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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, August 14, 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 JULY 10, 2019
City of Atascadero Design Review Committee Agenda Regular Meeting, August 14, 2019
Page 2 of 2
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DEVELOPMENT PROJECT REVIEW
2. DESIGN REVIEW OF 7850 CURBARIL AVE. TENTATIVE PARCEL
MAP SUBDIVISION
Design review of a Tentative Parcel Map for a proposed condominium plan. The project
includes two new residences and repairing an existing residence on the property.
Recommendation: Staff requests the DRC review the proposed project for a multi-
family development and provide recommendations for any potential design
modifications. (SBDV19-0069)
3. DESIGN REVIEW OF CONDITIONAL USE PERMIT FOR A 600 SQUARE FOOT
DRIVE-THROUGH COFFEE SHOP AT 7835 EL CAMINO REAL
Design review of a Conditional Use Permit to demolish an existing building on the site and
build a 600 square foot drive-through coffee facility as well as utilize an existing building
for a wholesale and distribution use.
Recommendation: Staff requests the DRC review the proposal for a drive-through
development and direct the applicant to make any modifications to the site or building
design as necessary. (USE19-0061)
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Wednesday, September 11, 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 7/10/2019
Page 1 of 7
ITEM NUMBER:
1
DATE: 8-14-19
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Wednesday, July 10, 2019 – 2:00 P.M.
City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, CA
CALL TO ORDER – 2:07 p.m.
Chairperson Fonzi called the meeting to order at 2:07 p.m.
ROLL CALL
Present: Chairperson Roberta Fonzi
Committee Member Duane Anderson
Committee Member Mark Dariz
Committee Member Jamie Jones
Committee Member Heather Newsom
Absent: None
Staff Present: Community Development Director, Phil Dunsmore
Senior Planner, Kelly Gleason
Public Works Director, Nick DeBar
Fire Marshal, Tom Peterson
Recording Secretary, Annette Manier
Others Present: Patti Whelen, Representative for MP Annex, Taco Bell
Clint Pearce, Madonna Enterprises
Steve Rigor, Architect
Jim Bross, Landscape Architect
Sid Stevens, Civil Engineer
Alex Cuevas, AGC Design Concept
Eddie Herrera, RRM Design Group
John Wilbanks, RRM Design Group
Lance Wierschem, RRM Design Group
Matt Walsh, Walsh Engineering
Ted Lawton, Cal Coast Properties
Jack Phelan, Cal Coast Properties
Jeff Landon, Cal Coast Properties
Max Zappas
Robert Brown
Shayan Grisco
Ron Badger
Hugh Murphy, VMI Architecture (via conference call)
Brent Flynn, Taco Bell franchisee (via conference call)
Members of the Public
1
DRC Draft Minutes of 7/10/2019
Page 2 of 7
ITEM NUMBER:
1
DATE: 8-14-19
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.
CONSENT CALENDAR
1. APPROVAL OF DRAFT MINUTES OF MAY 22, 2019
MOTION: By Committee Member Newsom 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 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)
Community Development Director Dunsmore gave an introduction on the project si te,
and stated that this project is not part of the Del Rio Specific Plan (DRSP). There is a
new draft traffic analysis and amendments to the DRSP which could change some of
the frontage improvements. Public Works Director DeBar answered questions in
regards to traffic and timelines for improvements. These items will need to be resolved
prior to this project moving forward to the Planning Commission.
Senior Planner Gleason presented the project and answered questions from the
Committee. Clint Pearce gave a presentation on the project, and he and Patti Whelen
answered questions from the Committee.
2
DRC Draft Minutes of 7/10/2019
Page 3 of 7
ITEM NUMBER:
1
DATE: 8-14-19
Taco Bell representatives Murphy and Flynn answered questions from the Committee
via conference call.
PUBLIC COMMENT
The following members of the public spoke during public comment: Max Zappas.
Chairperson Fonzi closed the Public Comment period.
Staff answered questions raised during public comment.
DRC ITEMS FOR DISCUSSION:
1. Site and Landscape Design
The Committee was in agreement with the overall site design and recommended
that the applicant work with staff to add landscape fingers, and maximize
landscaping to provide more trees. The project will need to comply with the Del
Rio Specific Plan to incorporate improvements at Del Rio and El Camino Real.
2. Architecture Design
The Committee recommended the following:
Increase footprint of the patio to include more patio space to eat outside and
provide additional seating for both buildings A and B. This adheres with
Council’s goals in making Atascadero a place-finding experience.
Work with staff to find some type of covered patio, whether it’s umbrellas or
something else.
Bike racks should be on the side closest to patio and out of the pedestrian
walkway as proposed.
Look into alternatives for traditional tables and seating (bars, other options, be
creative.)
Building A’s color and elements should provide something that adds texture to
the outside to create visual interest, consistent with Building B.
3. Signage
The Committee was in agreement with the Sign Program . Mr. Murphy and Mr.
Flynn stated that there will be advertising on the windows that change
approximately 8 times per year in conjunction with National advertising.
This item was approved by the DRC and can move on to the Planning Commission.
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.
3
DRC Draft Minutes of 7/10/2019
Page 4 of 7
ITEM NUMBER:
1
DATE: 8-14-19
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)
Alex Cuevas gave a brief statement on the project and stated that he has submitted
plans for review with the Building Department. Mr. Cuevas stated that environmental
clean-up has been done on the site, and they are ready to move forward.
Director Dunsmore gave a brief introduction on the project site and stated that this is an
allowed use that needs design approval. There are recent easement issues that came
to light after publication of the staff report. The Committee can still review the design,
but driveway locations and traffic analysis will need to change.
Senior Planner Gleason announced that there were two letters received prior to the
meeting (Exhibit A – Letter from Ron Badger, and Exhibit B – Letter from Einer Cook
Family Trust FBO Jean Brown). Easement documentation has not been provided , and
adjacent property owners have come forward with concerns. A Reciprocal Access
Agreement will be required if the fuel station is to utilize the shared driveway. Alex
Cuevas distributed revised elevations (Exhibit C).
PUBLIC COMMENT
The following members of the public spoke during public comment: Robert Brown,
Shayan Grisco, Ron Badger, and Max Zappas.
Chairperson Fonzi closed the Public Comment period.
Staff answered questions raised during public comment.
DRC ITEMS FOR DISCUSSION:
The Committee decided to provide recommendation on the topics that do not affect site
design and access as these will be reviewed at a later date once easement and access
issues are resolved.
The following lists staff recommendations/modifications as stated in the staff
report on page 21, with the Committee’s recommendations noted in red:
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 . (The
Committee agreed on brick veneer, and that the height of the brick should
be flush with the door.)
2. Eliminate white from the stucco color palate and choose varying earth
toned colors. (Committee agreed)
3. Widen the wrapped parapet tower feature on the rear of the building and
add a trellis/awning feature with landscaping. (Committee agreed)
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. (Committee agreed)
4
DRC Draft Minutes of 7/10/2019
Page 5 of 7
ITEM NUMBER:
1
DATE: 8-14-19
5. Steel awnings should be black or dark grey in color. (color banding counts
toward sign area – see sign discussion below) (The Committee
recommended the color banding be black instead of orange.)
6. Eliminate cornice and replace with a minimal wall cap. (Committee agreed)
7. Add a wall trellis to the side elevation facing the adjacent commercial
development and as an appropriate landscape area for vines. (Committee
agreed)
This item was not approved by the DRC and will need to come back once easement
and access issues are resolved.
Chairperson Fonzi announced that she would be leaving at 4:00 p.m. and Committee
member Dariz agreed to chair the meeting.
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)
Planner Gleason gave background on the project and presented the project. Planner
Gleason and Fire Marshal Peterson answered questions from the Committee.
The RRM Design Group team presented the project and answered questions from the
Committee.
PUBLIC COMMENT
None
Committee Member Dariz closed the Public Comment period.
DRC ITEMS FOR DISCUSSION:
1. Site Plan
The Committee was in agreement with the overall site plan.
2. Retaining Walls
The Committee was in agreement with the placement of the retaining walls and
their design.
3. Parking
The Committee recommended that the applicant make sure parking complies
with the following: A) Extra spaces in front are ok; B) Ensure that the parking fits
the size for vehicle parking (don’t offer what looks like a parking space and when
in fact it is not a parking space); C) Be attentive to Lot 12’s parking; and D) If the
Community Center is being rented out, ensure that the public using it has a place
to park.
5
DRC Draft Minutes of 7/10/2019
Page 6 of 7
ITEM NUMBER:
1
DATE: 8-14-19
4. Paving Materials
The Committee was in agreement with the paving materials.
5. Buildings Setbacks
The Committee was in agreement with the setbacks. Interior setbacks will be set
by the Building Code.
6. Architectural Design
The Committee was in agreement with the architectural design.
7. Solar Carport
The Committee was in agreement with the design of the solar carport.
8. Landscaping
The Committee was in agreement with the landscaping.
9. Cluster Design
The Committee was in agreement with this cluster design and were pleased with
the fact that residents could move from renting to ownership, with the potential
sales price of these units being in the $200,000 – $300,000 range.
10. Signage
The Committee discussed the roof signage, and determined that because it is
unique, the applicant should work with staff so it has a neighborhood feel to it.
11. Agrarian design theme
The Committee was in agreement with the design and stated it was an
appropriate theme for Atascadero. They were satisfied with the level of detail to
make it affordable and asked the applicant to work with staff on specific detailing.
12. El Camino Interface
The Committee doesn’t see any issues with the storefront , and asked the
applicant to work with staff on the appropriate theme, street lights, sidewalk
design, and street trees.
13. Community Mural
The Committee was in agreement with the community mural, and stated that the
theme (above) might be incorporated into the mural area as well.
14. Planned Development (PD) Benefit Policy
The Committee was in agreement that this project satisfies the PD Benefit Policy.
Committee Member Jones announced that she would be leaving at 4:40 p.m. and left
the meeting room.
The applicant will work with staff on the above items, and the project can move on to
Planning Commission.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Dunsmore gave an update on one item that will be presented to the Committee,
at the next meeting, which is a drive-through coffee shop called The Human Bean.
6
DRC Draft Minutes of 7/10/2019
Page 7 of 7
ITEM NUMBER:
1
DATE: 8-14-19
ADJOURNMENT– 4:50 p.m.
The next regular meeting of the DRC is tentatively scheduled for August 14, 2019, at
2:00 p.m.
MINUTES PREPARED BY:
_________________________________________________
Annette Manier, Recording Secretary
Administrative Assistant
The following Exhibit is available in the Community Development Department:
Exhibit A – Letter from Ron Badger
Exhibit B – Letter from Einer Cook Family Trust FBO Jean Brown
Exhibit C – Updated Arco Site Plan
7
ITEM 2
Curbaril Condo Development
SBDV19-0069
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
Multi-Family Residential Design Review, 7850 Curbaril Ave.
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
8/14/19 Mariah Gasch Eric Winslow SBDV19-0069
PROJECT
ADDRESS
GENERAL
PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
7850 Curbaril Ave.
Medium Density
Residential
(MDR)
Residential
Multi-Family
(RMF-10)
031-231-019 .5-acres
RECOMMENDATION
Staff Requests the Design Review Committee:
1. Review the proposed project for a multi-family development and provide
recommendations for any potential design modifications.
PROJECT DESCRIPTION
The applicant proposes two new single-story residences and a detached garage to serve the
existing residence on a .5-acre lot at 7850 Curbaril Avenue. The existing residence is a vacant
colony house at the front of the property. The colony house has been severely damaged by a
fire and the project includes a complete and extensive remodel of the house. A new driveway
will extend to provide access to the new residences. The two proposed residences share the
same design, which includes 1,356 square-feet of living space, a patio, and an attached garage.
The applicant also proposes a 434 square-foot detached garage to serve the existing
residence. The detached garage will be placed along the new driveway.
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
8
ITEM 2
Curbaril Condo Development
SBDV19-0069
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Aerial Map
DISCUSSION:
Project History
The subject property is host to an existing historic colony home, which was badly damaged by a
fire. The applicant applied for a subdivision in July to create three airspace condominiums with
fencing to give each of them private, outdoor space. The site is surrounded by single-family
residences in the Residential Multi-Family Zoning District (RMF-10).
Project Description / Summary
The applicant proposes two new single-story residences and a detached garage to serve the
existing residence on a .5-acre lot at 7850 Curbaril Avenue. The existing colony house has been
severely damaged by a fire. The project includes a complete and extensive remodel of the
colony house. A new driveway will extend to provide access to the new residences. The two
proposed residences share the same design, which includes 1,356 square-feet of living space,
a patio, and an attached garage. The applicant also proposes a 434 square-foot detached
garage to serve the existing residence to be placed along the new driveway.
Existing
Residence
9
ITEM 2
Curbaril Condo Development
SBDV19-0069
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Analysis
Design
The proposed buildings are largely hidden from Curbaril Avenue by the existing colony home.
The proposed residential building façade includes wood colored cement-board siding (hardi-
plank) in horizontal lathes. Both of the side faces will have two white vinyl double-glaze
windows, surrounded by white wood trim. This white wooden trim would also surround each
door. The fiberglass front door and façade details will be wood and replicate the American
craftsman style. The applicant is proposing gray (“Ironwood”) for the body on the horizontal
siding. Shingle siding gables will brown (“Mystere”) on one unit and blue (“Shipyard”) on the
other. The applicant is also proposing to reverse each color for the entry door. All of the trim
will be white.
The garage for the existing colony home will be done in the same style as the proposed
residences. All garage doors will be a metal sectional garage door in in white. The proposed
buildings all comply with the RMF-10 setbacks. Atascadero Municipal Code 9-4.128 sets a
maximum fencing height within the side and rear setbacks of 6 feet. The applicant is proposing
new 6-foot high fencing around the condominiums, giving them private outdoor space. The
existing colony house will be remodeled to fit in with the original style of the house as well as
match the new residences.
Parking
Atascadero Municipal Code section 9-4.118 requires two parking spaces for each single-family
residence. Code section 9-3.262 also requires all RMF zones to provide at least one covered
parking stall in the form of a carport or garage. The proposed design includes two parking stalls
between the new garage and residence #2 as well as one garage stall for each residence.
Landscaping
AMC 9-4.125 requires lots in the Residential Multi-Family to have at least 25% of the lot
landscaped. The applicant has not submitted a landscape plan and is not proposing new
landscaping. AMC 9-4.125 requires that a minimum 5-foot landscape strip be provided within
the side yard setback for all multifamily projects. This landscaping is required to be added to the
site plan upon building permit submittal. The applicant is removing several non-native trees as
well as one native oak tree. Staff recommends planting at least four additional 5-gallon oak
trees onsite as well as additional landscaped areas around the residences.
DRC DISCUSSION ITEMS:
1. Design
2. Parking
3. Landscaping
10
ITEM 2
Curbaril Condo Development
SBDV19-0069
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENTS:
1. Site Photos
2. Elevations
3. Site Plan
4. DRC Action Report
11
ITEM 2
Curbaril Condo Development
SBDV19-0069
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Front Elevation of Lot - Driveway
Attachment 1: Site Photos
SBDV19-0069
Existing Colony House
12
ITEM 2
Curbaril Condo Development
SBDV19-0069
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Site Plan
SBDV19-0069
Shared Driveway
Proposed detached
garage
Existing residence
Proposed residences
Staff recommended oak trees
Staff recommended
landscaping
13
ITEM 2
Curbaril Condo Development
SBDV19-0069
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Elevations
SBDV19-0069
Garage 14
ITEM 2
Curbaril Condo Development
SBDV19-0069
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Elevations
SBDV19-0069
Residence 15
ITEM 2
Curbaril Condo Development
SBDV19-0069
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
CITY OF ATASCADERO
Community Development Department
6500 Palma Avenue | Atascadero, CA 93422 | Phone: (805) 461-5035 | www.atascadero.org
DRC Action Form
Project #: SBDV19-0069
Project Title: Curbaril Condo Development
Planner/ Project Manager: Mariah Gasch
DRC Review Date(s): 8/14/19
Final Action: DRC PC CC
Conditions & Recommendations:
Yes No
Plant at least four 5-gallon oak trees onsite as well as additional landscaped areas around the
residences.
16
ITEM 3
El Camino Real Drive-through Coffee Shop
USE 19-0061 / Moss Lane Ventures
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
Atascadero Design Review Committee
Staff Report – Community Development Department
El Camino Real Drive-through Coffee Shop
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
8/14/19 Mariah Gasch
Assistant Planner
Moss Lane Ventures /
Pamela Jardini
USE 19-0061
RECOMMENDATION
Staff Recommends to the DRC:
1. Review the proposal for a drive-through development and direct the applicant to make
any modifications to the site or building design as necessary.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
7835 El Camino Real Commercial
Professional
(CP)
General
Commercial
030-132-049 &
050
0.47 Acres
PROJECT DESCRIPTION
The applicant is proposing to demolish an existing building on the site and build a 600 square
foot drive-through coffee facility. The coffee shop would include a queue area that could
accommodate up to 5 stacked cars as well as a walk up window. An existing building would
remain on the site to be used for wholesale and distribution.
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
17
ITEM 3
El Camino Real Drive-through Coffee Shop
USE 19-0061 / Moss Lane Ventures
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Aerial Map
Existing building to
remain for wholesale
and distribution
New drive-through
coffee shop
18
ITEM 3
El Camino Real Drive-through Coffee Shop
USE 19-0061 / Moss Lane Ventures
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project Description / Summary
The subject site is made up of two parcels with a combined size of 0.47 acres. A condition
of approval for the project will be to merge the two lots as the proposed building would be
built over the property line. The proposed coffee shop would be occupied by the coffee
chain, Human Bean, and include a single sided drive-up design with a menu board and
order station located in a landscaped area. The coffee shop would be 600 square feet
with a drive-through lane that can accommodate up to 5 stacked cars. Nine onsite parking
spaces are provided for the Human Bean’s employees and the wholesale/ distribution
building. The project does not include tables or seating areas for customers. Since the
new facility is requesting a drive-through, the project is subject to a Conditional Use Permit
which will require Planning Commission review.
Site Plan
Existing building to
remain for wholesale
and distribution
New drive through
coffee shop
19
ITEM 3
El Camino Real Drive-through Coffee Shop
USE 19-0061 / Moss Lane Ventures
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Site Design
The site is accessed from El Camino Real. The new building is proposed to be setback
20 feet off of the front property line . 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 shop’s walk
up window.
Architectural Design
The project proposed a single-story building consisting of stucco and stone veneer.
Awnings are created from foam covered with stucco or custom built metal awnings. Wall
mounted sconces provide lighting. The building is a contemporary design with a flat roof
and canopies. The design includes varying materials in subtle earthen tones, adding
architectural interest to the design. The applicant is not proposing any changes to the
existing building to be used for wholesale and distribution.
Staff recommends painting the wholesale and distribution building dark grey with black
window trim to make it less visible on the site.
Landscaping
The site has one existing oak tree that is to remain. The application is proposing to plant
4 additional coast live oak trees in landscaped planters. Landscaped areas include native
grasses and shrubs.
Staff recommends revising the plan to include 3 new London Plane Sycamore trees in
the front planter adjacent to the sidewalk along El Camino Real, replacing the Coast Live
Oak tree here. Staff also recommends replacing 2 of the proposed Coast Live Oaks with
a smaller variety, to be determined by staff upon building permit submittal.
Signage
The applicant is proposing to add one ground monument sign, four wall signs and multiple
directional signs and menu signs. The proposed ground sign is 4.75 feet tall and 5.7 feet
wide for a total of 27 square feet. Atascadero Municipal Code (AMC) 9-15.008 states that
wall signs are limited to one square foot per linear foot of building frontage. The proposed
building has a frontage measurement of 40 linear feet. The proposed wall signs are
composed of individual channel letter which are 16 square feet each, totaling 64 square
feet. The applicant is requesting an exception to allow the wall signs to exceed the allowed
signage by 24 feet. Total aggregate signage allowed in the Commercial Professional zone
is 150 feet. Proposed aggregate wall and ground mount sign s is 91 square feet.
Directional signs and menu signs do not count toward aggregate signage.
DRC Discussion items:
1. Site Design
2. Architectural Design
3. Landscaping
4. Signage
20
ITEM 3
El Camino Real Drive-through Coffee Shop
USE 19-0061 / Moss Lane Ventures
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENTS:
Attachment 1: Elevations
Attachment 2: Proposed Facade
Attachment 3: Proposed Signs
Attachment 4: Landscape Plan with Staff Recommendations
Attachment 5: Site Photos
Attachment 6: DRC Action Form
21
ITEM 3
El Camino Real Drive-through Coffee Shop
USE 19-0061 / Moss Lane Ventures
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
Attachment 1: Elevations
USE 19-0061
22
ITEM 3
El Camino Real Drive-through Coffee Shop
USE 19-0061 / Moss Lane Ventures
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
Attachment 2: Proposed Façade
USE 19-0061
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ITEM 3
El Camino Real Drive-through Coffee Shop
USE 19-0061 / Moss Lane Ventures
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Proposed Signs
USE 19-0061
Wall Signs (Channel Letters)
Drive-through Menu
Walk Up Menu
Directional Signs
Speaker
Box
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ITEM 3
El Camino Real Drive-through Coffee Shop
USE 19-0061 / Moss Lane Ventures
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
Attachment 4: Landscape Plan with Staff Recommendations
SE 19-0061
Staff recommends 3 additional
London Plane trees
Staff recommends
replacing trees with
smaller species
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ITEM 3
El Camino Real Drive-through Coffee Shop
USE 19-0061 / Moss Lane Ventures
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Wholesale and Distribution Building (to remain)
View of the site from El Camino Real (existing house to be demolished)
26
ITEM 3
El Camino Real Drive-through Coffee Shop
USE 19-0061 / Moss Lane Ventures
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
CITY OF ATASCADERO
Community Development Department
6500 Palma Avenue | Atascadero, CA 93422 | Phone: (805) 461-5035 | www.atascadero.org
DRC Action Form
Project #: Use 19-0061
Project Title: Drive-through Coffee Shop
Planner/ Project Manager: Mariah Gasch
DRC Review Date(s): 8/14/19
Final Action: DRC PC CC
Conditions & Recommendations:
Yes No
Paint the wholesale and distribution building dark grey with black window trim.
Revise the landscape plan to include 3 new Landon Plane Sycamore trees in the front planter
adjacent to the sidewalk along El Camino Real, replacing the existing Coast Live Oak tree
here. Replace 2 of the proposed Coast Live Oaks with a smaller variety, to be determined by
staff upon building permit submittal.
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