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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, July 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 MAY 22, 2019
City of Atascadero Design Review Committee Agenda Regular Meeting, July 10, 2019
Page 2 of 2
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DEVELOPMENT PROJECT REVIEW
2. DESIGN REVIEW OF 2 COMMERCIAL BUILDINGS AT 1920 EL CAMINO REAL
(DEL RIO TACO BELL AND RETAIL)
Design review of two commercial buildings totaling approximately 8,000 square feet. One
building is proposed as a drive-through restaurant. The project includes shared access
with adjacent developments.
Recommendation: Staff requests the DRC review the proposal for a retail
development and direct the applicant to make any modifications to the site or building
design as necessary. (DEV19-0026)
3. DESIGN REVIEW OF NEW GAS STATION, CONVENIENCE STORE AND
RESTAURANT AT 9550, 9590 EL CAMINO REAL
Design review of a gas station, 3,000 sf convenience store, and 1,400 sf restaurant at the
corner of El Camino Real and Montecito Ave. The project proposes access from Montecito
Ave. and shared access using an existing commercial center driveway off El Camino Real.
Recommendation: Staff requests the DRC review the proposed design for a service
station and direct the applicant to make any modifications to the site or building design
as necessary. (PRE19-0034)
4. DESIGN REVIEW OF MICRO COMMUNITY AT 4711 EL CAMINO REAL
Design review of a proposed project that includes 26 detached one and two-story single-
family micro-homes and a four-story mixed-use/live-work building along the El Camino
Real frontage. The project has a total of 30 residential units and 70 on-site parking spaces.
Recommendation: Staff requests the DRC review the preliminary plans and provide
comments. (DEV19-0049)
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Wednesday, August 14, 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 5/22/2019
Page 1 of 3
ITEM NUMBER:
1
DATE: 7-10-19
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Wednesday, May 22, 2019 – 2:00 P.M.
City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, CA
CALL TO ORDER – 2:00 p.m.
Chairperson Fonzi called the meeting to order at 2:00 p.m.
ROLL CALL
Present: Chairperson Roberta Fonzi
Committee Member Duane Anderson
Committee Member Mark Dariz
Committee Member Jamie Jones
Absent: Committee Member Heather Newsom (excused absence)
Staff Present: Community Development Director, Phil Dunsmore
Senior Planner, Kelly Gleason
Associate Engineer, Mike Bertaccini
Recording Secretary, Jessica Gibson
Others Present: Scott Newton (applicant)
Blaine Reely
APPROVAL OF AGENDA
MOTION: By Committee Member Dariz and seconded
by Committee Member Anderson to approve the
Agenda.
There was Committee consensus to approve the
Agenda.
PUBLIC COMMENT
None.
Chairperson Fonzi closed the Public Comment period.
1
DRC Draft Minutes of 5/22/2019
Page 2 of 3
ITEM NUMBER:
1
DATE: 7-10-19
CONSENT CALENDAR
1. APPROVAL OF DRAFT MINUTES OF APRIL 10, 2019
MOTION: By Committee Member Dariz and seconded
by Committee Member Anderson to approve the
Consent Calendar.
There was Committee consensus to approve the
Consent Calendar.
DEVELOPMENT PROJECT REVIEW
2. DESIGN REVIEW OF MINI STORAGE AT 11450 VIEJO CAMINO AND
11505 EL CAMINO REAL
Design review of a mini-storage facility with approximately 57,000 square feet of
storage space and a caretaker’s residence.
Recommendation: Make a recommendation to Planning Commission on the
proposed architecture and site design. (DEV18-0103)
Director Dunsmore gave background on the project and Senior Planner Gleason
presented the project and answered questions from the Com mittee. Applicant Scott
Newton, and the project engineer Blaine Reely, gave input and answered questions from
the Committee.
PUBLIC COMMENT
None.
Chairperson Fonzi closed the Public Comment period.
DRC ITEMS FOR DISCUSSION:
1. Building and Site Design
The Committee was in agreement with staff’s recommendation to minor changes
to the buildings, colors, walls, elevations, landscaping, and materials. The wall
shall have a natural appearance and the material will be a cast fit with dark
contrasting colors with the columns being darker.
The Committee discussed compatibility of the General Plan as well as the creek flow and
set back.
The item will need to come back to DRC for landscaping, fencing, signage and banners
after the Planning Commission and any other agencies have reviewed the item.
The plan shall come back to DRC if any major changes are made.
2
DRC Draft Minutes of 5/22/2019
Page 3 of 3
ITEM NUMBER:
1
DATE: 7-10-19
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Dunsmore gave an update on upcoming items that wil l be presented to the
Committee, as follows:
There will be a new site plan and building elevations at the intersection of Del Rio
Rd. & El Camino Real with changes to the Specific Plan to allow for a new business
park.
Barrel Creek development – a General Plan Amendment to allow for a new
commercial brewery and multi-housing project.
ARCO gas station, Santa Rosa Rd.
San Jacinto Center-micro home community.
ADJOURNMENT– 3:24 p.m.
The next regular meeting of the DRC is tentatively scheduled for June 26, 2019, at 2:00
p.m.
MINUTES PREPARED BY:
_________________________________________________
Jessica Gibson, Recording Secretary
Administrative Support Assistant
The following Exhibit is available in the Community Development Department:
Exhibit A – letter from Rosaline Jo Rancour
3
ITEM 2
Del Rio Retail
DEV 19-0026 / MP Annex, LLC
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
Atascadero Design Review Committee
Staff Report – Community Development Department
Del Rio Taco Bell & Retail
MEETING
DATE PROJECT PLANNER APPLICANT / CONTACT PLN NO.
7/10/19 Kelly Gleason MP Annex, LLC / Patti Whelen DEV19-0026
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR PARCEL
NUMBER(S)
SITE
AREA
1920 El
Camino Real
General
Commercial (GC)
Commercial
Tourist (CT)
049-131-035, 050,
083
Approximately
1.41 acres
RECOMMENDATION
Staff Requests the Design Review Committee:
1. Review the proposal for a retail development and direct the applicant to make any
modifications to the site or building design as necessary.
PROJECT DESCRIPTION
The applicant is proposing two new structures designed to accommodate retail and fast food
uses. The design includes the two buildings and a landscaped surface parking lot with
walkways. The site provides connections to the adjacent approved hotel and gas station sites.
ENVIRONMENTAL DETERMINATION – To Be Determined
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
☐ No Project - § 15268
Ministerial Project
4
ITEM 2
Del Rio Retail
DEV 19-0026 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project History
This property is currently
vacant and is adjacent to
the Del Rio Specific Plan
area with the new Hilton
Hotel under construction
and an approved gas
station on the adjacent
property to the north. The
project site is outside the
Del Rio Specific Planning
Area but is affected by
improvements required at
the Del Rio/ECR
intersection and Del Rio
overpass.
Project Description / Summary
The subject site is approximately 1.41 acres in size. The applicant proposes a 6,000
square foot retail building and 2,000 square foot drive-through restaurant with 32
parking spaces. The project is designed to share access with the adjacent hotel and gas
station developments. Since the new restaurant is requesting a drive-through the project
is subject to a Conditional Use Permit which will require Planning Commission Review.
Proposed
site for
development
5
ITEM 2
Del Rio Retail
DEV 19-0026 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Composite Area Plan
Analysis
Site Design
The project shares access off El Camino Real with the adjacent gas station that was
approved late last year. Building A, with 6,178 square-feet of retail space, is located at
the rear of the site, adjacent to Highway 101. The proposed drive -through, Building B, is
located at the corner of Del Rio Rd and El Camino Real. The drive through lane wraps
the building and is located between the public road and the buildi ng. Landscape
buffering is provided between the drive aisle and the adjacent public streets to soften
the visual appearance of the drive-through lane. A pedestrian pathway connects the
sidewalk on El Camino Real to the patio area for Building B.
The project site also connects to the hotel parking lot to the north. This allows for
connectivity between business patrons and provides a fire access route that allows
access to all buildings through the site.
Patio spaces are provided in front of the drive -through restaurant and retail buildings to
allow for outdoor dining and flexible commercial spaces. Landscaped drainage basins
are positioned around the site, providing functional visual interest from Del Rio Rd and
Highway 101. Trash enclosures are located with the parking lot and are screened by
adjacent landscaping.
Project
Site
6
ITEM 2
Del Rio Retail
DEV 19-0026 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Project Site Plan
Parking
The parking lot is designed with vegetated medians and tree canopy coverage. Per the
Atascadero Municipal Code a minimum of 54 parking spaces are required. The project
is providing 64 parking spaces and 3 bike racks located adjacent to Building B. The
Municipal code also requires landscape fingers for shade trees every 8 parking spaces.
Staff is recommending that landscape fingers be added to the interior parking
banks and the parking bank adjacent to Building A. Staff also recommends
adding large planter urns for small shade trees for the patio in front of Building B.
Del Ro Specific Plan Road Improvements
The Del Rio Specific Plan calls for a round -about at the intersection of Del Rio and El
Camino as well as both the interchange on - and off-ramps. The project site is outside of
the Specific Plan area; however, the site is ad jacent to these improvement areas. The
current site plan does not reflect areas needed to construct the round -about
improvements. Staff is currently working on an amendment to the Specific Plan that
looks at alternative land-use scenarios and alternative road improvements that do not
include round-abouts. It is likely that these modified land use scenarios will eliminate the
need for round-abouts, allowing this development to proceed as proposed. Should this
not be the case, any site redesigns will be brought back to the DRC for review and
recommendation.
Recommended
additional parking
lot landscape fingers
7
ITEM 2
Del Rio Retail
DEV 19-0026 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Architectural Design
The commercial center is designed with a contemporary theme, consistent with the new
hotel approved to the north. The contemporary look will also be complimentary to the
contemporary custom-styled gas station and car wash to the north.
Façade materials include light and darker grey stucco, wood-appearance wall panels,
horizontal siding, and simple metal trellises. Trellises wrap around the rear of Building A
to provide visual interest facing the freeway. A trellis feature is also provided over the
front patio of Building B facing El Camino Real. Both buildings include contemporary
metal awnings.
BUILDING A DESIGN
BUILDING B DESIGN
8
ITEM 2
Del Rio Retail
DEV 19-0026 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Landscaping
Landscaping includes street trees and
perimeter planters around the buildings.
Stormwater retention has been
incorporated into landscape areas
throughout the site. The site is sunken
below the northbound freeway on-ramp
elevation. Landscape buffering from the
freeway includes trees and shrubs.
Sign Program
The purpose of the Del Rio Sign
Program is to create a set of consistent
standards for lessee signage with the
Del Rio Retail Center, which includes
the proposed retail center and the
approved gas station to the north. The
goal is to consolidate signage for these
2 sites, limiting the number of pole signs
along the freeway frontage and creating
a consistent center image over multiple
properties under the control of different
owners.
One freeway pylon sign is proposed just north of the project
site located within a landscape planter on the adjacent
hotel property. This pylon is in addition to the exclusive
hotel pylon sign located farther to the north on the hotel
property. The proposed pylon sign is just over 42 -feet in
total height. The design includes a concrete base with
bronze signage panel, consistent with the center design as
well as complimentary to the adjacent hotel and gas station
architecture. Atascadero Municipal Code allows one square
foot per linear foot of freeway oriented business frontage.
Building A has a total of 207 feet of freeway oriented
frontage towards the Highway 101; however, AMC9-15.010
sets a maximum square footage of 150 square feet. The
proposed design totals 61 square feet. The pylon sign
design dimensions are compliant with the Atascadero
Municipal Code.
A monument sign is proposed adjacent to the entry
driveway off El Camino Real. The sign matches the
materials of the pylon sign with a bronze panel face for
individual tenant signs to be mounted to and a landscape
planter at the base surrounded by a concrete curb. The sign
POLE SIGN ELEVATION
FREEWAY VIEW
9
ITEM 2
Del Rio Retail
DEV 19-0026 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
design dimensions are compliant with the Atascadero Municipal Code (AMC9-15.009).
Staff is recommending that the Taco Bell sign mounted to the bronze panel be
constructed of individual letters consistent with the other tenant signage. In
addition, staff recommends that this sign be externally illuminated.
Building wall signage is proposed on Building A facing Highway 101 and the parking lot.
The proposed sign program allows for a variety of sign types including awning,
projecting, wall mounted, and hanging signs. Each listed sign type has specific
standards to ensure consistency throughout the developme nt.
Taco Bell signage (Building B) is proposed on all 4 elevations with a majority of the
signs located on the wood panel clad tower. Additional signage is included above the
main entrance and at the beginning of the drive -through lane. Atascadero Municipal
Code allows for an aggregate total of 150 square feet of signage. The signage proposal
for Building B consists of 122.6 square feet of sign area.
MONUMENT SIGN
BUILDING A
10
ITEM 2
Del Rio Retail
DEV 19-0026 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The proposed sign program is largely compliant with the Atascadero Municipal Code
(AMC9-15). Each proposed sign design is compliant with Atascadero code. The
proposed sign program does not exceed the maximum allowed square footage
threshold per tenant space. The program also describes chalkboard signs and window
lettering. These alternative forms of signage do not contribute to the aggregate total
area allowance but must conform to existing Atascadero codes.
DRC DISCUSSION ITEMS:
1. Site and Landscape Design.
2. Architectural Design.
3. Signage
ATTACHMENTS:
1. Notice of Action
2. Site Plan
3. Architectural Plans
4. Sign Program
BUILDING B
11
ITEM 2
Del Rio Retail
DEV 19-0026 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Notice of Action
DEV 19-0026
DRC NOTICE OF ACTION
Conditions of Approval: 1. Street trees shall be provided at a maximum spacing of 30-feet
on center. Trees shall be London Plane Sycamores.
2. No internally illuminated flat faced cabinet signage shall be
permitted, consistent with AMC
3. All tenant signs on the monument sign shall be individual
letters. Business logos will be permitted providing the material
is compatible with the individual letter design.
4. Landscape fingers to accommodate parking area shade trees
shall be added where parking blocks exceed 8 spaces.
Action/ Decision Summary: To be recorded at meeting conclusion
Meeting Date: July 10, 2019
Project Planner: Kelly Gleason
Senior Planner
12
ITEM 2
Del Rio Retail
DEV 19-0026 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Site / Landscape Plan
DEV 19-0026
13
ITEM 2
Del Rio Retail
DEV 19-0026 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Architectural Plans
DEV 19-0026
14
ITEM 2
Del Rio Retail
DEV 19-0026 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
15
ITEM 2
Del Rio Retail
DEV 19-0026 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 4: Sign Program
DEV 19-0026
16
ITEM 2
Del Rio Retail
DEV 19-0026 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
17
ITEM 3
Fueling Station
PRE19-0034 / Arco
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
Fueling Station
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
7/10/2019 Kelly Gleason Arco / Jeannette Verdugo PRE19-0034
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION ZONING DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
9550 El Camino
Real
General
Commercial
(GC)
Commercial
Tourist (CT) 056-071-011 Approximately
1.4 acres
RECOMMENDATION
Staff Requests the Design Review Committee:
1. Review the proposed design for a service station and direct the applicant to make any
modifications to the site or building design as necessary.
PROJECT DESCRIPTION
The proposed project consists of a gas station, 3,000 square foot convenience store, and 1,400
square foot restaurant at the corner of El Camino Real and Montecito Ave. The project
proposed access from Montecito Ave and shared access using an existing commercial center
driveway off El Camino Real. The project site is 1.38 acres.
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
☒ No Project - § 15268
Ministerial Project
18
ITEM 3
Arco Gas Station
PRE 19-0034
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project History
The subject parcel is located at the
intersection of Montecito Avenue and El
Camino Real. The site is the current location
of a restaurant (Garcia’s) that faces El
Camino Real as well as a single family
residence at the rear of the property.
Project Description / Summary
The property is zoned Commercial Tourist
(CT) and is approximately 1.5 acres. The
front of the parcel faces El Camino Real.
Montecito Avenue runs adjacent to the
southern property line. An access easement
for the project is recorded over the driveway
off EL Camino Real that serves the adjacent
commercial center.
The applicant is proposing the construction
of a fueling station with eight pumps, electric
vehicle charging spaces, and an approximately 4,600 square foot indoor store and
restaurant space. The restaurant will have an outdoor eating area covered by a trellis
facing Montecito Avenue.
ANALYSIS:
Site Design and Access.
The development area will occupy approximately 0.9 acres, or 60%, of the site. The
project area will include a new convenience store and restaurant, fuel dispenser
canopy, and parking. The project is accessed from 3 driveways: two approaches along
the northern property line from the adjacent commercial access easement; and one
along the southern property line off of Montecito Avenue. Since the site is a former fuel
station site, there are former underground fuel tanks and potential underground soil
contamination at this site. The applicant will need to work with the County
Environmental Health Division to remediate the site and obtain a site clearance letter
prior to issuance of construction permits from the City.
Existing Restaurant
Existing Residence
19
ITEM 3
Arco Gas Station
PRE 19-0034
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Site Plan
Parking
The applicant proposes 35 parking spaces for the project, including two electric vehicle
spaces, one handicap space, and 16 spaces at the fueling station. The municipal code
requires a total 37 spaces for the two uses on the property; 26 spaces for the restaurant
and 12 spaces for the convenience store. Staff recommends that the applicant
include two additional bike racks to reduce the total number of required parking
spaces to 35 in order to comply with AMC parking standards.
Architectural Design
Building Design
The overall design of the building is a generic, corporate design, common to Arco fuel
stations nationwide. Staff is encouraging a design that is custom to our vicinity and
reflects Atascadero. The proposed building façade will use a combination of stacked
stone, wood-appearance panels, and stucco. The main color theme consists of white
and tan with medium toned wood accents. Tile roofs are proposed on tower elements.
The primary façade facing El Camino Real includes white stucco exterior walls with 2
Shared Driveway with
adjacent commercial
development
Healy tank
location
Outdoor dining
area
Monument Sign
location
20
ITEM 3
Arco Gas Station
PRE 19-0034
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
wood-look tower features and 2 stucco tower with a darker tan. Storefront windows face
El Camino Real and Montecito Ave. Contemporary steel awnings are proposed which
will be accented in orange, consistent with corporate colors for AMPM. An
approximately 3-4 foot stacked stone base is proposed wrapping the entire building.
The proposed rear façade and easement-facing facade have minimal design features
with no windows or entrances.
Side Elevations
Front Elevation – facing El Camino Real
Rear Elevation – Facing K-man and Tastee Freeze
Staff recommends the following modifications:
1. Consider the use of brick veneer instead of stacked stone, and increase the
height of the brick or stacked stone base in areas without windows
Facing entry access easement Facing entry Montecito
21
ITEM 3
Arco Gas Station
PRE 19-0034
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
2. Eliminate white from the stucco color palate and choose varying earth
toned colors.
3. Widen the wrapped parapet tower feature on the rear of the building and
add a trellis/awning feature with landscaping.
4. The color of the service door on the rear of the building should be a dark
brown color to match the wood-grain wall paneling.
5. Steel awnings should be black or dark grey in color. (color banding counts
toward sign area – see sign discussion below)
6. Eliminate cornice and replace with a minimal wall cap.
7. Add a wall trellis to the side elevation facing the adjacent commercial
development and as an appropriate landscape area for vines.
Gas Pump Canopy
The pump canopoy is designed to be compatible witht the building architecture including a tile
roof and stucco columns with a stacked stone base. Signage is porposed on the facia of the
canopy as discussed below.
Landscaping
The applicant has presented a landscape concept plan that shows areas for
landscaping but does not call out specific plant species. Once design review has been
completed and the site plan is determined to be in conformance with city codes and
appearance review standards, a more detailed site landscape plan will be provided for
staff review. The concept plan shows an approximately 20-foot landscape buffer
between El Camino real and the drive aisle for the gas p umps. The current plan shows
a meandering walk with trellises within this landscape area, adjacent to the public
sidewalk. An approximately 15-foot landscape planter is provided along the Montecito
Ave frontage in addition to a covered outdoor dining patio with decorative pavement.
Landscaping is included through the parking lot within landscape fingers allowing for
shade tree planting. A new sidewalk is proposed between the project site and the
existing adjacent commercial development to facilitate connectivity between the sites.
The site is approximately 1.4 acres and only 0.9 acres of the site is proposed for
development. The existing non-conforming residence is required to be demolished once
the site is developed with conforming uses. The Atascadero Mu nicipal Code (AMC 9-
4.125(b)(2)) requires that all areas of the site not shown for development be
landscaped. The applicant is currently proposing hydroseed with native grasses or a
similar groundcover creating the long term appearance of a vacant site.
22
ITEM 3
Arco Gas Station
PRE 19-0034
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Staff recommends the following modification/conditions for the project
landscaping:
1. Eliminate the meandering path adjacent to the public sidewalk. Frontage
landscaping should include medium shrubs and grasses such as deer
grass, manzanita, ceanothus, sage, etc.
2. Provide vines where wall trellises are conditioned.
3. Street trees shall be planted at 30-feet on center along the Montecito and El
Camino real frontages. Trees shall be London Plane Sycamore trees.
4. Shade trees shall be included in all parking lot landscape fingers.
5. The Healy tank shall be relocated to an area of the site where additional
landscaping can be provided OR the landscape planter surrounding the
proposed tank shall be increased in size to allow for adequate screening.
6. All landscaping shall be drought tolerant and comply with State and local
regulations.
7. Taller shrubs shall be used adjacent to the trash enclosure to provide
adequate screening.
8. Areas not proposed for development shall include an interim landscape
plan. The interim landscape plan shall be installed prior to occupancy of
the Arco station.
Signage
The design proposal includes wall mounted signage for both tenant spaces. The AMP M
sign is designed at approximately 23 square feet square-feet, which complies with the
sign ordinance maximum allowable area. The restaurant space includes a wall sign
facing El Camino Real. Staff expects that any future tenant may also request signage
facing Montecito Ave. Per the Atascadero municipal Code, 150 square-footage is
permitted for the total area of all tenant signage and signage can be located on the 2
street facing facades. The proposed signage meets these standards. No internally
illuminated cabinet signs will be permitted. All signage types must conform to the
municipal code standards.
The design team is showing externally illuminated changeable advertising signage on
the façade facing El Camino real. This type of signage is not permitted by code.
The canopy includes the ARCO name and logo on the sides facing El Camino Real and
Montecito Ave. The logo hangs over, and protrudes above, the edge of the fascia. The
canopy also includes color banding specific to the corporate colors. The banding is
illuminated by a blue light.
A monument sign is proposed at the corner of Montecito and El C amino Real. The
Atascadero Municipal Code allows for monument signs. The sign is located within a
landscape planter, as required by code. Size and height will need to conform to code
standards. A condition has been included that the monument sign design be consistent
with the building architecture.
23
ITEM 3
Arco Gas Station
PRE 19-0034
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Staff recommends the following modifications related to signage:
1. Color banding on the canopy does not provide enhancement or
consistency with the Mediterranean architectural style. Color banding and
associated lighting strip should be eliminated.
2. The canopy logo should be decreased to fit entirely on the fascia.
3. Changeable copy wall signage should be eliminated, consistent with code
standards.
4. Signage shall be permitted facing Montecito Ave for the restaurant tenant
provided that the total area for all tenant signage does not exceed 150
square-feet.
DRC DISCUSSION ITEMS:
1. Architectural Design – General Recommendations
2. Landscape Design – General recommendations
3. Signage – recommendation to Hearing Officer for increased AMPM signage
4. Signage – General Recommendations
ATTACHMENTS:
1. Notice of Action
2. Aerial Image
3. Site / Landscape Plan
4. Elevations
24
ITEM 3
Arco Gas Station
PRE 19-0034
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Notice of Action
PRE 19-0034
DRC NOTICE OF ACTION
Proposed Conditions of Approval:
1. Increase the height of the stacked stone base in areas without windows. Replace
stacked stone with a brick veneer.
2. Eliminate white from the stucco color palate and choose varying earth toned colors.
3. Widen the wrapped parapet tower feature on the rear of the building and add a
trellis/awning feature with landscaping.
4. The color of the service door on the rear of the building should be a dark brown color to
match the wood-grain wall paneling.
5. Steel awnings should be black or dark grey in color. (color banding counts toward sign
area – see sign discussion below)
6. Eliminate cornice and replace with a minimal wall cap.
7. Add a wall trellis to the side elevation facing the adjacent commercial development as
appropriate landscape area for vines.
8. Eliminate the meandering path adjacent to the public sidewalk. Frontage landscaping
should include medium shrubs and grasses such as deer grass, manzanita, ceanothus,
sage, etc.
9. Provide vines where wall trellises are conditioned.
10. Street trees shall be planted at 30-feet on center along the Montecito and El Camino
Real frontages. Trees shall be London Plane trees.
11. Shade trees shall be included in all parking lot landscape fingers.
12. The Healy tank shall be relocated to an area of the site where additional landscaping
can be provided OR the landscape planter surrounding the proposed tank shall be
increased in size to allow for adequate screening.
13. All landscaping shall be drought tolerant and comply with State and local regulations.
14. Taller shrubs shall be used adjacent to the trash enclosure to provide adequate
screening.
15. Areas not proposed for development shall include an interim landscape plan. The interim
landscape plan shall be installed prior to occupancy of the Arco station.
16. Color banding on the canopy does not provide enhancement or consistency with the
Mediterranean architectural style. Color banding and associated lighting strip should be
eliminated.
17. The canopy logo should be decreased to fit entirely on the fascia.
18. Changeable copy wall signage should be eliminated, consistent with code standards.
19. Signage shall be permitted Facing Montecito Ave for the restaurant tenant provided that
the total area for all tenant signage does not exceed 150 square-feet.
Action/ Decision Summary: To be recorded at meeting conclusion
Meeting Date: July 10, 2019
Project Planner: Kelly Gleason
Senior Planner
25
ITEM 3
Arco Gas Station
PRE 19-0034
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Site Plan
PRE 19-0034
26
ITEM 3
Arco Gas Station
PRE 19-0034
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Site / Landscape Plan
PRE 19-0034
27
ITEM 3
Arco Gas Station
PRE 19-0034
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Elevations
PRE 19-0034
28
ITEM 3
Arco Gas Station
PRE 19-0034
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 4: Elevations
PRE 19-0034
29
ITEM 4
Grand Oaks
DEV19-0049 / Cal Coastal Properties
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
Grand Oaks Paseo Mixed-use Planned Development
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
7/10/19 Kelly Gleason, Senior
Planner
kgleason@atascadero.org
Ted Lawton, Cal Coastal
Properties
DEV 19-0049
RECOMMENDATION
Staff recommends the Design Review Committee:
1. Review the preliminary plans and provide comments
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION ZONING DISTRICT
ASSESOR
PARCEL
NUMBER
SITE
AREA
4711 El Camino
Real
General
Commercial (GC)
& High Density
Residential
(HDR)
Commercial Retail (CR),
Residential Multi-Family
(RMF-24),
Planned Development 27
029-271-001 1.71 Acres
PROJECT DESCRIPTION
The proposed project includes 26 detached one and two story single-family micro-homes and a
four-story mixed-use/live-work building along the El Camino Real frontage. Each live/work unit
has approximately 380 square feet of commercial office space on the ground floor and 996
square feet of residential square-footage on the upper floor. The project has a total of 30
residential units and 70 on-site parking spaces.
Four approximately 400 square-foot general commercial units will be located at the ground
floor. In addition, a carport/solar structure provides 16 covered parking spaces and serves as a
shelter for flexible community gathering space. There is a proposed one-story community
building at the northwest corner of the site. Short and long-term bicycle parking is provided
onsite.
ENVIRONMENTAL DETERMINATION
To be determined
30
ITEM 4
Grand Oaks
DEV19-0049 / Cal Coastal Properties
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
PROJECT INFORMATION SNAPSHOT
ZONING ORDINANCE / MUNICIPAL CODE STANDARDS / CITY POLICIES
City Standards Meets Requirements Exception Requested
Setback standards (AMC 9-4.103-.110)
☐Yes ☐No Side & rear setback
exceptions
Height Standards (AMC 9-4.112-113)
☒Yes ☐No
Parking Standards (AMC 9-4.114-121)
☒Yes ☐No
Landscaping (AMC 9-4.124-127) max lot
coverage of 50%
☒Yes ☐No Lot coverage = 28%
Fencing Standards (AMC 9-4.128)
☒Yes* ☐No * with PD language and
recorded documents
Grading Standards (AMC 9-4.138-145)
☒Yes ☐No Stepped retaining walls
proposed
Lighting Standards (AMC 9-4.137)
☒Yes ☐No Per conditions of approval
Water Efficient Landscaping(AMC Title 8,
Chapter 10 ) ☒Yes ☐No
Use Classification Standards:
PD Overlay Zone No. 27 (AMC 9-3.672) ☒Yes ☐No With proposed amendments
DISCUSSION:
Project Background
In 2006, the City Council approved a planned development #27 on the 1.71-acre subject
site. The project consisted of a horizontal mixed-use Planned Development with 40
attached multi-family residential units, 6,498 square feet of commercial retail space, and
2,166 square feet of office/indoor recreational space. One half of the site (0.76-acre) on
El Camino Real frontage retained the Commercial Retail (CR) Zoning designation to
allow for two vertical mixed use buildings, and the back half of the site (0.95 acres) was
changed to Residential Multi-Family. This configuration was found to be consistent with
the City’s mixed-use policy, which requires a maximum of 50% of a mixed-use property
to be reserved for exclusive residential use. Currently, the Tentative Subdivision Map
and Conditional Use Permit have expired; however, the 2006 zoning designations and
PD 27 overlay zone remain in place.
31
ITEM 4
Grand Oaks
DEV19-0049 / Cal Coastal Properties
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
El Camino Court Site Plan – Approved 2006
El Camino Court Elevation
The existing planned development does not allow for ground floor residential uses on
the commercially zoned portion of the property as currently proposed by the applicant.
The expansion of ground floor residential would deviate from the Council ’s mixed-use
policy, which requires a minimum of 50% of the site area to be retained as commercial
zoning.
The applicant believes that the existing topography and the mid-block location of the
site diminish the potential commercial viability of the property and support expansion of
the residential uses.
Staff agrees that this site is difficult to develop with viable commercial uses as it is not
located within the commercial core, is not within a commercial node, and does not
contain sufficient flat land to support anything significant. While the current PD allows
residential uses on the upper portion of the site , increases in the amount of area
devoted to residential use require an amendment to the Planned Development. PD 27
32
ITEM 4
Grand Oaks
DEV19-0049 / Cal Coastal Properties
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
currently allows for a maximum of 40 residential units and 8,664 square-feet of
commercial space (AMC 9-3.672) and refers to a corresponding master plan of
development and tentative tract map. The current proposal, if approved, will amend all
project components for consistency.
Staff supports the concept for small residential units, community living, and shared open
space in an effort to add to the variety of housing types throughout the City and provide
units that are affordable by design without the limitations of a deed restriction that c an
hinder the upward mobility of first time homebuyers. This unique product appears to be
high quality and will meet these objectives.
ANALYSIS:
Site Plan
The site is designed with a single access off El Camino Real. There is a parking area
adjacent to the entry driveway to allow for guest and commercial patron parking. A
mixed-use live/work building and a community building are located adjacent to El
Camino Real providing a storefront appearance along the public street frontage. The
residential units are located along a looped access road with shared open space areas
developed with decks in the center surrounding existing mature oak trees. Additional
parking is provided along the access drive and as parallel spaces in front of individual
unit garages. There is also a solar carport structure that provides tandem parking
spaces for units without garages and can be used as a community gathering space as
needed. The project was designed to retain as many ma ture oak trees as possible.
The project site is zoned Residential Multi-Family (24 units per acre max / 20 units per
acre minimum based on the average property slope of 9.6%) and Commercial retail (20
units per acre max). The Atascadero Municipal Code re quires a minimum density on
multi-family properties to ensure that adequate housing units are provided to meet City,
regional, and state goals. The minimum density for this site based on split zoning is 18
units. The maximum density is 37 units based on the multi-family and commercial areas
combined. The project proposal of 30 housing units falls within this range. The
previously approved PD 27 language allows for a maximum of 40 units including any
density bonus requests.
33
ITEM 4
Grand Oaks
DEV19-0049 / Cal Coastal Properties
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Grand Oaks Micro Community
Concept Map
Grand Oaks Micro Community
Site Plan Proposal
Community
Space
Community
Building
26 detached one
and two story
single-family
micro homes
Mixed-Use Commercial
Retail / Multi-Family
Residential
Car Port, Bike Locker, and
Community Event Space
34
ITEM 4
Grand Oaks
DEV19-0049 / Cal Coastal Properties
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Retaining Walls
Due to site topography, there is a significant elevation difference between the rear units
and the adjacent property to the east. The design team has accommodated this change
in grade by building the garages into the slope at the rear of the site, minimizi ng visual
impacts associated with a single vertical wall and allowing the finished grade to be
raised behind each unit to create an accessible yard from the second floor.
Parking
There are 80 parking spaces provided throughout the site: 28 private carport spaces, 14
reserved resident tandem spaces, 28 guest/commercial spaces, and 10 parallel spaces
in front of private carports. There are also eight off-site parking spaces along El Camino
Real. Using a worst case scenario with all 3-bedroom options chosen for units B, C, and
D, the Atascadero municipal code requires 36 resident spaces, 6 guest spaces, and 4
spaces for the commercial uses for a total of 79 parking spaces. The proposed project
meets the minimum parking required by code.
Parallel parking spaces for guests can be accommodated in front of some of the units.
This design supports the compact nature of the site and minimizes additional pavement
areas. The parallel spaces are 5 feet wide in front of the carport structure with additional
3-feet adjacent to the space within the open carport area (8-feet is the standard width of
parallel parking stalls).
Paving Materials
Decorative paving is proposed at the entry to the project and along the loop road.
Stamped or scored concrete is proposed adjacent to the mixed-use building and the
majority of the guest and commercial parking area. An additional surface is also
proposed to accommodate required emergency drive aisle width. This additional surface
is identified as Decomposed granite on draft plans, however staff suggests that the
additional width utilize alternative all weather surfaces such as pavers.
The fire department requires that the one-way access road through the development be
a minimum of 20-feet wide. This accommodates the City’s ladder truck and stabilizers
as well as traffic evacuating the site. Because a 20 -foot wide road appears wide enough
for two-way traffic, and to not detract from the pedestrian focus of the design concept,
the design team is proposing alternative materials that allow the full width to be
accessible by safety vehicles, but give the appearance of a narrower roadway.
Decomposed granite is proposed along the loop road in areas of parallel parking stalls
and to act as a pedestrian sidewalk when not needed for vehicular access during
emergencies.
DG can be difficult to maintain over time. Staff is recommending that the DG be
replaces with a mountable curb and pavers with the applicants design concept.
Buildings Setbacks
The project includes a tentative tract map to allow for a small lot subdivision of the site.
The map and proposed lot configuration will be submitted once the site plan has been
35
ITEM 4
Grand Oaks
DEV19-0049 / Cal Coastal Properties
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
finalized. The “postage stamp” lots will be not much bigger than the unit foot prints, but
will allow for the individual sale of each detached unit . The PD code text and documents
recorded with the map will govern community open space and site design standards,
including limiting privacy fencing in areas where fencing would conflict with the open
community concept of the design. Privacy fencing would only be allowed for units that
are adjacent to the rear and side property lines. The center units would be prohibited
from erecting privacy fencing. Each unit is designed with a raised entry porch for private
outdoor space. These areas are raised to provide a sense of separation from the
community space without solid visual barriers.
While these setbacks to property lines are less than those normally required for
standard subdivisions, the PD overlay zone is designed to modify development
standards to allow for flexible and creative residential communities. Standard
development setbacks are maintained at the edges of the site to ensure compatib ility
with adjacent properties and open areas between units will be protected by documents
recorded with the map and the master plan of development to ensure that the intent of
the site design is maintained over time.
Architectural Design
The project is designed with an agrarian theme with the residential units taking on a
small country cottage appearance. Materials include horizontal siding, corrugated metal,
standing seam metal roofing, concrete, and faux wood -grain siding, and shingle roofing.
All buildings, including the residential units, are designed with varying roof forms and
undulating façade elements. Upper floors are smaller in floor area than lower floors to
allow for these varied roof forms and added visual interest.
Residential
The applicant is proposing a variety of detached one -, two- and three-story residential
designs ranging from 471 square-feet to 899 square-feet of living area. The units are
designed to be affordable-by-design and the project will be required to comply with the
City Council’s inclusionary housing policy. Units will be a combination of one, two, and
three bedroom floor plans with efficiently designed living spaces. Each unit is designed
with private storage space and laundry facilities . The units along the north and east
property lines also include an understory carport that is built into the slope and acts as a
retaining wall at the rear of each unit as discussed above. The proposed carports
provide two private parking spaces.
Live/Work
The proposed project also includes a mixed-use structure along the El Camino Real
frontage designed with integrated live/work units. The structure includes four office
spaces on the ground floor with attached residential units on the second floor . The
offices will be level with El Camino Real and storefront access will be located off the
public sidewalk.
36
ITEM 4
Grand Oaks
DEV19-0049 / Cal Coastal Properties
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Community Building
The project also includes a community building that has a commercial appearance and
is located along the El Camino Real frontage. Large windows face El Camino Real. The
building is accessed through the interior of the site and a stairway/ramp leading up from
El Camino Real. This provides a transition area from the public to the private domain
without solid visual barriers.
Solar Carport
The proposed project includes a shade structure, which can serve a variety of uses from
parking shelter and bike storage to a covered community gathering space. The structure
is taller to allow for this flexible space design and to allow for the units behi nd the
structure to be seen, providing a more aesthetic layering between the design elements.
In addition, solar panels are integrated in the roof of the structure and the additional
height allows for increased solar exposure.
The bike storage is housed in a tall tower at the side of the carport/shade structure
anchoring the structure and providing efficient bike storage for a minimum of 16 bikes.
Landscaping
The conceptual landscape plan includes in -sidewalk street trees and additional shade
trees placed strategically to avoid conflicts with the existing mature oak trees on -site.
The common areas include a mix of drought tolerant landscaping and synthetic turf.
Decks are included around the existing mature oak trees to provide a community
amenity and visually layered gathering space. Boulders and stepping stones are
provided in key locations and screening shrubs are located along the edges of the site.
The retaining walls at the rear and side of the site are stepped to avoid a single vertical
wall.
Bike Storage
37
ITEM 4
Grand Oaks
DEV19-0049 / Cal Coastal Properties
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Signage
The design team is proposing signage for both the commercial potion of the
development and the residential community. Signage facing El Camino Real includes a
roof mounted project name sign and areas for individual te nant signs. The Atascadero
Municipal Code prohibits roof-mounted signs and staff does recommend that this
development name sign be redesigned as a wall sign or signage incorporated into the
plaza wall between the commercial units and the community building.
Additional community signage is proposed on the sides of the mixed-use building facing
the El Camino plaza space and the vehicular entry drive. A community message board
is also integrated into the side of the bike storage tower.
Community Mural
The design team is proposing to incorporate art into the community. The current
concept is to include a mural on the blank commercial wall of the adjacent San Jacinto
Center. This concept would heighten the aesthetics of the project and would minimize
the impacts of the existing interface between the commercial center and the project site.
Any wall mural in this location would require approval of the adjacent property owner.
Planned Development Benefit Policy
The applicant is proposing to amend a previously approved Planned Development No.
27. Planned Developments allow for deviation in the City’s standards for setbacks,
heights, minimum lot size, etc. in exchange for community benefits that have been
established by the City Council. The Planned Development Policy requires certain
benefits be provided in order to warrant the granting of special or modified development
standards. The benefit chart is shown below.
PD Location Tier 1 Benefits Tier 2 Benefits
Inside of Urban Core
PD-7
PD-17
Custom PD’s
a) Affordable / Workforce Housing
b) High Quality Architectural Design
c) High Quality Landscape Design
d) Buffering between Urban and
Suburban zones (large lot sizes,
increased setbacks, landscape
buffers, etc.)
e) Higher density to meet Housing
Element goals
a) Pocket Parks in larger projects
b) Trails / Walkways for Pedestrian
Connectivity
c) Historic Preservation
Outside of Urban Core
Rural / Suburban Areas
PD-16
Custom PD’s
a) Natural Open Space Preservation a) Multi-Purpose Trails – Equestrian /
Bicycle / Pedestrian
b) Recreational Areas / Facilities
c) Historic Preservation
38
ITEM 4
Grand Oaks
DEV19-0049 / Cal Coastal Properties
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The City Council must find that the amended project provides all Tier 1 benefits,
including high quality landscape and architectural design in order to approve the
Planned Development amendment. When reviewing the proposed project, the DRC
should make a recommendation to the Planning Commission regarding the proposed
project’s ability to provide the design related Tier 1 benefits required for approval of a
Planned Development.
DRC DISCUSSION ITEMS:
DRC Items for Discussion
Site plan
o Paving materials
o Cluster design
o Landscaping
o Setbacks
o Parking
Architecture
o Agrarian design theme – colors, material, individual building designs
o El Camino Real interface
Signage
ATTACHMENTS:
1. Notice of Action
2. Zoning Map
3. Aerial Map
4. Letter in Support of Project
5. Project Design Package
39
ITEM 4
Grand Oaks
DEV19-0049 / Cal Coastal Properties
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Notice of Action
DEV 19-0049
DRC NOTICE OF ACTION
Conditions of Approval:
1. Street trees shall be provided along El Camino Real at a spacing of
30-feet on center. Tree species shall be London Plan Sycamores.
2. All landscaping shall be drought tolerant and compatible with Sunset
Zone 7.
3. DG shall be replaced with pavement. The applicant shall consider a
mountable curb design to maintain the appearance of a pedestrian
zone.
4. The applicant shall work with staff to choose a color palate that
provides consistency through the development while allowing for
individuality for each unit
Action/ Decision Summary: To be recorded at meeting conclusion
Meeting Date: July 10, 2019
Project Planner: Kelly Gleason
Senior Planner
40
ITEM 4
Grand Oaks
DEV19-0049 / Cal Coastal Properties
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Zoning Map
General Plan Designation: General Commerical (GC) / High Density Residential
Zoning District: Commerical Retail (CR) / Residential Multi-Family (24 units/acre)
Project Area
41
ITEM 4
Grand Oaks
DEV19-0049 / Cal Coastal Properties
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Aerial Map
Project Area
42
ITEM 4
Grand Oaks
DEV19-0049 / Cal Coastal Properties
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 4
Letter in support of project from Donna Ellis
43
44
ITEM 4
Grand Oaks
DEV19-0049 / Cal Coastal Properties
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 5: Project Design Package: June 21, 2019 Submittal
See Attached 11x17 plan set
45
1627-01-LP19 JUNE 21, 2019
GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422
T1
DRC REVIEW STUDY
PROJECT TEAM
CLIENT:CAL COASTAL PROPERTIES
ADDRESS:242 EL DORADO WAY
SHELL BEACH, CA. 93449
CONTACT:TED LAWTON
EMAIL:TED@CALCOASTALSLO.COM
PHONE:415.987.6928
ARCHITECT:RRM DESIGN GROUP
ADDRESS:3765 S. HIGUERA, SUITE 102
SAN LUIS OBISPO, CA 93401
CONTACT:EDDIE HERRERA
EMAIL:EMHERRERA@RRMDESIGN.COM
PHONE:805.543.1794
CIVIL ENGINEER:WALSH ENGINEERING
ADDRESS:1108 GARDEN ST., STE 202-204
SAN LUIS OBISPO, CA 93401
CONTACT: MATT WALSH
EMAIL: MATT@WALSHENGINEERING.NET
PHONE: 805 319-4948 X101
LANDSCAPE ARCH:RRM DESIGN GROUP
ADDRESS:3765 S. HIGUERA, SUITE 102
SAN LUIS OBISPO, CA 93401
CONTACT:LANCE WIERSCHEM
EMAIL:LDWIERSCHEM@RRMDESIGN.COM
PHONE:805.543.1794
PROJECT STATISTICS
PROJECT ADDRESS:4711 EL CAMINO REAL
ATASCADERO, CA 93422
APN:029-271-001
LOT AREA: 1.71 ACRES (74,055 SF)
GENERAL PLAN DESIGNATIONS:GENERAL COMMERCIAL (FRONT OF PROPERTY)
HIGH DENSITY RESIDENTIAL (BACK OF PROPERTY)
ZONING:COMMERCIAL RETAIL (CR) - 0.79 ACRES (FRONT OF PROPERTY)
RESIDENTIAL MULTI-FAMILY (RMF-20) - 0.92 ACRES (BACK OF PROPERTY)
PLANNED DEVELOPMENT OVERLAY ZONE NO.27 (PD27)
AFFORDABLE DENSITY PROPOSED
GOV. CODE 65915 (d)(A)
NUMBER OF DEVELOPER INCENTIVES OR CONCESSIONS:
ONE ALLOWED
GOV. CODE 65915 (p)(1)
10% MODERATE-INCOME UNITS
THE INCENTIVE OR CONCESSION PROPOSED TBD IN COORDINATION WITH CITY STAFF PROJECT
ZONING REVIEW. TYPE OF INCENTIVE OR CONCESSION ANTICIPATED ARE REDUCTION IN
SITE DEVELOPMENT STANDARDS SUCH AS MIN. LOT SIZE OR A MODIFICATION OF ZONING OR
ARCHITECTURAL DESIGN REQUIREMENTS, SUCH AS A REDUCTION IN SETBACK OR ALLOWABLE
BUILDING HEIGHT REQUIREMENT S
CURRENT USE:VACANT LOT
ADJACENT USE: COMMERCIAL RETAIL, CHURCH, AUTO DETAILING/SALES, SINGLE-FAMILY RESIDENTIAL
MIN. LANDSCAPE COVERAGE REQUIRED:25% FOR MULTIFAMILY ZONES AND 10% FOR COMMERCIAL ZONES
MAX. LOT COVERAGE ALLOWED: 50%
SITE AVERAGE SLOPE: 9.6%
PROPOSED DENSITY:1.71 ACRES X 20 UNITS = 34 UNITS
MAX. ALLOWABLE BUILDING HEIGHT (TITLE 9-4.113):(CR) 35-FEET, (RMF) 30-FEET (2-STORY MAX.)
MAX. ALLOWABLE LOT COVERAGE (TITLE 9-3.262):(RMF) 50%
PROPOSED MIN. DISTANCE BETWEEN RESIDENTIAL
BUILDINGS
6-FEET
(SHALL COMPLY WITH CALIF. RES. CODE MIN. STANDARDS)
PROPOSED MIN. DISTANCE BETWEEN COMMERCIAL
BUILDINGS
10-FEET
(SHALL COMPLY WITH CALIF. BLDG. CODE MIN. STANDARDS)
PROPOSED EL CAMINO REAL SETBACK 0-FEET
(ENCROACHMENT OF OVERHEAD CANOPIES ALONG EL CAMINOR REAL WITH CITY
APPROVAL)
PROPOSED YARD SETBACK ALONG NEIGHBORING
PROPERTIES
5-FEET
(SHALL COMPLY WIHT CRC & CBC MIN. STANDARDS)
PARKING REQUIRED:1 ON-SITE PARKING SPACE FOR STUDIO AND ONE-BEDROOM UNITS;
2 ON-SITE PARKING SPACES FOR TWO AND THREE-BEDROOM UNITS; INCLUSIVE OF
HANDICAPPED AND GUEST PARKING. SEE ADJACENT PARKING SUMMARY
BICYCLE PARKING PROVIDED: SHORT-TERM BICYCLE PARKING (1 RACK WITH APPROX. 5 BICYCLES)
LONG-TERM BICYCLE TOWER (APPROX. 30 BICYCLES)
PROJECT DESCRIPTION
The proposed Project is a mixed-use residential community which includes 26 detached single-family residential units, 4 live-
work units, and an approximately 1900 square foot community building. Located along El Camino Real, the live work units
will front the street with a ground floor office space and will create an urban streetscape interface along the El Camino
Real Corridor.
The proposed project is intended to provide 100% of the units as moderate priced (or below) “for-sale” housing by design
and includes a tentative tract map of 32 lots (26 single family lots, four (4) Live-work mixed use lots, one (1) commercial
parcel and one (1) common area parcel). T
The Project design strives to preserve the heritage oaks on the property and create an agrarian and colonial cottage
character that aligns with Atascadero’s history. The site design includes the central open space area for community
activities and opportunities for the residents to engage socially
PROJECT STYLE / DESIGN INTENT
Whether it is seeing the first-time buyers in the Grand Oaks Paseo
micro community enjoying the central green in the shade of the
grand oak or working in the community garden, the project vision
is to create a live/work mixed-use, micro home community in the
City of Atascadero, CA. The project style is designed to inspire
to colonial-cottage style influences for the residential micro
units while the commercial live work mixed-use building and
community building fronting along El Camino Real is styled in a
contemporary agrarian vernacular.
DWELLING UNIT & PARKING
SUMMARY
(26) SFR MICRO UNITS AND COMMUNITY BLDG.
MIN. REQ.: 1 STALL PER ONE BEDROOM, 2 STALLS PER 2 OR 3 BEDROOM.
REQUIRED: 52 SPACES
PROPOSED: 58 SPACES
(4) LIVE/WORK UNITS (COMMERCIAL OFFICE + RESIDENCE)
MIN. REQ.: 1 STALL PER 400 SF OF FLOOR AREA; COMMERCIAL OFFICE
MIN. REQ.: 2 STALLS PER 2 BEDROOM DWELLING UNIT
REQUIRED: 4 SPACES FOR COMMERCIAL OFFICE
(+/- 1,520 SF COMMERCIAL/400) PLUS 8 SPACES FOR LIVE WORK
RESIDENCES (2 PER UNIT) = 12 SPACES
PROPOSED: = 12 SPACES (INCLUSIVE OF ONE ADA COMPLIANT STALL)
TOTAL ON-SITE PARKING REQUIRED: 64
TOTAL ON-SITE PARKING PROVIDED: 70
TOTAL DENSITY UNITS ALLOWED: 37
TOTAL DENSITY UNITS PROVIDE: 30
NOTE: PER STATE CODE SECTION, ON-SITE SPACES MAY BE PROVIDED
THROUGH TANDEM OR UNCOVERED PARKING, BUT NOT ON-STREET
PARKING. REQUESTING THESE PARKING STANDARDS DOES NOT COUNT
AS AN INCENTIVE OR CONCESSION.
PROJECT SITE
SHEET INDEX
TITLE SHEET T1
ARCHITECTURAL RESIDENTIAL INSPIRATION T2
ARCHITECTURAL COMMERCIAL INSPIRATION T3
LANDSCAPE SITE INSPIRATION T4
LANDSCAPE SITE INSPIRATION T5
LANDSCAPE SITE INSPIRATION T6
LANDSCAPE MURAL INSPIRATION T7
CONCEPTUAL SITE CHARCTER SKETCH T8
CONCEPTUAL LANDSCAPE AMENITY SKETCH T9
EXISTING SITE TOPOGRAPHY C0
PRELIMINARY GRADING & DRAINAGE PLAN C1.0
SITE CROSS SECTIONS C1.1
SITE CROSS SECTIONS C1.2
PRELIMINARY UTILITY PLAN C2.0
LOT CONCEPT FOR TENTATIVE MAP C3.0
HORIZONTAL CONTROL PLAN A1
MICRO-UNIT A A2.1
MICRO-UNIT B1 A2.2
MICRO-UNIT B2 A2.3
MICRO-UNIT C A2.4
MICRO-UNIT D1 A2.5
MICRO-UNIT D2 A2.6
COMMUNITY BUILDING - FLOOR PLAN A3.1
COMMUNITY BUILDING - ELEVATIONS A3.2
COMMERCIAL LIVE/WORK BUILDING - FLOOR PLAN A4.1
COMMERCIAL LIVE/WORK BUILDING - ELEVATIONS A4.2
CARPORT/BIKE PARKING STRUCTURE - FLOOR PLAN A5.1
CARPORT/BIKE PARKING STRUCTURE - ELEVATIONS A5.2
MATERIAL BOARD - RESIDENTIAL A6.1
MATERIAL BOARD - COMMERCIAL A6.2
CONCEPTUAL AERIAL PERSPECTIVE VIEW A7.1
CONCEPTUAL AERIAL PERSPECTIVE VIEW A7.2
CONCEPTUAL PROJECT SIGNAGE A7.3
TOTAL SHEETS: 34
TITLE SHEET
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
T2ARCHITECTURAL RESIDENTIAL INSPIRATION
47
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4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
T3ARCHITECTURAL COMMERCIAL INSPIRATION
48
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
T4LANDSCAPE SITE INSPIRATION
49
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
T5LANDSCAPE SITE INSPIRATION
50
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
T6LANDSCAPE SITE INSPIRATION
51
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
LANDSCAPE MURAL INSPIRATION T7
52
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
T8CONCEPTUAL SITE CHARACTER SKETCH
GRAND OAKS PASEO
26 MICRO DWELLING UNITS
4 LIVE/WORK UNITS
COMMUNITY BUILDING
CARPORT/BIKE PARKING STRUCTURE
1. DESIGN AROUND EXISTING TOPOGRAPHY AND EXISTING OAKS
2. PEDESTRIAN/VEHICULAR PASEO - PAVED ONE-WAY FIRE ACCESS DRIVE
3. COMMUNITY PARK AND OPEN COMMON AREA
4. OPEN EVENT PLAZA AT AUTO/PEDESTRIAN COURT
5. COMMUNITY BUILDING ACCESS
6. 1BEDROOM, 2BEDROOM AND 3BEDROOM DETACHED MICRO UNITS
7. LIVE/WORK UNITS WITH COMMERCIAL EL CAMINO REAL FRONTAGE
8. BUILDING ORIENTATION TO MAXIMIZE VIEWS AND SOLAR ACCESS
9. GARDEN COMMON AREAS
AUTO/
PEDESTRIAN
COURT
TANDEM/SOLAR
DU-1
DU-2
BIKE
TOWER
DU-3
DU-4
DU-5
DU-6
PASEO COURT
DU-7 DU-8 DU-9 DU-10
DU-11
DU-12
DU-13
DU-14
DU-15
DU-16
DU-17
DU-18
DU-19
DU-20
DU-21
DU-24
DU-22
DU-23
GRAND OAKS OPEN
COMMON AREA
COMMUNITY
LIVING
FIRE PIT
BBQ
DU-25
DU-26
LIVE-WORK
(4 UNITS)
COMMUNITY
BUILDING
COURT-
YARD
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
T9CONCEPTUAL SITE AMENITIES SKETCH
11
MICRO UNITS
MICRO UNITS TO OFFER PRIVATE RAISED PORCHES WITH
DECORATIVE FLOWER PLANTER BOXES FOR ADDED CHARM.
COMMUNITY BLDG.
THEMED THE COMMUNITY “GREEN HOUSE”. THIS BUILDING
PROVIDES COMMON USE SPACE FOR THE COMMUNITY
HOME OWNERS TO ENJOY. THEY CAN HAVE MOVIE NIGHT,
MEET FOR BIRTHDAY EVENTS, GROW FRUITS AND VEGETABLE,
HOBBIES AND CRAFTS, ETC. A SPACE FOR THE COMMUNITY
TO COME TOGETHER.
COMMERCIAL LIVE/WORK BUILDING
OFFERS COMMERCIAL OFFICE SPACE AND COVERED
PARKING AT GROUND FLOOR WITH 2 BEDROOM RESIDENTIAL
UNIT ABOVE
CARPORT/SOLAR STRUCTURE
PROVIDED COVERED PARKING FOR PROJECT AND ALLOWS
FOR SOLAR PANELS ON THE ROOF FOR SUSTAINABLE ENERGY
CONSERVATION. THIS STRUCTURE ALSO PROVIDES A BIKE
TOWER FOR LONG-TERM BIKE STORAGE TO PROMOTE
ACTIVE COMMUNITY LIVING.
VEGETABLE GARDENS
RAISED PLANTERS ALONG THE COMMON WALKWAYS
PROVIDED TO GIVE THE COMMUNITY ACCESS TO GROW
THEIR OWN ORGANIC FRUITS AND VEGETABLE.
OUTDOOR LIVING
COMMON OUTDOOR DECK AREA WITH GATHERING TABLE
AND PREP SPACE AND BBQ AREA THAT HOME OWNER CAN
COME TOGETHER AND ENJOY EVENING DINNERS.
COMMUNITY NATURAL PLAYGROUND
COMMON RAISED TERRACED DECK AREAS WITH SYNTHETIC
LAWNS, SEATING AND VIEWING OPPORTUNITIES UNDER THE
MAJESTIC OAKS. USE THE NATURAL SLOPED SITE TO ADD KIDS
SLIDE.
SMALL OUTDOOR GATHERING VENUE
SMALL RAISED DECK UNDER THE OAKS TO USED FOR CASUAL
GATHERINGS AND PLACE FOR HOME OWNERS TO MEET UP
WITH FRIENDS AND GUESTS.
COMMON OPEN COURTYARD
PROVIDE STREET PRESENCE FROM EL CAMINO REAL
TO ALLOW ACCESS TO COMMERCIAL SPACE AND
CONNECTION TO PUBLIC TRANSIT , BIKE LANES AND RIGHT
OF WAY.
NATURAL LANDSCAPE BUFFER
PROVIDE STREET PRESENCE FROM EL CAMINO REAL
TO ALLOW ACCESS TO COMMERCIAL SPACE AND
CONNECTION TO PUBLIC TRANSIT , BIKE LANES AND RIGHT
OF WAY.
PASEO ACCESS
ONE-WAY VEHICLE ACCESS THAT CONNECTS THE MICRO
UNITS TO ALLOW CONVENIENT VEHICLE AND PEDESTRIAN
PASSAGE.
1
1
1
1
1
1
1
1
1
1
1
2
3
4
5
6
7
8
9
10
10
11
9
10
8
7
6
5
4
3
2
1
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
C0EXISTING TOPOGRAPHY
55
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
L1LANDSCAPE SITE PLAN
LANDSCAPE AREAS PROPOSED
COMMON LANDCAPE AND DECK AREA = 7,530 SF
COMMUNITY BUILDING PATIO = 166 SF
OUTDOOR COURT YARD AREA = 1,250 SF
COMMUNITY BULDING DECK AREA = 812 SF
SCALE: 1” =20’
56
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MIXED-USE
COMMERCIAL
LIVE/WORK
UNIT E
UNIT E
UNIT E
UNIT E
5 - 0
Un t B
OR
Un t C
COMMUNIT
BLDG.
T
BIKE
TOWER
COURT
ARD
HC
15 - 0
T
Un t A
8 - 0
24 - 0
12 - 0
Un t B
OR
Un t C
Un t B
OR
Un t CUn t B
OR
Un t C
8 - 0
6 - 0
5 - 0
3 - 0 20 - 0
8 - 0
Un t B
OR
Un t C
Un t A
12 - 0
15 - 0
36 - 0
Un t A
6 - 0 5 - 0
Un t DUn t D
6 - 0
Un t DUn t D
29 - 6
25 - 0
Un t B
OR
Un t C
6 - 0 6 - 0
6 - 0 6 - 0
6 - 0
ATH OF TRAVEL
ATH OF TRAVEL
CAR ORT/SOLAR
STRUCTURE
COMMON DECK &
O EN AREA
1 20 -0 1 ARCHITECTURAL SITE LAN
GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
A1HORIZONTAL CONTROL PLAN
LOT COVERAGE PROPOSED
21,000 SF BUILDING FOOTPRINT / 1.71 AC OR 74,487.60 SF = 0.28 OR 28%.
MAX. COVERAGE ALLOWED 50%
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
A2.1MICRO-UNIT A
1' - 6"19' - 6"
AX2AX1
AY1
AY2
BEDROOM
BATH
MUD ROOM
LIVING KITCHEN
CL.
21' - 0"
DECK
3/16" = 1'-0"
1 FRONT ELEVATION
1/8" = 1'-0"
2 LEFT ELEVATION
1/8" = 1'-0"
3 REAR ELEVATION
1/8" = 1'-0"
4 RIGHT ELEVATION
3/16" = 1'-0"
5 UNIT A - 1 BEDROOM
AREA CALCS - UNIT A - 1 BEDROOM
NAME AREA
UNIT A - GROUND FLOOR 471 SF
471 SF
58
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
A2.2MICRO-UNIT B1
19' - 6"3' - 6"
BX2BX1
BY1
BY2
BEDROOM
CL.
BATH
MUD ROOM
LIVING KITCHEN
BX3
23' - 0"
DECK
DECK
BX2BX1
BY1
BY2
BX3
LOFT
19' - 6"3' - 6"
23' - 0"
OPEN TO
BELOW
3/16" = 1'-0"
1 FRONT ELEVATION
1/8" = 1'-0"
2 LEFT ELEVATION
1/8" = 1'-0"
3 REAR ELEVATION
1/8" = 1'-0"
4 RIGHT ELEVATION
3/16" = 1'-0"
5 UNIT B - LOWER FLOOR
3/16" = 1'-0"
6 UNIT B - UPPER FLOOR
AREA CALCS - UNIT B - 1 BEDROOM
NAME AREA
UNIT B - GROUND FLOOR -1 BEDROOM 458 SF
UNIT B - UPPER FLOOR - 1 BEDROOM 255 SF
713 SF
59
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
A2.3MICRO-UNIT B2
BX2BX1
BY1
BY2
BX3
23' - 0"
19' - 6"3' - 6"
OPEN TO
BELOW
BEDROOM 2 BATH
CL.
19' - 6"3' - 6"
BX2BX1
BY1
BY2
BEDROOM
CL.
BATH
MUD ROOM
LIVING KITCHEN
BX3
23' - 0"
DECK
DECK
3/16" = 1'-0"
1 FRONT ELEVATION
1/8" = 1'-0"
2 LEFT ELEVATION
1/8" = 1'-0"
3 REAR ELEVATION
1/8" = 1'-0"
4 RIGHT ELEVATION
3/16" = 1'-0"
5 UNIT B - 2 BEDROOM
3/16" = 1'-0"
6 UNIT B - 2 BEDROOM
AREA CALCS - UNIT B - 2 BEDROOM
NAME AREA
UNIT B - UPPER FLOOR - 2 BED/BATH 255 SF
UNIT B - GROUND FLOOR - 2 BED/BATH 458 SF
713 SF
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
A2.4MICRO-UNIT C
CX2CX1
CY1
CY2
CX3
BEDROOM 2
CL.
BATH
BEDROOM 3
CL.
23' - 0"
19' - 6"3' - 6"
OPEN TO
BELOW
23' - 0"
CX2CX1
CY1
CY2
19' - 6"3' - 6"
BEDROOM
CL.
BATH
MUD ROOM
LIVING
KITCHEN
CX3
DECK
DECK
3/16" = 1'-0"
1 FRONT ELEVATION
1/8" = 1'-0"
2 LEFT ELEVATION
1/8" = 1'-0"
3 REAR ELEVATION
1/8" = 1'-0"
4 RIGHT ELEVATION
3/16" = 1'-0"
5 UNIT C - 3 BEDROOM
3/16" = 1'-0"
6 UNIT C
AREA CALCS - UNIT C - 2 BEDROOM
NAME AREA
UNIT C - GROUND FLOOR 458 SF
UNIT C - UPPER FLOOR 369 SF
827 SF
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
MICRO UNIT D1 A2.5
DX1 DX2 DX3
DY1
DY2
CARPORT
23' - 6"
19' - 6"4' - 0"
STORAGE
DX1 DX2 DX3
DY1
DY2
LIVING
CL 1
BEDROOM 1
BATH 1
ENTRY ENTRY DECK
KITCHEN
23' - 6"
19' - 6"4' - 0"
DECK
DX1 DX2 DX3
DY1
DY2
HALL
BATH
BEDROOM 2
CL 2
23' - 6"
19' - 6"4' - 0"
OPEN TO
BELOW
3/16" = 1'-0"
1 UNIT D1 GROUND FLOOR 3/16" = 1'-0"
2 UNIT D1 SECOND FLOOR
3/16" = 1'-0"
3 UNIT D1 THIRD FLOOR
3/16" = 1'-0"
4 UNIT D1 FRONT ELEVATION
1/8" = 1'-0"
5 UNIT D1 LEFT ELEVATION
1/8" = 1'-0"
6 UNIT D1 RIGHT ELEVATION
1/8" = 1'-0"
7 UNIT D1 REAR ELEVATION
AREA CALCS - UNIT D - 2 BEDROOM
FLOOR AREA
UNIT D - THIRD FLOOR 265 SF
UNIT D - SECOND FLOOR 519 SF
784 SF
AREA CALCS - UNIT D UNCONDITIONED - 2 BEDROOM
FLOOR AREA
UNIT D - CARPORT 458 SF
UNIT D - ENTRY DECK 45 SF
UNIT D - DECK 84 SF
587 SF
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
MICRO UNIT D2 A2.6
DX1 DX2 DX3
DY1
DY2
HALL
BATH
BEDROOM 2
CL 2
23' - 6"
19' - 6"4' - 0"
BEDROOM 3
CL 3
DX1 DX2 DX3
DY1
DY2
LIVING
CL 1
BEDROOM 1
BATH 1
ENTRY ENTRY DECK
KITCHEN
23' - 6"
19' - 6"4' - 0"
DECK
DX1 DX2 DX3
DY1
DY2
CARPORT
23' - 6"
19' - 6"4' - 0"
STORAGE
1/8" = 1'-0"
1 UNIT D2 LEFT ELEVATION
1/8" = 1'-0"
2 UNIT D2 REAR ELEVATION
1/8" = 1'-0"
3 UNIT D2 RIGHT ELEVATION
3/16" = 1'-0"
4 UNIT D2 FRONT ELEVATION
3/16" = 1'-0"
5 UNIT D2 THIRD FLOOR
3/16" = 1'-0"
6 UNIT D2 SECOND FLOOR
3/16" = 1'-0"
7 UNIT D2 GROUND FLOOR
AREA CALCS - UNIT D - 3 BEDROOM
FLOOR AREA
UNIT D - SECOND FLOOR 519 SF
UNIT D - THIRD FLOOR 379 SF
899 SF
AREA CALCS - UNIT D UNCONDITIONED - 3 BEDROOM
FLOOR AREA
UNIT D - CARPORT 458 SF
UNIT D - ENTRY DECK 45 SF
UNIT D - DECK 84 SF
587 SF
63
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
COMMUNITY BUILDING - FLOOR PLAN A3.1
45 - 0
AX1 AX2 AX3
AX4
AX5
A 1
A 2
COMM N T
B LD NG
RESTROOM
AT O
RAM
LANTER
COURT ARD
3/16 1 -0
1 GROUND LEVEL
ROJECT NORTH TRUE NORTH
AREA CALCS - T ICAL UNIT
NAME AREA
COMMUNIT BUILDING 1897 SF
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
A3.2COMMUNITY BUILDING - ELEVATIONS
STREET LEVEL
GROUND LEVEL
STREET LEVEL
GROUND LEVEL
STREET LEVEL
GROUND LEVEL
STREET LEVEL
LOWER LATE
U ER LATE
ROOF HEIGHT
GROUND LEVEL
STREET LEVEL
GROUND LEVEL
1/8 1 -0 1 Re r Elev t n
1/8 1 -0 2 Left Elev t n
1/8 1 -0 3 FRONT ELEVATION - EL CAMINO REAL
3/16 1 -0 4 M n Elev t n
1/8 1 -0 5 R ght Elev t n
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
A4.1LIVE/WORK BUILDING - FLOOR PLANS
3
2
1
X1 X2 X3 X5
4 - 0 23 - 3 23 - 2 23 - 2 23 - 3
OFF CE
ADA BATH
CAR ORT
STA R HALL
STOR
X4
OFF CE
ADA BATH
CAR ORT
STA R HALL
STOR
OFF CE
ADA BATH
CAR ORT
STA R HALL
STOR
OFF CE
ADA BATH
CAR ORT
STA R HALL
STOR
T L T
3
2
1
X1 X2 X3 X5
23 - 3 23 - 2 23 - 2 23 - 3 4 - 0
GREAT ROOM
BATH 2
LNDR
BATH 1
BED 1 BED 2
CLCL
HALL
X4
GREAT ROOM
BATH 2
LNDR
BATH 1
BED 1BED 2
CL CL
HALL
GREAT ROOM
BATH 2
LNDR
BATH 1
BED 1BED 2
CL CL
HALL
GREAT ROOM
BATH 2
LNDR
BATH 1
BED 1 BED 2
CLCL
HALL
DECK DECK
1/8 1 -0
1 LOWER FLOOR
1/8 1 -0
2 U ER FLOOR
AREA CALCS - U ER FLOOR - T . UNIT
NAME AREA
RESIDENTIAL - U ER FLOOR 996 SF
AREA CALCS - LOWER FLOOR - T . UNIT
NAME AREA
COMMERCIAL OFFICE 379 SF
RESIDENTIAL - LOWER FLOOR 160 SF
CAR ORT 478 SF
1017 SF
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
A4.2LIVE/WORK BUILDING - ELEVATIONS
LOWER FLOOR
0 -0
U ER FLOOR
14 -0
U ER LATE
22 -1
COMMERCIAL
-2 -0
LOWER FLOOR
0 -0 COMMERCIAL
-2 -0
3/16 1 -0
1 EL CAMINO REAL ELEVATION
1/8 1 -0
2 REAR ELEVATION
1/8 1 -0
3 RIGHT ELEVATION
1/8 1 -0
4 LEFT ELEVATION
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4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
CAR PORT/BIKE TOWER - PLAN A5.1
1 2 3 4 5
A
D
E
B
C
78' - 6"
19' - 0"28' - 0"19' - 0"12' - 6"
BIKE
STORAGE
3/16" = 1'-0"
1 GROUND FLOOR PLAN
AREA CALCS
NAME AREA
CARPORT AREA 2663 SF
BIKE TOWER AREA 240 SF
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
A5.2CAR PORT/BIKE TOWER - ELEVATIONS
FRONT ELEVATION @ 3/16” = 1’ - 0”
RIGHT ELEVATION @ 1/8” = 1’ - 0”REAR ELEVATION @ 1/8” = 1’ - 0”LEFT ELEVATION @ 1/8” = 1’ - 0”
+/- 30’ - 0”
+/- 22’ - 6”
15’ - 0”
0’ - 0”
PROPOSED TOWER HEIGHT
PROPOSED CARPORT HEIGHT
T.O.P
F.F. 0
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GRAND OAKS PASEO
4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
MATERIAL BOARD _ MICRO UNITS A6.1
SCHEME 1
SCHEME 3
SCHEME 2
FRONT DOOR:
KELLY-MOORE - 4510-3 BEAR
HUG
WINDOW FRAME:
ANDERSEN: WHITE: 100 SERIES
EXTERIOR SIDING: FLAGSTONE GAF:
TIMBERLINE ULTRA HD - ARCTIC
WHITE
SCHEME 4
MCELROY:
CLAY STANDING SEAM
ROOFING
TREX:
ENHANCE COMPOSITE DECKING - SADDLE
DECK
FRONT DOOR:
KELLY-MOORE - KM5286-1 KEY
KEEPER
WINDOW FRAME:
ANDERSEN: WHITE: 100 SERIES
EXTERIOR SIDING: CYPRESS GAF:
TIMBERLINE ULTRA HD -
CHARCOAL
MCELROY:
SLATE GRAY STANDING SEAM
TREX:
ENHANCE COMPOSITE DECKING - SADDLE
FRONT DOOR:
KELLY-MOORE - KM4941-2 CITY
DWELLER
WINDOW FRAME:
ANDERSEN: WHITE: 100 SERIES
EXTERIOR SIDING: REDWOOD TREX:
ENHANCE COMPOSITE DECKING - SADDLE
FRONT DOOR:
KELLY-MOORE - KM5429-5 GRILL
MASTER
WINDOW FRAME:
ANDERSEN: WHITE: 100 SERIESEXTERIOR SIDING: SOUW
GAF:
TIMBERLINE ULTRA HD -
CHARCOAL
MCELROY:
SLATE GRAY STANDING SEAM
TREX:
ENHANCE COMPOSITE DECKING - SADDLE
GAF:
TIMBERLINE ULTRA HD - PEWTER
GRAY
MCELROY:
SLATE GRAY STANDING SEAM
DECKROOFING
ROOFING
ROOFING
DECK
DECK
SCHEME 5
FRONT DOOR:
KELLY-MOORE - KM4819-5
FOREST FLOOR
WINDOW FRAME:
ANDERSEN: WHITE: 100 SERIESEXTERIOR SIDING: MARIGOLD
TREX:
ENHANCE COMPOSITE DECKING - SADDLE
ROOFING DECK
GAF:
TIMBERLINE ULTRA HD - PEWTER
GRAY
MCELROY:
SLATE GRAY STANDING SEAM
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MATERIAL BOARD _ COMMERCIAL A6.2
COMMUNITY BUILDING
CAR PORT
LIVE/WORK BUILDING
WINDOW FRAME:
ANDERSEN: BLACK: 100 SERIES
AEP SPAN: NU-WAVE CORRUGATED
COLOR: METALIC SILVER
ROOFING: MCELROY:
SLATE GRAY STANDING SEAMLONGBOARD FACADES: LONGBOARD SIDING,
LIGHT CHERRY
EXTERIOR WALL ROOFING
CONCRETE:
BOARDFORM
BASE/WAINSCOT
STOREFRONT:
KAWNEER: #29 - BLACK
WINDOW FRAME:
ANDERSEN: BLACK: 100 SERIES
ROOFING: MCELROY:
SLATE GRAY STANDING SEAM
ROOFING
CONCRETE:
BOARDFORM
BASE/WAINSCOT
STOREFRONT:
KAWNEER: #29 - BLACK
ROOFING: MCELROY:
SLATE GRAY STANDING SEAM
ROOFING
LONGBOARD FACADES: LONGBOARD SIDING,
LIGHT CHERRY
EXTERIOR WALL
AEP SPAN: NU-WAVE CORRUGATED
COLOR: METALIC SILVER
EXTERIOR WALL
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A7.1CONCEPT AERIAL VIEW
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4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
A7.2CONCEPT AERIAL VIEW
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4711 EL CAMINO REAL, ATASCADERO, CA. 93422 DRC REVIEW STUDY
CONCEPTUAL CPROJECT SIGNAGE A7.3
MAIN PROJECT SIGNAGE LOCATION
COMMUNITY NEWS BOARD
PROJECT ENTRY SIGNAGE
COMMERCIAL TENANT SIGNAGE
74