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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, October 23, 2019
2:00 P.M.
City Hall
6500 Palma Avenue, Room 306
Atascadero, California
CALL TO ORDER
Roll Call: Chairperson Roberta Fonzi
Committee Member Heather Newsom
Committee Member Duane Anderson
Committee Member Mark Dariz
Committee Member Jamie Jones
APPROVAL OF AGENDA
PUBLIC COMMENT
CONSENT CALENDAR
1. APPROVAL OF DRAFT MINUTES OF SEPTEMBER 25, 2019
City of Atascadero Design Review Committee Agenda Regular Meeting
October 23, 2019 Page 2 of 2
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DEVELOPMENT PROJECT REVIEW
2. DESIGN REVIEW OF NEW COMMERCIAL RESTAURANT AND RETAIL
SPACE AT 6090 EL CAMINO REAL
Design review of a proposed construction of a 4,200 sf commercial restaurant
and retail development on an existing vacant parcel within the Downtown. Site
development includes restaurant, retail, and outdoor courtyard space.
Recommendation: Staff requests the DRC review the proposed design and
direct the applicant to make any modifications to the site or building design as
necessary. (PRE19-0093)
3. DESIGN REVIEW INPUT FOR THE EL CAMINO CORRIDOR PLAN
Design review of components for the El Camino Real Corridor Plan which
encompasses areas south of Del Rio Road to south of Santa Rosa Road,
excluding the Downtown Core.
Recommendation: Staff requests the DRC review the concept design
recommendations for various study areas along the corridor and provid e input
on proposed streetscape, street section alternatives, and architectural
themes. (PLN17-1673)
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Wednesday, November 13, 2019, at
2:00 p.m.
Agendas, Minutes and Staff Reports are available online at
www.atascadero.org under City Officials & Commissions,
Design Review Committee.
DRC Draft Minutes of 9/25/2019
Page 1 of 7
ITEM NUMBER:
1
DATE: 10-23-19
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Wednesday, September 25, 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 Jamie Jones
Committee Member Heather Newsom
Absent: Committee Member Mark Dariz (excused absence)
Staff Present: Community Development Director, Phil Dunsmore
Senior Planner, Kelly Gleason
Assistant Planner, Mariah Gasch
Tom Peterson, Fire Marshal
Recording Secretary, Jessica Gibson
Others Present: Alex Cuevas, AGC Design Concept
Keith Schmidt
Max Zappas
Steven Orozco, People’s Self Help Housing, Project Manager
Lyle Munch, People’s Self Help Housing, Architect
Chris Allen, Architect
Candice Reyneke
Charlie Schluter, A.M. Sun Solar
Members of the Public
APPROVAL OF AGENDA
MOTION: By Committee Member Newsom and seconded by
Committee Member Anderson to approve the
Agenda.
There was Committee consensus to approve the
Agenda.
1
DRC Draft Minutes of 9/25/2019
Page 2 of 7
ITEM NUMBER:
1
DATE: 10-23-19
PUBLIC COMMENT
None
Chairperson Fonzi closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF DRAFT MINUTES OF AUGUST 14, 2019
MOTION: By Chairperson Fonzi and seconded
by Committee Member Jones to approve the
Consent Calendar.
There was Committee consensus to approve the
Consent Calendar.
DEVELOPMENT PROJECT REVIEW
2. DESIGN REVIEW OF NEW GAS STATION AT 9550 EL CAMINO REAL
Design review of a proposed gas station, 3,000 square foot convenience store
and 1,400 square foot restaurant at the corner of El Camino Real and Montecito
Ave.
Recommendation: Staff requests the DRC review the proposed design for
the service station and direct the applicant to make any modifications to the
site or building design as necessary. (PRE19-0034)
Planner Gleason presented the project and answered questions from the Committee.
Alex Cuevas, AGC Design Concept, answered questions from the Committee. Director
Dunsmore made note that the existing residence on the lot would be required to be
demolished prior to permit issuance.
PUBLIC COMMENT
The following members of the public spoke during public comment: Keith Schmidt and
Max Zappas.
A letter was received from Ron Badger prior to the meeting and was distributed to the
Committee (Exhibit A).
Chairperson Fonzi closed the Public Comment period.
Staff answered questions raised during public comment.
DRC ITEMS FOR DISCUSSION:
1. Site Design, Access and Parking
The Committee recommended the following:
2
DRC Draft Minutes of 9/25/2019
Page 3 of 7
ITEM NUMBER:
1
DATE: 10-23-19
Applicant to work with staff to review access on Montecito Ave.
Install curb cut into the driveway at the rear of the site onto Montecito to create
additional parking area and enhance security of the area.
2. Architectural Design
The Committee recommended the following:
Add windows in the rear elevation of the building for aesthetics and security
purposes.
Stucco is to be a neutral, earth toned color (light brown/tan).
Widen wrapped parapet tower feature and add trellis feature with landscaping.
Steel awnings are to be black or dark grey in color. Awnings in back can be
removed since applicant will be adding additional parking.
Healy tank shall be located in a larger planter.
Roof style shall be Spanish tile.
3. Landscaping
The Committee recommended the following:
Install limited landscaping on the site in order to discourage transient use.
Landscaping shall be drought tolerant.
4. Fencing
The Committee recommended the following:
Install a horizontal metal rail fence in the back.
5. Signage
The Committee recommended the following:
Applicant is to eliminate color banding.
Oversizing of the logo on fascia may be allowed within reason.
Signage facing Montecito is to be compatible.
6. Lighting
The Committee recommended the following:
Applicant shall add fixed lighting at the building and motion lighting onto rest of the
site.
The Committee recommended the applicant work with staff on the above items and then
can move on to building permits.
3. DESIGN REVIEW OF NEW CONSTRUCTION AT 2455 EL CAMINO REAL OF
AN AFFORDABLE MULTI-FAMILY RESIDENTIAL APARTMENT COMPLEX
Design review of a 42-unit People’s Self Help Housing residential apartment
project on lot with 2 existing structures, proposed for removal.
Recommendation: Staff requests the DRC review the proposal for a multi-
family development and provide recommendations for any potential design
modifications. (PRE18-0093)
3
DRC Draft Minutes of 9/25/2019
Page 4 of 7
ITEM NUMBER:
1
DATE: 10-23-19
Planner Gasch presented the staff report, and she and Director Dunsmore answered
questions from the Committee. Planner Gasch made note that the State of California
grants up to three concessions for affordable housing projects and that this project
qualifies because it is 100% affordable housing. Steven Orozco, project manager, and
Lyle Munch, architect, answered questions from the Committee. Fire Marshal Peterson
received verification from the applicant that the driveway clearance is to code and would
be able to accommodate emergency services vehicles.
PUBLIC COMMENT
An email was received from Brian McAlister prior to the meeting and was distributed to
the Committee (Exhibit B).
Chairperson Fonzi closed the Public Comment period.
DRC ITEMS FOR DISCUSSION:
1. Architectural Design
The Committee recommended the applicant work with staff on the following:
Applicant is to work with staff to enhance and improve the appearance of Building
3. The other buildings are acceptable in appearance.
2. Retaining Walls
The Committee recommended the following:
The retaining walls are to be split-face.
Applicant requested a concession (1 of 3) to install some retaining walls that will
be higher than the five feet recommended by staff as a condition. The retaining
walls will vary in height, with eight feet being the highest in some areas of the
project site.
3. Landscaping
The Committee recommended the following:
Landscaping shall be drought tolerant.
Landscaping is to be within the front setback along El Camino Real.
Integral sidewalk shall be installed along the right-of-way with trees on the
development side of the property – similar to the Emerald Ridge frontage.
Applicant requested a concession (2 of 3) that allows them to waive the 25% of the
project site landscaping requirement.
4. Concessions
The Committee recommended the following:
Applicant is allowed the following concessions:
o Some of the retaining walls will be higher than 5 feet (8 ft. max in some
areas)
o Less than 25% of project site will be required to be landscaped.
4
DRC Draft Minutes of 9/25/2019
Page 5 of 7
ITEM NUMBER:
1
DATE: 10-23-19
The Committee recommended the applicant work with staff on the above items. The
applicant can move on to building permits.
4. DESIGN REVIEW OF FOUR (4) DETACHED SINGLE-FAMILY RESIDENTIAL
HOMES ON EXISTING UNDEVELOPED PROPERTY AT 7900 CURBARIL
Design review of a 4-unit planned development. Parcel map has been created to
reflect the new property lines and easements for shared driveway and separate
utilities.
Recommendation: Staff requests the DRC review the proposed project and
provide recommendations for any potential design modifications. (DEV18-0124)
Planner Gleason presented the project and answered questions from the Committee.
Chris Allen, Architect, and Candice Reyneke, owner’s representative, answered
questions from the Committee.
PUBLIC COMMENT
None
Chairperson Fonzi closed the Public Comment period.
DRC ITEMS FOR DISCUSSION:
1. Architectural Design and Color Schemes
The Committee recommended the following:
High quality in design and landscaped.
Colors are to be neutral, historic palettes.
Reversal of facades.
Windows and garage doors are to be consistent in color, preferably a dark shade.
Trash enclosures to be on concrete pads.
2. Parking and Retaining Walls
The Committee recommended the following:
Parking to meet current standards.
Clear designation for guest parking and access for emergency services vehicles.
The parking court shall be colored or stamped concrete.
3. Retaining Walls
The Committee recommended the following:
Retaining walls are to be split-faced, standard 24”
The Committee supported the project to move forward to Planning Commission with
staff’s recommendations.
5. DESIGN REVIEW OF A ROOF-MOUNTED SOLAR ARRAY INSTALLATION AT
8955 MONTECITO AVE.
5
DRC Draft Minutes of 9/25/2019
Page 6 of 7
ITEM NUMBER:
1
DATE: 10-23-19
Design review of photovoltaic system with roof mount and separate solar support
structure with 16 ft. clearance over existing driveway and dirt lot.
Recommendation: Staff requests the DRC review the project and provide
recommendations for any potential design modifications. (PRE19-0083)
Planner Gasch presented the project and answered questions from the Committee.
Charlie Schluter, A.M. Sun Solar project manager, answered questions from the
Committee.
PUBLIC COMMENT
None
Chairperson Fonzi closed the Public Comment period.
DRC ITEMS FOR DISCUSSION:
1. Color and Design
The Committee recommended the following:
Structure is to be a 16 foot free standing solar mount.
Color shall be a grey steel shade.
2. Landscaping
The Committee recommended the following:
The applicant is to work with staff during the permitting process to coordinate with
the property owner or business owner to incorporate landscaping that is consistent
with the neighboring properties.
The Committee supported the project to move forward with staff’s recommendations. The
applicant can move forward to building permits.
COMMITTEE MEMBER COMMENTS AND REPORTS
There were no reports.
DIRECTOR’S REPORT
Director Dunsmore gave an update on upcoming projects which include:
Development of a downtown lot for the use of a beer garden constructed out of
cargo containers.
El Camino Vet Hospital is planning a major addition and remodel to their facility.
Barrel Creek Development project.
ADJOURNMENT– 4:35 p.m.
The next regular meeting of the DRC is tentatively scheduled for October 23, 2019, at
2:00 p.m.
6
DRC Draft Minutes of 9/25/2019
Page 7 of 7
ITEM NUMBER:
1
DATE: 10-23-19
MINUTES PREPARED BY:
_________________________________________________
Jessica Gibson, Recording Secretary
Administrative Support Assistant
The following Exhibits are available in the Community Development Department:
Exhibit A – Letter from Ron Badger
Exhibit B – Email from Brian McAlister
7
ITEM 2
Atascadero Sea Train Retail
PRE19-0093 / Max Zappas
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
Atascadero Design Review Committee
Staff Report – Community Development Department
Sea Train Retail Plaza
MEETING
DATE PROJECT PLANNER APPLICANT / CONTACT PLN NO.
10/23/19 Kelly Gleason Max Zappas PRE19-0093
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR PARCEL
NUMBER(S)
SITE
AREA
6090 El
Camino Real Downtown (D)
Downtown
Commercial
(DC)
030-191-021 0.26 acres
RECOMMENDATION
Staff Requests the Design Review Committee:
1. Review the proposal for a retail and restaurant development within the Downtown and
direct the applicant to make any modifications to the site or building design as
necessary.
PROJECT DESCRIPTION
The applicant is proposing a commercial development consisting of several modular buildings
that include approximately 350 square-feet of retail, a 960 square-foot bottle shop and bar, and
a 2,000 square-foot shared courtyard. There is also a storage and office space on the second
floor. The structures will be constructed of painted steel shipping containers.
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
Atascadero Sea Train Retail
PRE19-0093 / Max Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project Description / Summary
The subject site is approximately 0.26
acres in size and is currently vacant.
The applicant proposes approximately
1,900 square-feet of retail, office,
storage, and bar uses along with a
2,000 square-foot courtyard parking
area. The project is designed to share
access with the adjacent parcel to the
east.
Analysis
Site Design
The project is designed with two small
retail spaces along the El Camino
frontage with entrance to the
courtyard and the bar. There are three
primary buildings on the site. Building
A, fronting El Camino Real, will
include approximately 320 square-feet
of retail on the ground floor and an office and storage space on the second floor.
Building B is designed as the shared restrooms for the development as well as an
office. Building C encloses the shared courtyard and will house the bar. A pedestrian
pathway connects the sidewalk on El Camino Real to the courtyard area for Building B
and continues further through the site to the parking in the rear.
The parking lot is accessed through the site to the east. There is a proposed new
driveway that would allow vehicles to exit the site and make a right turn out onto Traffic
Way. The parking area will be paved and striped. Parking is not required for the uses
but will be located at the rear of the site adjacent to the 101 freeway and will support the
surrounding uses.
9
ITEM 2
Atascadero Sea Train Retail
PRE19-0093 / Max Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Project Site Plan
Architectural Design
The development will be constructed of a total of 7 steel shipping containers modified
with architectural enhancements. The structures will be painted white with aluminum
and wood accents. The interior courtyard surface will be made up of decomposed
granite and pavers. The building along El Camino has two-story elements to provide
greater massing and interest. A portion of the second floor area includes railing and a
roof deck with the office and storage area occupying the rest.
The retail spaces facing El Camino include glazed commercial storefront window
systems and wood decking to accommodate the grade difference between the sidewalk
and the building.
A: Retail w/ office and
storage above
B: Bathroom & Office
C: Bar / Bottle shop
Courtyard
Parking Lot
10
ITEM 2
Atascadero Sea Train Retail
PRE19-0093 / Max Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Landscaping
The applicant’s landscape plan consists
of tree plantings throughout the
courtyard. Additional shade trees will
also be required throughout the parking
area. Smaller trees are included in the
planters along El Camino.
Signage
The applicant shows conceptual signage
facing El Camino Real and the parking
area. As the tenants have not finalized
their designs to date, the applicant will
submit an application for an
Administrative Use Permit once designs
have been finalized.
11
ITEM 2
Atascadero Sea Train Retail
PRE19-0093 / Max Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DRC DISCUSSION ITEMS:
1. Site and Landscape Design.
2. Architectural Design.
ATTACHMENTS:
1. Notice of Action
2. Landscape Plans
3. Architectural Plans & Elevations
12
ITEM 2
Atascadero Sea Train Retail
PRE19-0093 / Max Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Notice of Action
PRE19-0093
DRC NOTICE OF ACTION
Conditions of Approval: 1. Parking lot should be designed to maximize shade tree planting area .
Include shade trees along freeway edge.
2. Signage in excess of code allowances will require approval of an
Administrative Use Permit.
Action/ Decision Summary: To be recorded at meeting conclusion
Meeting Date: October 23, 2019
Project Planner: Kelly Gleason
Senior Planner
13
ITEM 2
Atascadero Sea Train Retail
PRE19-0093 / Max Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Site / Landscape Plans
PRE19-0093
14
ITEM 2
Atascadero Sea Train Retail
PRE19-0093 / Max Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
15
ITEM 2
Atascadero Sea Train Retail
PRE19-0093 / Max Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Architectural Plans & Elevations
PRE19-0093
16
ITEM 2
Atascadero Sea Train Retail
PRE19-0093 / Max Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
17
ITEM 2
Atascadero Sea Train Retail
PRE19-0093 / Max Zappas
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
18
ITEM 3
El Camino Corridor Plan
PLN17-1673
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
Atascadero Design Review Committee
Staff Report – Community Development Department
El Camino Corridor Plan
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
10/23/2019 Kelly Gleason City of Atascadero PLN17-1673
PROJECT
LOCATION
The El Camino Real Corridor from north of Del Rio Rd to south of Santa Rosa Rd, excluding the
Downtown Core.
RECOMMENDATION
Staff Requests the Design Review Committee:
1. Review the concept design recommendations for various study areas along the corridor
and provide input on proposed streetscape and street section alternatives.
PROJECT DESCRIPTION
The City is currently in the process of conducting an “El Camino Real Corridor Study,” which will
serve as a guideline for the route’s land use opportunities and transportation connections through
town. The goal is to provide a blueprint that could transform El Camino Real into a more effective,
well-functioning, economic hub. This study is being funded by a grant received from Caltrans.
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
☒ General Rule
Exemption
19
ITEM 3
El Camino Corridor Plan
PLN17-1673
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project History
In 2017, the City of Atascadero was awarded a Caltrans Sustainable Transportation
Planning Grant to complete a conceptual land use and transportation plan for the
El Camino Real corridor. Caltrans will be contributing up to $176,800 in grant funds to
pay for a consultant to develop the Corridor Plan along with City staff assistance. T he
Atascadero City Council accepted the Caltrans planning grant by resolution in November
2017, and in June 2018 Council authorized PlaceWorks as the consultant to work on the
project. A Market Analysis was also authorized by Council, to be funded by the C ity of
Atascadero in an amount not to exceed $25,000. The Market Analysis looks at how the
corridor functions on an economic level and will help to identify Atascadero’s role and
potential as a commercial destination. The purpose of the El Camino Real Corridor Study
is to promote long-term fiscal sustainability for the community by formulating
transportation and land use strategies that will attract economic development. The final
Corridor Plan is intended to serve as a master plan for future improvements a nd land
uses along the El Camino Real corridor, and can be a tool to help guide the next General
Plan update. The El Camino Plan corridor study is expected to be completed by the end
of 2019.
Public Outreach - October 6, 2018 Event:
City staff and PlaceWorks held the first public outreach event for the El Camino Plan on
Saturday, October 6, 2018 during Colony Days and again during Colony days on October
6th, 2019. The events were well attended, with several hundred people stopping by the
booth outside City Hall to learn about the Corridor Plan and provide input about what they
like about El Camino Real, and what needs improvement.
20
ITEM 3
El Camino Corridor Plan
PLN17-1673
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Several stations were set up as part of the outreach event. Our goal was to obtain ideas
and feedback from the public regarding potential circulation, land use, architectural styles,
and streetscape along the corridor. A variety of boards and activities were set up to
engage the public and get meaningful feedback. Members of the public ranked images
they preferred with colored dots, and added notes on the map to identify ideas and areas
of improvement.
In the 2018 open house, participants were asked to review several corridor improvement
ideas and identify which ideas they liked best. Each participant was given a limited
number of dots for each of the street elements (i.e., bicycle zone, median, street palette),
so they had to prioritize their choices. Based on the images selected and the general
comments regarding street elements, the public had the following input:
Strong support for in-pavement crosswalk lights (65% of dot votes). People were
familiar with the existing one near the Sunken Gardens and believe it is effective
Support for medians to shorten pedestrian crossing distance. planted media
islands with staggered turn lanes received highest ranking by the dot vote
Strong support for trees between the sidewalk and street, citing the need for shade
in the hot weather. The image with street trees with planters along sidewalk
received 89% votes
People liked the idea of buffered bike lanes so bicyclists could have additional
protection, but some expressed concern about potentially losing capacity to
accommodate them.
On-street parking with painted bike lane received highest ranking by the dot vote
(65%) and the option with bike lane with buffer and no on-street parking came in
second (35% of dot votes)
A number of people commented that any removal on -street parking in the
downtown area would be problematic, but thought it was fine for outlying areas
where on-street parking use was light
Most people were generally very enthusiastic about enhancing conditions for
bicyclists and pedestrians and indicated that it is very much needed. A few
commented that everything is fine the way it is, and they expressed concern about
the money it would cost to implement the alternative designs that were presented.
Participants were asked to identify (with a dot) the architectural style examples they liked.
Most people responded positively to keeping the Colony style within downtown, either as
a single style or with Spanish. Some people said that they would like to see only Colony
style buildings throughout the whole corridor and some said they would like to see it
integrated in along with other styles.
Atascadero Colony style was ranked as the favorite style, with 50% of the total
dots placed on this board
Mission – Spanish Colonial Revival was also popular, with 23% of the dot votes
Rustic Modern ranked third, with 13% of the dots votes
21
ITEM 3
El Camino Corridor Plan
PLN17-1673
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Craftsman, Modern, and Neoclassical received the fewest votes, with only 8%, 6%
and 2% of the dot votes respectively
Architectural Boards from October 2018 Public Outreach Event
There were several comments from people who said they did not want Atascadero to look
like San Luis Obispo and want to see the City to keep its unique identity. Others referred
to the historic architecture as “authentic.” Other General Comments regarding
Architectural styles included:
- Manage the color schemes being used – strive for more neutral
- Need updated and “firm” design guidelines for the selected styles
- Don’t want “rubber stamped” buildings – need better design standards
- Architectural themes could be focused at key nodes as character defining
elements
- Modern architecture is not right for the downtown
Public Outreach - October 5, 2019 Event:
At our recent Colony Days event, the City again held a public outreach event providing
information and design concepts for the corridor. While a full compilation of those results
has not yet been completed, staff received positive feedback overall.
Project Description / Summary
El Camino Real Corridor – Identifying Opportunity Areas:
The El Camino Real corridor runs seven (7) miles in length through Atascadero City limits.
In order to define a study area that could be analyzed and re-envisioned with the grant
funding amount provided by Caltrans, City staff needed to refine the focus area of the
plan to include the areas which have the most potential for redevelopment and land use
changes. Considerations for identifying the focus areas included the follow factors:
o Existing parcels may be combined
o Potential interface issues
22
ITEM 3
El Camino Corridor Plan
PLN17-1673
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
o Availability of infrastructure
o Support for future commercial nodes
o Support for job creation uses
Based on these criteria, the following areas were excluded f rom The El Camino Plan work
scope study area:
- The areas south of Santa Rosa, which are predominantly developed with existing
multifamily residential and have very little room for infill development
- The downtown area is not included in as it is undergoing its own separate focused
enhancement plan which is focused on parking and traffic calming.
- The corridor north of San Benito Road, through Del Rio Road and northward Del
Rio Road is also excluded as the Del Rio Specific Plan identifies land use and
transportation concepts for this portion of the corridor. The Home Depot center and
Marriott at the far north end of El Camino Real also has its own existing master
plan of development for this commercial node
Once these areas were removed from the study area, The El Camino Plan was able to
focus on the portions of the corridor with the highest potential. This area includes El
Camino Real from the intersection of El Camino Real and Santa Rosa Road (southern
point of study area) to just north of San Benito Road at Mission Oaks and the Del Rio
Specific Plan area (northern point of study area), with the downtown excluded. The
northern segment is 1.2 miles long and extends from San Anselmo Road to approximately
200’ north of the intersection of El Camino Real and Madera Place. The southern segment
is 1.9 miles long, extending from San Gabriel Road to Highway 41. The City’s key
commercial nodes exist in locations where Highway 101 interchanges interact with El
Camino Real and at points in between these locations. The goa l of The El Camino Plan
is to strengthen transportation connections that will foster commercial nodes and help
enhance commercial development opportunities, and this refined study area shows the
highest potential to do just that.
Once the initial public outreach was conducted last fall, City staff and PlaceWorks began
to identify opportunity sites within the study area. The approach was to identify key areas
along the corridor that have the potential to be reinvented as:
o Significant job centers, designed to attract companies looking to move or expand
from pricey, constrained market areas in the Central Coast. These new job centers
will also provide a desirable location for start-ups that are “incubating” in
Atascadero or elsewhere.
o Improved and more sustainable commercial nodes that better reflect the trends in
successful retail and service environments through redesign and reprogramming
as experiential places that aren’t available online. The more intensified nodes are
more walkable, contain indoor/outdoor environments, and incorporate a broader
mix of uses.
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
o Mixed-use environments – office, research and development, clean-tech,
institutional uses, retail/service/entertainment uses, with the selective addition of
residential. Residential along the corridor increases housing opportunities for the
younger workforce that come with the new businesses. Residential along the
corridor also creates an expanded market of customers that will gravitate to the
downtown and these reinvented commercial nodes. Allowing residential will
improve financial feasibility of development projects and can be used as an
incentive for lot consolidation (among other things).
o Heavier industrial needs its place too.
Through this process, four (4) key opportunity sites were identified. These are areas that
are underutilized, include properties that can be combined to be redeveloped with larger
master plans and internal circulation, and include key nodes to intensify and strengthen.
1. South of Del Rio - Includes 17.6 acres south of Mission Oaks and the Del Rio
Specific Plan area, between Highway 101 and El Camino Real.
Opportunity to combine sites which are currently underutilized, vacant land,
and outdoor storage uses.
Can provide opportunity for manufacturing and tech jobs.
Create connectivity through sites.
Improve appearance as seen from Highway 101.
Create campus design with eateries, coffee shops, green spaces.
2. Commercial node at San Anselmo - Includes Kmart shopping center and 777
Auction on west side of El Camino Real (about 11.3 acres), and old Ford dealership
and adjacent vacant parcels on east side of El Camino Real (about 10.2 acres.)
Opportunity to intensify and improve commercial node on west side (Kmart)
and develop job campus on east side El Camino Real.
K-Mart parking lot has underutilized land and excessive parking area that
can be converted to development sites
Owner wants to convert the K-Mart center to an experience based center
with a grocery store, restaurants, and outdoor dining spaces.
3. Commercial node at Curbaril – Includes Smart & Final and Food 4 Less shopping
centers. Approximately 18.7 acres combined between the two existing centers.
Opportunity to infill and intensify additional commercial in parking lots,
create connectivity through sites.
Bring commercial businesses closer to street frontage (similar to Rite Aid)
4. Underutilized commercial on east side El Camino Real – Includes former
Spencer’s shopping center and surrounding underutilized commercial on east side
El Camino Real. Includes about 27 acres from Palomar to Gusta Road, including
Arcade, Cascada, Solano, and La Linia. Currently used for primarily outdoor
storage and auto uses. Area has minimal site improvements on street frontages
and private parcels.
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El Camino Corridor Plan
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Opportunity to consolidate ownership, add jobs / campus, improve and
intensify retail, and add mixed-use. Improve circulation & connectivity with
internal roads.
Opportunity for road abandonment and property consolidation
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El Camino Corridor Plan
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ANALYSIS:
Conceptual Land Use Sketches:
PlaceWorks developed conceptual land use sketches for each of the four opportunity
sites along the El Camino Real corridor. These sketches are indented to provide concepts
that help to illustrate how the sites in each district could be developed. Potential land uses
and structure footprints have been identified based on public input at the outreach event,
public survey input, stakeholder interviews, a land use inventory, and market conditions.
Site 1: North End Jobs Anchor
Just south of the Del Rio Specific Plan area, this opportunity area capitalizes on the small
but important industrial/maker spaces along the south side of the corridor and expands
the potential for clean technology/R&D/creative office users to locate in Atascadero. The
opportunity area encompasses a group of existing and vacant properties and envisions
an infill development scenario where businesses are connected by an internal roadway
system that reduces curb-cuts along El Camino Real and optimizes new development
areas at the back of the properties. Connectivity between properties is essential to enable
future shared parking, easy access to commercial uses and outdoor “green space”
associated with employment and retail uses. An internal trail system links to the Mission
Oaks center and can also be extended to industrial properties south of the opportunity
area. The draft conceptual land use plan provides for approximalty 220,000 square feet
for buildings, with large 10,000 to 50,000 square foot spaces for tech and research and
devlopment type uses.
Site 1
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El Camino Corridor Plan
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Site 2: Lifestyle Center with Tech Potential
Located at the San Anselmo Road off -ramp, this opportunity area encompasses
underutilized and vacant properties on both sides of El Camino Real. The existing Kmart
shopping center has the potential to be intensified overtime, with existing buildings,
circulation, parking, and outdoor areas upgraded to create an attractive place where
people want to shop, dine, meet up with friends, and walk to other services. The
remaining properties fronting El Camino Real have the capacity for medium and large-
size businesses, with support commercial or service uses. A small lot single -family
neighborhood could be located behind the office uses to provide a transition to the existing
rural residential. Residential may be considered an incentive to lot consolidation.
Site 3: Re-Activated Commercial/Entertainment Hub
This opportunity area encompasses two large shopping centers, currently disconnected
by a 5 to 6-foot grade difference. Big box retail is struggling in every community. This
concept envisions that over time, one of the big box uses is reconfigured as an
indoor/outdoor environment and accommodates a range of tenants, including
entertainment uses. Overall circulation and connectivity are im proved with an internal
roadway that connects the two parcels and creates new infill development opportunities
within the extensive parking areas. Additional retail, restaurants, and other supporting
Site 2
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
uses now line El Camino Real and the internal roads, creating a more pedestrian-oriented
environment. This important commercial hub is now intensified and re -activated to serve
the south end of the community.
Site 4: Urban Village and South End Jobs Anchor
Across from the commercial hub is an opportunity for a south end jobs anchor that is part
of mixed-use village containing commercial, office, residential, and career training offered
by Laurus and San Joaquin Valley Colleges. This area is a combination of older retail,
vacant parcels, outdoor storage and low-intensity industrial uses. The concept envisions
an internal road system that reduces curb-cuts along El Camino Real, connects the
parcels, and maximizes development potential. Townhomes along the rear of these
parcels would provide additional workforce housing and can be the incentive for lot
Site
3
Site
4
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
consolidation. The uses are arranged to create synergy, provide for active open space
areas, and to create a unique live, work, learn environment.
At this time, City staff and PlaceWorks are looking for input from the Design Review
Committee regarding the conceptual land use sketches. The committee may provide
input regarding the types of uses envisioned, internal circulation patterns, sites included
in the land use concepts, or any other input to help guide further development of the
Corridor Plan.
Transportation:
Through the public input surveys and the October outreach event, it has become clear
that both safety and aesthetics could be greatly improved along the corridor. W -Trans,
completed traffic counts and an existing traffic conditions summary that were to develop
transportation related improvement options along the corridor. A collision density map
was also analyzed, which provides a clear picture of which intersections and stretches of
road would greatly benefit from safety related improvements. Intersection improvements
and improved pedestrian access at crossings are being considered to improve the safety
at these key nodes.
The goal is to make El Camino Real feel safer and more inviting and match the unique
character that people love about Atascadero. Trees, shade, safe crossings, adequate
lighting, adequate on-street parking, and safe biking and walking options have been
identified as desired improvements. All of these items are also goals of the grant that was
provided by Cal Trans. Based on this direction, W -Trans developed a number of road
improvement options for each identified section of the corridor, with an understanding that
traffic needs are different at intersections that provide connections over Highway 101 than
along sections between these nodes of vehicular activity.
The study area was divided into eight (8) road segments for the purposes of analysis as
described below. Recommendations throughout the corridor include narrowing where
feasible and providing safer opportunities for pedestrian and bike activity. There are some
sections along El Camino Real with no pedestrian crossing opportunities for over a mile
along the wide 4-lane Arterial roadway. While additional traffic lights are not warranted,
enhancements can be made to allow for safe crossings including bulb outs at the curb
edge to allow for greater visibility, limiting on -street parking at crossing locations for
enhanced line of sight, installation of medians to provide refuge for pedestrians, and in
some locations, pedestrian traffic signal hawk lights to require traffic to stop when
pedestrians need to cross. These strategies are particularly important for segments 5 and
7 where limited crossing opportunities exist and where active commercial businesses and
restaurants are located on both sides of the corridor. In addition, recommendations
include eliminating on-street parking in areas where mid-block crossings are warranted
to allow for pedestrian bulb-out and increased sight-distance as well as areas where on-
street parking can be converted to landscape, bike lane, or additional sidewalk
opportunities.
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El Camino Corridor Plan
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Section 1: South of Del Rio to San Benito
This street section is not fully developed and exists as a three lane section with two travel
lanes and a center turn lane. This section is proposed to remain the same with intensified
residential uses lining the east side of El Camino Real.
Section 2: San Benito to Cambell lane
This section has portions that are widened to 5 lanes (two travel lanes in each direction
and a center turn lane). Recommendations for this section include reducing the width to
3 lanes.
Sections 3, 4, 6, and 8: San Anselmo intersection, Highway 41 intersection, Curbaril
intersection, and the Santa Rosa intersection
These key intersections connect to Highway 101 interchanges. Due to higher traffic
numbers and necessary turning movements, narrowing of El Camino Real in these
locations is not advisable. However, pedestrian and bike safety remain a priority.
Recommendations include refuge medians and bulb-outs where feasible to enhance the
pedestrian experience.
Sections 5 and 7: Highway 41 Curbaril, Curbaril to Santa Rosa
Sections 5 and 7 are currently 5 lanes in width with on-street parking. These areas provide
access to a multitude of commercial businesses ranging from retail to service uses. A
majority of the sections are comprised of narrow lots each developed with separate uses
and private driveways and parking lots. There are limited opportunities to cross El Camino
real in these sections limiting connectivity from one side of the street to the other.
Recommendations include narrowing the road to 3 lanes in these sections. This would
increase opportunities for pedestrian and bike facilities while slowing traffic throughout
the corridor. One potential conflict with narrowing the street sections to one lane in each
direction is the potential for slowing traffic due to cars turning right to access commercial
properties. Because driveways tend not to be consolidated along these stretches, a three
lane configuration may add to increases in traffic slow-down.
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El Camino Corridor Plan
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Architectural Styles
During both public outreach events, the public was asked to provide input on architec tural
styles and themes appropriate for Atascadero. The consultants included a wide range of
design themes including mission, craftsman, rustic modern, modern, neoclassical, and
colony styles of architecture. Images presented are included in Attachment 3.
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
While support was given to all styles presented, there were concerns related to cohesion
throughout the corridor. Participants expressed interest to see a cohesive design strategy
for the corridor for smaller infill projects with more contemporary design themes
acceptable for larger scale developments.
Staff is looking to the DRC for discussion and recommendations related to architectural
styles and whether or not specific styles should be required within certain zones along
the El Camino Real corridor.
DRC DISCUSSION ITEMS:
1. Concept design sketches for underutilized and key commercial areas.
2. Street section and streetscape enhancement options for the identified corridor
segments.
3. Architectural Styles
ATTACHMENTS:
1. Land Use Concepts
2. Street Sections and Traffic Recommendations
3. Architectural Styles
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El Camino Corridor Plan
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Land Use Concepts
PLN17-1673
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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El Camino Corridor Plan
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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ITEM 3
El Camino Corridor Plan
PLN17-1673
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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El Camino Corridor Plan
PLN17-1673
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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ITEM 3
El Camino Corridor Plan
PLN17-1673
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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El Camino Corridor Plan
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Street Sections and Traffic Recommendations
PLN17-1673
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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El Camino Corridor Plan
PLN17-1673
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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ITEM 3
El Camino Corridor Plan
PLN17-1673
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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ITEM 3
El Camino Corridor Plan
PLN17-1673
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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ITEM 3
El Camino Corridor Plan
PLN17-1673
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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El Camino Corridor Plan
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Architectural Styles
PLN17-1673
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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ITEM 3
El Camino Corridor Plan
PLN17-1673
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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ITEM 3
El Camino Corridor Plan
PLN17-1673
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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ITEM 3
El Camino Corridor Plan
PLN17-1673
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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El Camino Corridor Plan
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Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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