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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, March 25, 2020
2:00 P.M.
City Hall
6500 Palma Avenue, Council Chambers
(note room change)
Atascadero, California
CALL TO ORDER
Roll Call: Chairperson Roberta Fonzi
Committee Member Heather Newsom
Committee Member Duane Anderson
Committee Member Mark Dariz
Committee Member Emily Baranek
APPROVAL OF AGENDA
PUBLIC COMMENT
CONSENT CALENDAR
1. APPROVAL OF DRAFT MINUTES OF FEBRUARY 26, 2020
City of Atascadero Design Review Committee Agenda Regular Meeting
March 25, 2020 Page 2 of 2
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DEVELOPMENT PROJECT REVIEW
2. DESIGN REVIEW OF CONTRACT CONSTRUCTION SERVICES YARD AT
6501 VIA AVE.
The project includes a new outdoor contract construction services yard,
installation of cargo containers (seatrains), and use of existing office for Sprouse
Communications.
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. (USE20-0010)
3. DESIGN REVIEW OF A MULTI-FAMILY DEVELOPMENT AT 7298 SANTA
YSABEL. The project applicant proposes the construction of 11 residential units
on a multi-family site.
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. (PRE19-0126)
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Wednesday, April 15, 2020, 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 2/26/2020
Page 1 of 4
ITEM NUMBER:
1
DATE: 3-25-20
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Wednesday, February 26, 2020 – 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 2:05 p.m.
ROLL CALL
Present: Chairperson Roberta Fonzi
Committee Member Duane Anderson
Committee Member Mark Dariz
Committee Member Emily Baranek
Committee Member Newsom
Absent: None
Staff Present: Community Development Director, Phil Dunsmore
Senior Planner, Kelly Gleason
Recording Secretary, Annette Manier
Others Present: Steve Carlson
Steve Binder
Chairperson Fonzi explained the process for DRC meetings. Mr. Carlson requested that
Mr. Dariz be available to represent him on his project, and explained his reasons why.
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.
PUBLIC COMMENT
None.
Chairperson Fonzi closed the Public Comment period.
1
DRC Draft Minutes of 2/26/2020
Page 2 of 4
ITEM NUMBER:
1
DATE: 3-25-20
CONSENT CALENDAR
1. APPROVAL OF DRAFT MINUTES OF JANUARY 15, 2020
MOTION: By Committee Member Anderson and seconded by
Committee Member Baranek to approve the
Consent Calendar.
There was Committee consensus to approve the
Consent Calendar.
DEVELOPMENT PROJECT REVIEW
2. DESIGN REVIEW OF CONSTRUCTION YARD AT 1680 EL CAMINO REAL
The project includes development of a contract construction yard and office at
the above location. The site is currently operated as described. Approval of
the building permit will bring the use into conformance with current codes.
The project includes the addition of a parking area, frontage improvements
and landscaping, an accessory structure constructed of cargo containers, and
9,996 square-feet of outdoor storage.
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. (PRE19-0047)
Committee Member Dariz stepped down from the Committee , in order to act as
representative for the applicant.
Director Dunsmore gave a background on the project, and explained that this project will
not be going to Planning Commission. This is design review of the building permit only as
it is not subject to a use permit.
Planner Gleason presented the staff report, and she and Director Dunsmore answered
questions from the Committee.
The applicant team (Steve Carlson and Mark Dariz) presented the project to the
Committee. Mr. Carlson stated that he would like to eliminate the landscaping along the
fence near the freeway area.
PUBLIC COMMENT
The following members of the public spoke during public comment: Steve Carlson and
Steve Binder.
Chairperson Fonzi closed the Public Comment period.
2
DRC Draft Minutes of 2/26/2020
Page 3 of 4
ITEM NUMBER:
1
DATE: 3-25-20
Staff, the applicant, and the Committee addressed the questions raised by Mr. Binder.
DRC ITEMS FOR DISCUSSION:
The Committee made the following recommendations:
Site Design
The Committee agreed that when you drive by the project, you should not see anything
larger than a regular vehicle. The overall site design was approved.
Landscaping
The Committee agreed that the applicant could work with staff to figure out where the
landscaping should go and how much is needed, so that the amount of outdoor storage
does not trigger a Conditional Use Permit.
Fencing and Screening
The Committee recommends that fencing will be around the entire property. Applicant
shall install a wood and corrugated metal fence with wood cap on two sides (highway-
side and neighbor-side). Mr. Dariz referred to fencing detail on Page A.3.02 on the
drawings he distributed to the Committee (Exhibit A).
Cargo Container
The Committee agreed that this structure is not a cargo container for storage, but rather
a storage building that utilizes cargo containers. These cargo containers are part of the
construction of the buildings and will be permanently affixed to the site. The Committee
required that the applicant increase the pitch of the roof and add gable ends, especially
because the project borders a residence to make it more compatible. The gable ends will
be infilled to make the structure look like one cohesive building.
There was discussion regarding approval of this project and setting a precedent to
building other structures in this fashion. However, if these are truly approved by the
building code and are part of the construction material, then it would not be setting a
precedent. There may be more done to avoid setting the precedent by carefully looking
at the architectural design of these structures.
Director Dunsmore stated that he would like this project to move forward in a timely
manner to eliminate code violations. Mr. Dariz stated that he is working to move it forward.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Dunsmore stated that the next meeting will be on March 11, 2020, and the
Sprouse Communications project at 6501 Via Ave. will be on the agenda.
3
DRC Draft Minutes of 2/26/2020
Page 4 of 4
ITEM NUMBER:
1
DATE: 3-25-20
ADJOURNMENT– 2:55 p.m.
The next regular meeting of the DRC is tentatively scheduled for March 11, 2020, 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 – Drawings by Mark Dariz
4
ITEM 2
Sprouse Communications Office and Storage
USE20-0010 / Vetter-Ketcherside, Sprouse
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 | (805) 461-7612
Atascadero Design Review Committee
Staff Report – Community Development Department
Sprouse Communications Office and Storage
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
3/11/2020 John Holder
Associate Planner
Sprouse Communications
Jesse Sprouse
USE20-0010
RECOMMENDATION
Staff Recommends to the Design Review Committee:
1. Review Plans for a new business that includes an outdoor contract construction services
storage yard with an office and direct the applicant to make any modifications to the site
or building design as necessary prior to proceeding to the Planning Commission for a
review of a Conditional Use Permit.
2. Consider the installation of two cargo containers.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
6501 Via Avenue Industrial (I) Industrial (I) 028-201-004 7.36-acre site;
1.31-acre use
area
PROJECT DESCRIPTION
The proposed project includes a Conditional Use Permit (CUP) for a 1.31 acre outdoor contract
construction office and services storage yard in the Industrial zone. The site is proposed to be
used for the storage of equipment, vehicles, and materials for the operation of a
telecommunications contract construction service including the installation of two (2) sea trains
for storage on a portion of the property. Design Review Committee has the authority to approve
the installation of one (1) sea train. The sea train container would be subject to a construction
permit for anchoring. Any additional sea train installation will require approval of a use permit by
Planning Commission.
The project is exempt from the California Environmental Quality Act under a Class 1 categorical
exemption. The project consists of the leasing of an existing private facility with negligible
expansion beyond existing use.
ENVIRONMENTAL DETERMINATION
5
ITEM 2
Sprouse Communications Office and Storage
USE20-0010 / Vetter-Ketcherside, Sprouse
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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 impact should contact the Community Development Department.
☐ EIR / MND / ND /
Statutory Exemption
to be circulated
☐ Prior CEQA Review
CEQA # ____________
Certified: _________
☒ Cat. Exemption
Class _1_________
CEQA Guidelines § 15301
☐ No Project - § 15268
Ministerial Project
Proposed Project Aerial Map
Total subject
site area: 7.36
acres
Approximate
area of proposed
project: 1.31 acres
(57,393 SF)
6
ITEM 2
Sprouse Communications Office and Storage
USE20-0010 / Vetter-Ketcherside, Sprouse
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
PROPOSED PROJECT SITE PLAN
DISCUSSION:
Project Description
The proposed project includes use of an existing office building, a 1.31 acre outdoor
contract construction services storage yard, and the installation of two (2) sea trains in
the Industrial zone. The site is proposed to be used for the storage of telecommunications
construction materials, equipment, and up to forty (40) fleet vehicles. Based on the code
that was in effect at the time of application submittal, outdoor storage in excess of 10,000
square feet and the installation of (2) or more sea trains requires approval of a Conditional
Use Permit. The DRC has the authority to approve the installation of one (1) seatrain;
however, one additional container requires Planning Commission approval. The entire
site is approximately 7.6 acres; however, the lease area for the applicant’s proposed
project is less than two (2) acres (approximately 1.31 acres). There are no current plans
for the remaining vacant portion of the site and the remaining portion of the site is
proposed to be fenced off.
7
ITEM 2
Sprouse Communications Office and Storage
USE20-0010 / Vetter-Ketcherside, Sprouse
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Background
The subject site was previously used as an automotive wrecking yard and had been
vacant for over 15 years. The owner previously leased a 2.6-acre front portion of the site
for a landscape and trucking business. A Conditional Use Permit (CUP) to allow a
landscape and trucking business was approved by the Planning Commission in 2018.
The previous applicant completed minimal improvements, including fencing, grading, and
site clean-up prior to being evicted from the site by the property owner. In 2019, a
Recreational Vehicle (RV) storage yard was proposed at the site. The DRC reviewed the
RV use, provided project direction to forward the item to the Planning Commission,
however, the project was withdrawn prior to Commission action. Now, the site is being
occupied by Sprouse Communications as they await use permit approval. The current
applicant wishes to utilize 1.31 acres of the site for an outdoor contract construction
services office and yard. Staff is seeking DRC direction on the proposed site
improvements prior to providing direction to the applicant and proceeding to the Planning
Commission.
Analysis
The proposed land use, Contact Construction Services (over 10,000 SF of outdoor
storage), is a conditionally allowed use in the Industrial zoning district and will require a
conditional use permit. Additionally, the use of a Cargo Container (seatrain) is subject to
Section 9-6.103 of the Atascadero Municipal Code. The use of one (1) seatrain is subject
to Design Review Committee and requires a construction permit, while more than one
cargo container requires a conditional use permit pursuant to Section 9-6.103 of the City’s
zoning regulations.
Section 9-6.140 of the City’s Zoning Regulations provides a set of site design standards
for storage yards in addition to the provisions of the use permit (Attachment 5). The
proposed site plan is compliant with the standards listed in Section 9-6.140 which state
that there shall only be one access point for each 300 feet of storage, appropriate
screening from public view, and site surfacing. The applicant is proposing to create an
all-weather, drivable surface (Class 2 base 3/4" aggregate) to accommodate the use of
the site for construction equipment storage and fleet vehicle parking. The project is
proposing new landscaping along the Via Avenue frontage, a new fence that will limit the
area of the site available for storage and parking to the 1.31 acre lease area, and the
installation of 2 cargo containers (sea trains) for storage.
Staff is recommending that the applicant work with the Public Works department to
determine if frontage improvements may be required, which would include curb, gutter
and sidewalk. Additionally, before issuance of a building permit for the installation of any
sea trains, the applicant must submit a drainage plan pursuant to section 9-1.149 AMC,
which states the drainage plans shall be submitted if a project involves land disturbance
of more than one (1) acre.
8
ITEM 2
Sprouse Communications Office and Storage
USE20-0010 / Vetter-Ketcherside, Sprouse
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Existing Building and Storage Yard
The site has an existing metal building that has been converted to an office space. The
previous tenant painted the building green. The structure fits into the industrial setting of
the site and the surrounding buildings. The applicant currently proposes to limit the area
available for material and equipment storage as shown on the submitted site plan . The
extent of the storage area may need to be modified as plans are refined to accommodate
adequate drainage, clearance from the existing septic system , and adequate site
circulation for emergency services (including 20-foot fire driveway access). The property
owner is responsible for abandoning three existing water testing wells on the site. There
are 3 testing wells left on the site during the cleanup and testing of the site when the
former auto wrecking yard was abandoned . The current plan shows these testing wells
remaining in place surrounded by new chain link fencing. Staff recommends that the
applicant work with the owner to remove the wells. If they c annot be removed, they shall
be protected by a lower rail fence to avoid disturbance.
Existing Office Building
All-Weather
Surface Storage
Area Septic System,
leach field
Proposed Sea
Trains
9
ITEM 2
Sprouse Communications Office and Storage
USE20-0010 / Vetter-Ketcherside, Sprouse
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Landscaping
A site plan has been submitted which identifies a landscape area with street trees along
Via Avenue in compliance with AMC Section 9-4.125 (Landscape standards). The
applicant is proposing five new Chinese Pistache trees, creeping sage, and an array of
native and drought resistant ground cover shrubs to be planted in the existing dirt areas
along the front property line adjacent to the paved parking area. AMC Section 9-4.125
requires a minimum landscape coverage of 5% for Industrial zoned sites. Based on the
1.31-acre active use area, the code requires approximately 2,853 square feet of
landscaping. With existing and proposed landscaping, the site will have approximately
1,200 square feet of landscaping and street trees at the front of the lot and adjacent to
the parking area. A large oak tree exists adjacent to the office building, and some existing
trees next to the parking area also provide greenery on site.
Pursuant to AMC Section 9-4.125, the Planning Commission may reduce or modify the
landscaping requirements of the project if a finding can be made that existing vegetation,
topography, or structural arrangement preclude the need for landscaping, or for
professionally designed landscaping and preserving existing mature native trees. Due to
the large acreage of the project site, its proximity to a riparian area, and large outside
storage area, staff is recommending a reduced landscape coverage. Additional landscape
areas within the storage yard would not add significant benefit to the appearance of the
site or provide shade for users as the use of the site is not conducive to frequent or large
amounts of customers. The proposed landscape areas along Via Avenue will sufficiently
enhance the property frontage and improve the property for current and future use.
Fencing, Screening and Lighting
The site contains an existing wooden fence along the back of the property, which
separates the current lease area from the unused portion of the property. There is an
existing chain link fence along the property facing the creek and the northwest side of the
property. There is also an existing fence along the Via Avenue frontage in front the office
building, and an existing pipe fence along the remaining frontage on Via Avenue. A
majority of the existing fencing on site is in adequate condition .
The applicant is proposing a new four (4) foot pipe fence along the property frontage, as
well as a six (6) foot tall wooden privacy fence to separate the parking lot from the storage
area. Additionally, the applicant is proposing a new six (6) foot tall wooden privacy fence
that will separate the vehicle and material storage area from the remaining lease area
that slopes towards that creek, as shown in the site plan. This fence is proposed to extend
from the existing wooden fence at the back of the property to the existing pad behind the
office building. Staff is recommending that the new fence and existing rear fence be
replaced with metal panel fencing with wood framing. The two proposed cargo containers
will be sufficiently screened by existing trees and the office building when viewed from
Via Avenue.
At this time, no lighting is proposed for the storage yard. Staff has conditioned that motion
detected security lighting be installed in several locations within the yard. All lighting will
10
ITEM 2
Sprouse Communications Office and Storage
USE20-0010 / Vetter-Ketcherside, Sprouse
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
be required to comply with Atascadero Municipal Code standards including shielding and
elimination of glare.
Proposed Storage Yard Conditions
The Industrial zone is the appropriate location for outdoor storage yards, including for
contract construction services. However, such land uses can be detrimental to the City if
not properly designed and adequately maintained. If approved, the use permit to allow
the office and storage yard will run with the land, regardless of the business
owner/operator. The accumulation of unauthorized storage has been a common
occurrence on Via Avenue. Conditions of approval are critical to prevent this property
from falling into a deteriorated site. Staff is considering the following conditions be added
for the Planning Commission review of the use permit:
1. All landscaping, fencing and site improvements shall be maintained in good order.
Any dead or non-performing landscape items shall be replaced within 30 days. Any
damaged fencing, lighting, or site improvements shall be replaced immediately.
2. No changes to fencing, landscaping, or site improvements may be installed without
prior approval by the City.
3. The use of accessory storage containers is limited to two (2) cargo containers (sea
trains) which also require construction permits. No additional cargo containers or
non-fleet vehicles shall be stored on-site.
4. No items other than fleet vehicles, construction equipment for the current business,
and supplies/materials for the current business may be stored on site.
5. No storage of vehicles in may occur on any location other than in the designated
on-site parking areas and all-weather surface areas identified in the site plan
approved by Planning Commission.
6. No sub-lease of the building or site may occur unless otherwise approved by the
City.
7. No other land use shall be allowed in conjunction with the contract construction
services unless specifically approved by the City.
8. No washing of vehicles may occur on site.
9. No dumping of waste or storage of construction waste may occur on site at any
time.
10. No storage, paving, stockpiling, grading, or use of the site shall be allowed beyond
the area identified in the site plan for active use and within 30 feet of the top of the
bank of Atascadero Creek.
11. Testing wells shall be removed in coordination with the County of San Luis Obispo
Department of Environmental Health, or protected by permanent fencing.
DRC DISCUSSION ITEMS:
1. Land Use, appropriate site design
2. Existing Building
3. Landscaping
4. Fencing, screening and lighting
5. Proposed project conditions
11
ITEM 2
Sprouse Communications Office and Storage
USE20-0010 / Vetter-Ketcherside, Sprouse
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENTS:
Attachment 1: DRC Notice of Action
Attachment 2: Site Plan & Landscape Plan
Attachment 3: Office and Cargo Container Elevations
Attachment 4: Site Photos
Attachment 5: AMC 9-6.140
12
ITEM 2
Sprouse Communications Office and Storage
USE20-0010 / Vetter-Ketcherside, Sprouse
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: DRC Notice of Action
USE20-0010
DRC NOTICE OF ACTION
Conditions of Approval: 1. All new fences shall be wood or vinyl coated with a neutral
color. Any vinyl coated fences shall be screened with evergreen
vegetation, with the exception of the fence along the creek.
2. The three testing wells shall be removed or protected by a low
barrier. The applicant can work with staff to determine an
appropriate barrier.
3. Barbed wire shall not be installed anywhere on the site.
4. All signs shall conform to AMC 9-15.
5. The applicant shall submit a complete grading and drainage
plan prior to being scheduled for Planning Commission and
issuance of any construction permits.
6. The applicant shall coordinate with the City of Atascadero
Department of Public Works to determine frontage improvements.
Additionally, the applicant shall submit details on placement and
elevation of sea trains as it relates to Flood Zone to Department of
Public Works.
Action/ Decision Summary: To be recorded at meeting conclusion
Meeting Date: March 25, 2020
Project Planner: John Holder, Associate Planner
13
ITEM 2
Sprouse Communications Office and Storage
USE20-0010 / Vetter-Ketcherside, Sprouse
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Site Plan & Landscape Plan
USE20-0010
14
ITEM 2
Sprouse Communications Office and Storage
USE20-0010 / Vetter-Ketcherside, Sprouse
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Office and Cargo Container Elevations
USE20-0010
15
ITEM 2
Sprouse Communications Office and Storage
USE20-0010 / Vetter-Ketcherside, Sprouse
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 4: Site Photos
USE20-0010
Existing Frontage and Access from Via
Existing Storage Area
16
ITEM 2
Sprouse Communications Office and Storage
USE20-0010 / Vetter-Ketcherside, Sprouse
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Existing Storage Area and Concrete Pad
17
ITEM 2
Sprouse Communications Office and Storage
USE20-0010 / Vetter-Ketcherside, Sprouse
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 5: AMC 9-6.140
USE20-0010
18
ITEM 3
Santa Ysabel Multi-family
PRE19-0126 / Ferguson
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 Development
MEETING
DATE PROJECT PLANNER APPLICANT / CONTACT PLN NO.
03/25/2020 Kelly Gleason John Ferguson PRE19-0126
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR PARCEL
NUMBER(S)
SITE
AREA
7298 Santa
Ysabel
High Density
Residential (HDR)
Residential
Multi-Family -
24 (RMF-24)
030-121-003 0.51 acres
RECOMMENDATION
Staff Requests the Design Review Committee:
1. Review the proposal for a multi-family 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 multi-family development consisting of 10 duplex units and one free-
standing unit. The units are designed with dedicated a one-car garage and carport and are
organized around a central common access drive. The site is designed with a drainage basin at
the rear of the site.
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
19
ITEM 3
Santa Ysabel Multi-Family
PRE19-0126 / Ferguson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project Description / Summary
The subject site is approximately 0.51 acres in size and is currently vacant. The applicant
proposes 11 units (10 duplex units and one stand-along unit) organized around a central
access drive.
Analysis
Density
The site has a maximum base density of 12 units and a minimum density of 10 units. The
proposed project is within the base density range from the site.
Site Design
The project is designed with a central driveway serving 11 total units. The central drive is
proposed to be a decorative material such as pavers or stamped concrete. Each unit has
a garage and carport accessed off of the central drive. There are three guest parking
spaces located throughout the project site.
The site is somewhat narrow and slopes away from Santa Ysabel. On and off -site
stormwater currently collects at the rear of the site. Garage and carport parking for each
unit dictates a design with a central driveway and creates an auto-dominated streetscape.
The entrances to each unit are toward the rear of each unit. Providing surface parking
could allow for a more clustered residential design, however the narrowness of the site
and the existing drainage condition combined with additional stormwater retention
requirements may limit design options. Exclusive parking for each unit also increases
potential rental rates.
20
ITEM 3
Santa Ysabel Multi-Family
PRE19-0126 / Ferguson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Landscaping
The front units are setback a minimum of 15 -feet from the edge of the right-of-way
allowing for street trees and frontage landscaping. Landscape area is provided between
each building providing space for guest parking as well as canopy tree planting. There
are limited opportunities, however, for tree location adjacent to the access driveway due
to pathway and guest parking locations.
The Atascadero Municipal Code requires a minimum of 300 sf of open space per
residential units. For projects over 8 units, the open space must be communal and no
area can be less than 1000-sf. As this project is still at a conceptual stage, these
calculations have not been fully addressed and detailed in the plan. If the DRC approves
the site and architectural concept, the staff will continue to work with the applicant to
comply with this code requirement.
Staff is seeking input from the DRC on site layout and overall design concept.
Architectural Design
The applicant proposes a contemporary design with a variety of materials. The duplex
units are all the same design creating a rhythm down the central drive. The units each
have a one-car garage, a tuck under parking space, and an upper floor balcony providing
façade variety and interest. Materials include smooth stucco, metal awnings, ribbed metal
siding, and vertical wood slatted screening. The garage doors are architectural grade with
frosted glass panels included.
The entrances to the units are located along the side of each unit toward the rear of the
building with pathways between each pair of duplexes leading to the unit entrances. This
configuration does not make the entrances prominent along the shared access d riveway
but does orient the entrance to the street on the front units.
21
ITEM 3
Santa Ysabel Multi-Family
PRE19-0126 / Ferguson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
In order to accommodate the garage and tuck-under parking space, a majority of the living
area is located on the second floor. The units are approximately 1,200 square feet and
have two bedrooms. One bedroom is located on the ground floor at the unit entry. The
project will be required to comply with all standards listed in the municipal code including
the provision of storage for each unit and individual laundry hookups.
DRC DISCUSSION ITEMS:
1. Conceptual site design
2. Architectural design
ATTACHMENTS:
1. Notice of Action
2. Concept Design Package
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ITEM 3
Santa Ysabel Multi-Family
PRE19-0126 / Ferguson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Notice of Action
PRE19-0126
DRC NOTICE OF ACTION
Conditions of Approval: 1. Project shall meet all multi-family development standards including
open space and individual unit storage.
2. Materials shall be high quality. Stucco finish shall be hand-troweled or
similar smooth finish.
Action/ Decision Summary: To be recorded at meeting conclusion
Meeting Date: March 25, 2020
Project Planner: Kelly Gleason
Senior Planner
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ITEM 3
Santa Ysabel Multi-Family
PRE19-0126 / Ferguson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Concept Design Package
PRE19-0126
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ITEM 3
Santa Ysabel Multi-Family
PRE19-0126 / Ferguson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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ITEM 3
Santa Ysabel Multi-Family
PRE19-0126 / Ferguson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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