoning Map
40
ITEM 5
Drive-thru Infill
PRE 19-0030 / Lewis
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project Description / Summary
The building is located on the intersection of El Camino Real and Highway 41 and hosts
the healthcare offices of the First California Physician Partners. The building faces El
Camino Real and has a rear parking lot adjacent to the highway. The driveway currently
has three access points, two off of Highway 41 and one off of El Camino Real. The
driveway from El Camino Real is covered and was once used as a drive-thru ATM
service for a former bank tenant.
The applicant is proposing a building remodel involving the conversion of the old drive-
thru into a new 1600-square foot building shell. The new space would extend
approximately ten (10) feet north and south beyond the boundaries of the second floor.
As a result, the office spaces above the proposed addition would receive approximately
237 square feet of patio space on the north side of the building and 245 square feet of
patio space on the south side of the building. The applicant is also proposing new
hardscaping and landscaping on both sides of the addition as well as three new parking
spots.
DRC DISCUSSION ITEMS:
Architecture and Color
The applicant is proposing for the new space to match the facade of the existing
building. The addition will have two main facades on the North and South of the
structure. The plans submitted show both facades as having exterior stucco walls which
are scheduled to be painted an off-white shade named “Swiss Coffee.” The south
facade which faces El Camino Real is proposed to have two storefront windows which
are ten (10) feet tall and approximately six and a half (6.5) feet wide. The northern
facade facing the parking lot will have the same design and will include the entrance to
the new space. All windows are proposed to be multi-paned with black, metal trim. The
new patio space on the second floor will be contained with metal railing on the sides
connected to stucco walls on the corners. The railing will match that of the existing
building.
Staff Recommendations
Staff has no recommendations as the applicant is proposing to match the existing
façade.
Frontage Improvements and Landscaping
The proposed addition would completely fill in the existing driveway that passes
underneath the second floor. The applicant must install the curb, gutter, and sidewalk at
the existing driveway approach as part of their required frontage improvements. These
improvements are reflected in their plans and are in compliance with the downtown
design standards. The plans submitted show the addition of hardscaped and
41
ITEM 5
Drive-thru Infill
PRE 19-0030 / Lewis
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
landscaped areas at front and rear of the structure. The applicant is proposing to plant
three new street trees (London Plane Sycamores) along El Camino Real. There is no
new lighting proposed as part of the frontage improvements. The site plan also shows
an extension of the paved walkway behind the structure which will replace the driveway
approach to the existing drive through . The new paved area will help accommodate
three new parking spaces. There is no landscaping shown for the extension of this walk
way.
Staff Recommendations
Staff recommends installing acorn street lights along El Camino Real in accordance with
Downtown Design Guidelines. The street lights should alternate with the street trees
proposed which will require changing the placement of the street trees. The spacing
should be similar to the street lights and trees at Colony Square.
Staff recommends that the owner include landscaping on the edge of the walkway
extension in front of the three new parking spaces. The applicant should provide a
landscape plan that is consist with the Water Efficient Landscape Ordinance and shows
all new landscaping associated with the remodel.
Parking
The existing healthcare uses utilize a common parking area that parallels Morro Road.
The applicant is proposing the addition of three new parking spaces to the existing
parking lot as part of the remodel. The plans submitted state that the new space will
remain an empty shell until a tenant is found. Since the future use of the space is
unknown, the parking requirements are unknown. Therefore, construction can move
forward; however, parking requirements may need to be analyzed prior to any use being
established for the new space. In the downtown, most land uses rely on shared parking,
and few land uses (except office and residential) require any parking. Fortunately, the
office uses in this location have a peak parking demand that is different than the Galaxy
Theatre. If land uses in this building exceed the City’s parking requirements, then the
applicant may apply for a parking exception that acknowledges shared parking or other
off-site parking.
Staff Recommendations
Staff has no recommendations at this time. Parking requirements will not affect
issuance of the building permit.
Summary
The proposed infill of this space is in alignment with downtown goals. It will eliminate an
attractive nuisance (gathering location for homeless), it will provide additional street
parking and on-site parking, it will enhance the appearance of the building, and it will
eliminate a non-conforming drive through space, while providing additional floor space
in the downtown at the City’s gateway.
42
ITEM 5
Drive-thru Infill
PRE 19-0030 / Lewis
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENTS:
Attachment 1: Existing Façade
Attachment 2: Proposed Façade Rendering
Attachment 3: Proposed Elevations
Attachment 4: Site Plan
Attachment 5: Site Plan with Staff Recommendations
Attachment 6: DRC Action Form
43
ITEM 5
Drive-thru Infill
PRE 19-0030 / Lewis
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: Existing Facade
PRE 19-0030
44
ITEM 5
Drive-thru Infill
PRE 19-0030 / Lewis
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 2: Proposed Façade Rendering
PRE 19-0030
45
ITEM 5
Drive-thru Infill
PRE 19-0030 / Lewis
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 3: Proposed Elevations
PRE 19-0030
46
ITEM 5
Drive-thru Infill
PRE 19-0030 / Lewis
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 4: Site Plan
PRE 19-0030
47
ITEM 5
Drive-thru Infill
PRE 19-0030 / Lewis
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 4: Site Plan with Staff Recommendations
PRE 19-0030
Install acorn street lights in
compliance with downtown
standards. Alternate street lights
and street trees.
Provide landscaping on the
edge of the walkway extension
in front of the three new parking
spaces.
48
ITEM 5
Drive-thru Infill
PRE 19-0030 / Lewis
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: DRC Action Form
PRE 19-0030
CITY OF ATASCADERO
Community Development Department
6500 Palma Avenue | Atascadero, CA 93422 | Phone: (805) 461-5035 | www.atascadero.org
DRC Action Form
Project #: PRE19-0030
Project Title: Drive-Thru Infill
Planner/ Project Manager: Mariah Gasch
DRC Review Date(s): 4/10/19
Final Action: DRC PC CC
Conditions & Recommendations:
Yes No
Install Acorn Street lights along El Camino Real in accordance with downtown area
standards. The street lights should alternate with the street trees proposed which will require
changing the placement of the street trees. The spacing should be similar to the street lights
and trees at Colony Square.
Provide landscaping on the edge of the walkway extension in front of the three new parking
spaces. The applicant should provide a landscape plan that is consist with the Water
Efficient Landscape Ordinance and shows all new landscaping associated with the remodel.
49