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HomeMy WebLinkAboutDRC_2020-09-09_AgendaPacket * COVID-19 NOTICE * Consistent with Executive Orders N-25-20 and No. N-29-20 from the Executive Department of the State of California and the San Luis Obispo County Health Official’s March 18, 2020 Shelter at Home Order, the Design Review Committee Meeting will not be physically open to the public and Committee Members will be teleconferencing into the meeting. HOW TO SUBMIT PUBLIC COMMENT: Members of the public are highly encouraged to call 805-538-2888 to listen and provide public comment via phone, or submit written public comments to drc-comments@atascadero.org by 5:00 p.m. the day before the meeting. Such email comments must identify the Agenda Item Number in the subject line of the email. The comments will be read into the record, with a maximum allowance of 3 minutes per individual comment, subject to the Chairperson’s discretion. All comments should be a maximum of 500 words, which corresponds to approximately 3 minutes of speaking time. If a comment is received after the agenda item is heard but before the close of the meeting, the comment will still be included as a part of the record of the meeting but will not be read into the record. Here is the link for the agenda. https://us02web.zoom.us/webinar/register/WN_OX2Jv-CiTD-puiidLFTF2w AMERICAN DISABILITY ACT ACCOMMODATIONS: Any member of the public who needs accommodations should contact the City Clerk’s Office at cityclerk@atascadero.org or by calling 805-470-3400 at least 48 hours prior to the meeting or time when services are needed. The City will use their best efforts to provide reasonable accommodations to afford as much accessibility as possible while also maintaining public safety in accordance with the City procedure for resolving reasonable accommodation requests. Design Review Committee agendas and minutes may be viewed on the City's website: www.atascadero.org. Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the Community Development Department and are available for public inspection on our website, www.atascadero.org. All documents submitted by the public during Design Review Committee meetings that are either read into the record or referred to in their statement will be noted in the Minutes and available for review by contacting the Community Development Department. All documents will be available for public inspection during City Hall business hours by appointment only, by calling 805-461-5000 when the documents become available. http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website CITY OF ATASCADERO DESIGN REVIEW COMMITTEE AGENDA Committee Meeting Wednesday, September 9, 2020 2:00 P.M. City Hall 6500 Palma Avenue 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 AUGUST 12, 2020 City of Atascadero Design Review Committee Agenda Regular Meeting Sept. 9, 2020 Page 2 of 2 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website DEVELOPMENT PROJECT REVIEW 2. PRELIMINARY DESIGN REVIEW OF A PROPOSED EXPANSION AT 2300 RAMONA ROAD. The proposed project includes the preliminary review of the proposed expansion of an existing animal housing and veterinary facility to accommodate a new facility for dogs adjacent to the existing cat facility and the addition administrative offices and site improvements. The proposed project includes animal shelter areas and veterinary services for Woods Humane Society.  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. (PRE20-0058) 3. DESIGN REVIEW OF A MIXED-USE BUILDING AT 5802 TRAFFIC WAY The proposed project includes design review of a new mixed-use building on a vacant lot. The proposed three-story building will have a total of 10 dwelling units on the 2nd and 3rd floors and one commercial space on the 1st floor. The dwelling units will be for rent and parking is accommodated on a surface parking lot in the rear.  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. (PRE20-0063) COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next DRC meeting is tentatively scheduled for Wednesday, September 23, 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 8/12/2020 Page 1 of 6 ITEM NUMBER: 1 DATE: 9-9-20 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT MINUTES Regular Meeting – Wednesday, August 12, 2020 – 2:00 P.M. City Hall, 6500 Palma Avenue, Atascadero, CA (Meeting held by teleconference) CALL TO ORDER – 2:00 p.m. Chairperson Fonzi called the meeting to order at 2:02 p.m. ROLL CALL Present: Chairperson Roberta Fonzi Committee Member Duane Anderson Committee Member Mark Dariz Committee Member Emily Baranek Committee Member Heather Newsom Absent: None Staff Present: Community Development Director, Phil Dunsmore Public Works Director, Nick DeBar Senior Planner, Kelly Gleason Associate Planner, John Holder IT Director, Luke Knight Others Present: Clayton Cook Aaron Gannage Darin Vandeventer Gary Harcourt APPROVAL OF AGENDA MOTION: By Committee Member Newsom and seconded by Committee Member Anderson to approve the Agenda. Motion passed by unanimous consent. 1 DRC Draft Minutes of 8/12/2020 Page 2 of 6 ITEM NUMBER: 1 DATE: 9-9-20 PUBLIC COMMENT None. Chairperson Fonzi closed the Public Comment period. CONSENT CALENDAR 1. APPROVAL OF DRAFT MINUTES OF JUNE 24, 2020 MOTION: By Committee Member Newsom and seconded by Committee Member Baranek to approve the Consent Calendar. Motion passed by unanimous consent. DEVELOPMENT PROJECT REVIEW 2. DESIGN REVIEW OF A PLANNED MIXED-USE DEVELOPMENT AT 3710 EL CAMINO REAL. The proposed project includes three (3) mixed-use buildings with a total of six (6) second-floor residential units and first-floor commercial spaces. The project includes private open space areas and 27 parking spaces.  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. (DEV19-0124-Cook) Planner Holder gave a presentation on the project, and he and Director Dunsmore answered questions from the Committee. PUBLIC COMMENT The following members of the public spoke during public comment: Clayton Cook and Aaron Gannage. Mr. Cook and Mr. Gannage answered questions from the Committee. Mr. Cook said phasing will depend on the financing after project approvals. The property is narrow which poses challenges. Chairperson Fonzi closed the Public Comment period. DRC ITEMS FOR DISCUSSION: The Committee made the following recommendations: Site Design The Committee was in agreement with the overall site design. Parking The Committee recognized that the parking reduction will be a Planning Commission decision. The curb by the walkways will be painted red so people should not park there. 2 DRC Draft Minutes of 8/12/2020 Page 3 of 6 ITEM NUMBER: 1 DATE: 9-9-20 Landscaping and Decorative Pavement The Committee recognized that there is not much space to do a lot of landscaping. There is already mature landscaping on the site. The Committee recommended that the applicant work with staff to look at landscaping to take into consideration providing privacy for both sides. Setbacks/Variance The Committee recognized that this will be a Planning Commission topic, but could support the finding for the proposed setbacks and variance. Fencing and Screening There is an apartment complex very close to this property, so the Committee recommended the applicant work with staff to provide privacy. The Committee recommended a limit of seven (7) feet for new fencing. Anything over six (6) feet will need Planning Commission approval. Architectural Design The Committee recommended the following:  Darker building colors, preferably gray or brown.  Architectural theme and color should be used on all sides of the building.  The applicant will work with staff on the design of shutters and the same appearance on all the windows.  Staff work with the applicant on the garage doors and windows to make them pleasing and compatible to each other.  Retain juliet balconies as it makes the wall more interesting and decorative.  The applicant shall work with staff to come up with a pleasing exterior to provide articulation on the north-facing wall.  Work with the applicant on wall facing Hwy. 101 for window consistency and more articulation on blank walls.  Adding skylights to provide light that is more natural.  The Committee discussed having individual trash receptacles vs. a common dumpster, and recognized that this is a very narrow site, therefore would like the applicant to work with staff on a solution prior to Conditional Use Permit approval. Signage The Committee was in agreement with staff on the sign recommendations as long as the signage adheres to the sign policy. The signage would be illuminated and on a timer to ensure compatibility. This item will move on to the Planning Commission for final approval. 3 DRC Draft Minutes of 8/12/2020 Page 4 of 6 ITEM NUMBER: 1 DATE: 9-9-20 3. DESIGN REVIEW OF A COMMERCIAL PARK DEVELOPMENT AT 1600 AND 1610 EL CAMINO REAL. The proposed project includes a new commercial park with three (3) new commercial buildings with on-site parking, landscaping, and interior open space area.  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. (PRE20-0055-Vandeventer) Ex Parte Communications Committee member Dariz stated for the record that he is the architect on the project next door to this address. He has no vested or financial interest in this project, and spoke with the Director of Community Development prior to the meeting to make sure he could participate in the meeting. Director Dunsmore gave a history and background on the project and said there is an active code enforcement case on this property. The site is highly visible from El Camino Real and the US101. The City will continue to work with Mr. Vandeventer on gaining compliance. Planner Holder gave a presentation on the project, and he and Director Dunsmore answered questions from the Committee. Staff is concerned with the use of outdoor storage since most outdoor storage uses are not allowed under the zoning district. Staff is also concerned about the appearance of an unfinished wall, and that the wall might not be completed in the future. Director Debar gave a statement on the retention basin, storm water pipe, and private utility easement. The applicant will need to get permission from utility companies to be able to situate a retention basin in the easement area. The applicant did forward an email from PG&E saying that they would be okay with the location. There will not be dramatic changes to the design based on the retention basin; therefore, the discussion could continue. PUBLIC COMMENT The following members of the public spoke during public comment: Darin Vandeventer and Gary Harcourt, Architect for the project. Mr. Vandeventer and Mr. Harcourt gave a presentation on their project, and answered questions from the Committee. Chairperson Fonzi closed the Public Comment period. DRC ITEMS FOR DISCUSSION: The Committee made the following recommendations: Site Design and Access The Committee was in agreement with staff’s recommendations on site design and access. Retention Basin Location The Committee recommended that the retention basin and easement issue could be worked out with staff, the applicant and the utility companies. 4 DRC Draft Minutes of 8/12/2020 Page 5 of 6 ITEM NUMBER: 1 DATE: 9-9-20 Frontage Improvements The Committee was in agreement with staff’s recommendations. Design Compatibility The Committee was in agreement with staff’s recommendations. Architecture The Committee was in agreement on the architecture of the building and were in favor of the quality material used. The Committee believes the project is an asset to what is currently there. Signage The Committee was in favor of reduced signage, and not in favor of a large freestanding sign because other industrial parks do not have this type of signage, and because this is a business park, and if approved, it could set a precedent. The Committee was in favor of complying with the code. The proposed sign is not compatible with current sign regulations. The applicant was informed that if they want to seek an exception, they could apply for an exception later, but for now the freeway facing sign would not be part of the plan. The Committee approved a small freestanding sign up to 12 feet. Landscaping, Fencing and Screening The Committee was in agreement with the trash dumpsters being screened behind a six (6) foot high masonry wall. The roof will be used for most of the air conditioning units. The Committee was in agreement with staff’s recommendations on landscaping and decorative pavement. Retaining Walls and Screening The Committee recommended that the walls will be capped in the interim between the time the wall is built and the building is built. To exceed a six (6) foot wall height a CUP may be required. The applicant disagrees in how the height is determined, so the applicant should follow the municipal code standards. It is helpful that these will be integrated into the building. The Committee recommended that the site is used for the intended purposes allowed by the CPK zone, and anything otherwise would be a violation. The Committee and staff do not want an unfinished project, and want the unpermitted storage yard that is currently on site to be resolved as soon as possible. COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTOR’S REPORT Director Dunsmore stated that the next meeting is scheduled for September 9, 2020. 5 DRC Draft Minutes of 8/12/2020 Page 6 of 6 ITEM NUMBER: 1 DATE: 9-9-20 ADJOURNMENT– 5:00 p.m. The next regular meeting of the DRC is scheduled for September 9, 2020. MINUTES PREPARED BY: _________________________________________________ Annette Manier, Recording Secretary Administrative Assistant 6 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods 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 Woods Human Society Animal Facility Expansion (PRE 20-0058) MEETING DATE PROJECT PLANNER APPLICANT CONTACT PLN NO. 9/9/2020 John Holder Associate Planner Neil Trent Woods Humane Society PRE20-0058 RECOMMENDATION Staff Recommends to the Design Review Committee: 1. Review plans for the conversion of an existing cat shelter, expansion of animal hospital facilities and animal shelter, and associated use considerations. Direct the applicant to make any modifications to the site or building design as necessary prior to proceeding to the Planning Commission for Conditional Use Permit review or the City Council for Zoning Amendment. PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 2300 Ramona Road Public (P) Public (P) 049-141-043 1.88 acres PROJECT DESCRIPTION The proposed project includes the expansion of the Woods Humane Society Animal facility. The proposed project includes the conversion of an existing 2,160 square foot cat shelter to a classroom and community room use, the addition of a 12,800 square foot animal shelter with indoor animal housing, and additional facilities and site improvements related to animal hospital and animal shelter services. The total project square footage is estimated to be 19,160 square feet, including the existing facilities. The proposed project is located in the Public Zoning district. Depending on whether the project is determined to be an “Animal Hospital” or a “Kennel”, the applicant will have to either amend the existing use permit for the facility (CUP 2002-0056) or apply for a Zoning Amendment on the property to allow for the appropriate use. The proposed project buildout timeline is three (3) to five (5) years. ENVIRONMENTAL DETERMINATION 7 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero To be determined ☐ EIR / MND / ND / Statutory Exemption to be circulated ☐ Prior CEQA Review CEQA # ____________ Certified: _________ ☐ Cat. Exemption Class _________ CEQA Guidelines § 15301 ☐ No Project - § 15268 Ministerial Project Use Classification Allowed or Conditionally Allowed Use Structure 50-years old or Greater JURISDICTIONAL CREEK To be determined ☐ Allowed ☐ Conditionally Allowed ☐ Yes ☒ No ☐ Atascadero ☐ Graves ☐ Paloma ☐ Boulder EXISTING USES Animal shelter facility, including veterinary operations and animal shelter. ZONING AND LOCATION AERIAL SURROUNDING ZONING DISTRICTS AND USES North: P South: P East: CPK West: RSF-Y, SFR-Y 8 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DISCUSSION: Background: In 1997, a Conditional Use Permit (CUP 97-002) was approved to establish and animal shelter as a kennel at 2300 Ramona Road for the North County Humane Society. The CUP was approved for the shelter under the kennel definition, as kennels were a conditionally allowed use at the time in the Residential Suburban (RS) zoning district, which was the previous zoning designation for the site. Kennels are defined in the Atascadero Municipal Code (AMC) as “premises where four (4) or more dogs or cats (four (4) months of age or older) are kept or maintained, including the keeping of such animals for sale, for commercial breeding or for lodging and care. Does not include dogs and cats kept for noncommercial purposes.” An amendment to the CUP (CUP 2002-0056) to allow the addition of a 2,160 square-foot modular building was approved in May of 2002. Conditions of approval included in the use permit amendment limited the site to sheltering cats only (no dogs). In June of 2002, the zoning of the property was changed to Public as a part of Zone Change 2002-0026. Although kennels are not an allowed use in the Public zoning district, the use had already been established and now exists as a legal, non-conforming use. Although Woods Humane Society is not specifically a Kennel, the Zoning Definitions do not include a definition for this unique land use which is somewhere between a Kennel and an Animal Hospital. Animal Hospitals are a conditionally allowed use in the Public District. In 2017, the use permit for Woods was amended to include spay and neuter clinic facilities (considered to be an Animal Hospital use). AMC section 9-3.430 states that Animal Hospitals are a conditionally allowed use in the Public Zone and defines Animal Hospitals as establishments that are primarily engaged in performing services for animals, including veterinary services. The definition of Animal Hospital does not include kennels, which are listed as a separate category. Additional conditions of approval for the 2017 amendment included no overnight sheltering of dogs, the provision of twenty-four (24) parking spaces, landscaping requirements, and additional conditions related to existing structures on site. These conditions of approval are included in Attachment 3. The definitions for Kennels and Animal Hospitals are identified in the land use discussion on page 4. While a Kennel is typically a private commercial animal boarding facility or a private commercial animal breeding facility with no veterinary services, an Animal Hospital is an animal care facility with some on site boarding. An animal shelter, however, provides both animal care and adoption services and is not a private boarding facility that accommodates temporary boarding services for a fee. In November 2016, North County Humane Society and Woods Humane Society merged operations and became the Woods Humane Society. The proposed expansion would serve as the Woods Humane Society north county campus and allow for expanded services, including facilities for dogs, additional outdoor areas, and expanded administrative offices and community rooms. Prior to evaluating detailed design, City staff and the applicant need to determine whether the Woods Humane Society expansion should be evaluated as a Conditional Use Permit or a Zoning Amendment. 9 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Project Description The existing site contains a 1,300 square foot animal intake facility, 2,300 square foot spay and neuter clinic, a 2,160 square foot cat shelter, and a 600 square foot storage facility towards the rear the property. Additionally, there are at least twenty (24) parking spaces on site and the site is served by an on-site septic system. The proposed project will convert the cat shelter into community rooms and classrooms and add an additional 12,800 square foot facility that will contain indoor animal shelter areas with administrative offices. The project will also create outdoor exercise yards that will be enclosed by solid screening along the southern property line. The new facility is proposed to be used for cat and dog animal sheltering, administration and support offices, and reception areas. There are also two proposed “meet and greet” indoor areas on each side of the front entrance. Existing parking areas are proposed to be relocated to the front of the property facing Ramona Road. Analysis Land Use The current use may be considered under either the Kennel or the Animal Hospital definitions. Though the original use permit was approved as a Kennel under the previous zoning (not currently permitted in the Public zone), the nature of the new proposal has changed since that time. Animal Hospitals, including spay and neuter facilities, are “establishments primarily engaged in performing services for animals, including veterinary services and animal hospitals.” This land use is specifically differentiated from Kennels. Animal Hospitals are conditionally allowed in the Public zoning district and may also include boarding associated with those animal services. Current facilities on site contain both conforming and legal non-conforming uses. Before proceeding to Planning Commission, staff is seeking direction from the DRC on the consideration of uses, while also providing preliminary comments on the conceptual project design and neighborhood compatibility concerns. The following definitions under AMC section 9- 3.500 are included for discussion:  Kennel: A lot, building, structure, enclosure or premises where four (4) or more dogs or cats (four (4) months of age or older) are kept or maintained, including the keeping of such animals for sale, for commercial breeding or for lodging and care. Does not include dogs and cats kept for noncommercial purposes.  Animal Hospital: Establishments primarily engaged in performing services for animals, including veterinary services and animal hospitals. Does not include kennels, which are listed as a separate category. AMC section 9-7.106 prohibits non-conforming uses from being “enlarged, increased, or extended.” However, non-conforming uses can be “further developed by the addition of conforming uses and structures” with the approval of a Conditional Use Permit. If the facility expansion is a considered under the Animal Hospital use definition, the applicant may proceed with a use permit amendment. 10 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero If the expansion is considered inconsistent with the Animal Hospital land use definition, the applicant will be required to apply for a zone change to allow for a kennel use within the Public zoning district. The zoning change could either: 1. Rezone the site to an alternative zoning designation where Kennels are allowed. This would likely necessitate a General Plan Amendment to change the designation of the site and would necessitate a broader analysis of adjacent parcels, 2. Maintain the Public zoning and amend the “Animal Hospital” land use definition to include non-commercial sheltering of animals, 3. Apply a custom Planned Development Overlay zone to the site to allow for Kennels at this location only. Staff recommends that the expansion of the facility be considered under the AMC Animal Hospital use definition and that the applicant proceed with a use permit amendment. The facility will be used for veterinary services (spay and neuter) and will not be used for the commercial breeding or sale of animals, nor is the facility available for retail animal boarding. Project conditions could satisfy any potential neighborhood compatibility deficits. Wastewater Treatment The current facilities are not connected to City sewer and utilize an on-site septic system. The applicant has not provided details on septic system expansion or whether the site would need to connect to City sewer. The nearest sewer line and potential connection point is through an open space easement in the Apple Valley subdivision. The sewer could also be extended down Ramona Road. Staff recommends that the applicant work with City staff to evaluate septic capacity on site or sewer connection feasibility. Site Design The site is designed with two driveways off Ramona Road. There are currently twenty-four (24) off-street parking spaces located in the middle of the site. The proposed project will relocate the existing parking towards the front of the property to allow for facility expansion within the middle the property. A fire access turn-around is designed into the driveway access along the north property line. The proposed project would also create a plaza leading up to the front reception area and an outdoor exercise area on the south property line. The main facility will be divided into a cat area, a dog area, administrative offices, “meet and greet” areas, and a reception area. 11 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Proposed Project Site Plan Parking The original use permit required that a minimum of twenty-four (24) parking spaces be provided on a paved surface. The applicant is proposing to relocate and add additional parking areas towards the front and along the south side property line for a total of fifty-two (52) parking spaces. The proposed use is considered an office in the AMC and requires one parking space per 500 square feet of use area, totaling thirty-five (35) required spaces for the proposed project. The proposed project meets parking requirements but will need to show compliance with parking lots construction standards when more detailed plans are submitted. Staff is recommending that parking design be compliant with AMC section 9-4.119, Parking Lot Construction Standards. Setbacks The project is located in a publicly zoned site that does not have specific setback standards. AMC section 9-6.111 requires a minimum setback for Outside Animal Enclosures that are part of a kennel to be located a minimum of twenty-five feet (25) feet from the property line. There are no specific setback requirements for kennel buildings located in the Public zone. AMC Section 9-6.110 contains setback requirements and design standards for animal hospitals. Animal hospitals are required to have a one hundred foot (100) foot setback for animal husbandry facilities that board large animals, and a twenty-five (25) foot setback for any outside animal areas used for short-term activities on property line adjacent to residential uses. As these are conditionally allowed in the Public Zone, staff and the Planning Commission has discretion to apply setback standards with conditional use permit approval or amendment. The buildings on Expanded Parking Area Outdoor Exercise Area Plaza/Walkway Existing Facilities Existing Septic facilities New facility building 12 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero site and proposed in the site plan are separated and comply with 5-foot interior setback requirements under AMC section 9-4.109. Both AMC section 9-6.110 and 9-6.111 are included in Attachment 5. Staff recommends that a twenty-five foot (25) setback be applied to the project’s outdoor use areas adjacent to residential properties. Landscaping, Screening, and Fencing AMC section 9-4.128 requires that fencing and screening within the urban services line be a minimum of six (6) feet in height except in the front setback where lower fencing is required. Additionally, a solid wall or fencing must be located on side and rear property lines of any nonresidential or nonagricultural use abutting a residential use or zone. The proposed project is located adjacent to a vacant publicly zoned parcel to the south and a church (Foursquare Family Church) to the north on a public zoned parcel. The site has an existing 3-foot wooden fence along the frontage, varied fencing (including wooden, wire, and chain link fencing) along the south property lines, and a chain link fence adjacent to but not directly on the rear property line to the west. The residential uses located to the west of the property line are approximately eighty-six (86) feet away from the existing chain link fence. The proposed outdoor exercise area along the southern property line is proposed to be screened by solid fencing. Under AMC 9-4.128, the proposed project will be required to install screening on the side and rear property lines. The applicant will be required to submit a conceptual landscape plan. Staff recommends that a conceptual landscape plan be submitted that show a minimum 10 percent landscaping and fencing and screening compliant with previous use permit conditions of approval and appropriate AMC sections. Staff is also recommending that a sound wall or sound mitigation be incorporated into fencing and screening for the rear property line and for any fencing and screening of outdoor activity areas. Architectural Design The project is designed to be consistent with Woods Humane Society facilities located in San Luis Obispo. No detailed architectural plans have been submitted, but the existing facility in San Luis Obispo incorporates native landscaping, high-quality architectural design, and climate appropriate architecture. Conceptual Architectural Design 13 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Indoor Renderings Staff recommends the applicant submit appropriate design materials for additional review by the Design Review Committee before proceeding to the Planning Commission. DRC DISCUSSION ITEMS: DRC Items for Discussion  Land Use  Wastewater Treatment  Site Design  Setbacks  Fencing and Screening  Architectural Design ATTACHMENTS: 1. DRC Action Form 2. Site Photos 3. Conditions of Approval (PLN 2016-1621/CUP 2002-0056) 4. Conceptual Site Plans 5. Applicant Statement 6. Atascadero Municipal Code Sections 14 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 1: DRC Action Form CITY OF ATASCADERO Community Development Department 6500 Palma Avenue | Atascadero, CA 93422 | Phone: (805) 461-5035 | www.atascadero.org DRC Action Form Project #: PRE20-0058 Project Title: Woods Animal Facility Expansion Planner/ Project Manager: John Holder DRC Review Date(s): 9/09/20 Final Action: DRC  PC  CC Conditions & Recommendations: 1. Submit appropriate design materials, including architectural elevations, before proceeding to Planning Commission. 2. Submit conceptual landscape plan showing fencing and screening. All landscaping, fencing, and screening must be compliant with previous use permit conditions of approval and appropriate AMC sections. Sound wall or sound mitigation shall be incorporated into fencing and screening for the rear property line and for any fencing and screening of outdoor activity areas. 3. Twenty-five foot (25) setback be applied to the project’s outdoor use areas adjacent to residential parcels 4. Applicant shall work with City staff to evaluate septic capacity on site or sewer connection feasibility. 15 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 2: Site Photos Site Frontage and Signage along Ramona Road: Existing Parking and Landscaping 16 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Existing Building On-Site (Spay and Neuter Facility): Existing Building On-Site (Cat Shelter Facility): 17 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Current landscape conditions and rear fence: Existing Intake Facility: 18 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Existing Storage and side property line fence: Driveway facing east towards Ramona Road: 19 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT http://www.atascadero.org 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 Attachment 3: Conditions of Approval (PLN 2016-1621/CUP 2002-0056) 20 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 21 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 22 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 23 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 4: Conceptual Site Plans Site Plan 24 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Conceptual Floor Plan/Building Adjacency Diagram 25 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Additional Site Plan 26 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 5: Applicant Statement 27 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 6: Atascadero Municipal Code Sections 9-6.111 and 9-6.110 and 4-1.113 28 ITEM 2 Woods Animal Facility Expansion PRE 20-0058/Woods Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 29 ITEM 3 Traffic Way Mixed-Use Development PRE20-0063 / Jess 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 Mixed Use Development MEETING DATE PROJECT PLANNER APPLICANT CONTACT PLN NO. 9/9/2020 Mariah Gasch Thom & Natalie Jess PRE20-0063 PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 5802 Traffic Way Downtown (D) Downtown Commercial (DC) 029-322-012 Approximately 0.4 acres RECOMMENDATION Staff Requests the Design Review Committee: 1. Review the proposed design for a mixed- use development on a vacant lot PROJECT DESCRIPTION The applicant proposes a new mixed-use building on a vacant lot at 5802 Traffic Way. There are a total of 10 one-bedroom dwelling units and one commercial space in the proposed three-story building. The dwelling units will be for rent and parking is accommodated in a surface parking lot in the rear. The applicant is requesting a density bonus of 23% to be granted to the project in exchange for dedicating one dwelling unit (12%) for low-income households. 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 Class 32, In-Fill Development Projects ☐ No Project - § 15268 Ministerial Project 30 ITEM 3 Traffic Way Mixed-Use Development PRE20-0063 / Jess Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Front Elevation Aerial Map 31 ITEM 3 Traffic Way Mixed-Use Development PRE20-0063 / Jess Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DISCUSSION: Project History Several residential and mixed use projects have been reviewed and approved on this site, however, none of the previous projects have come to fruition. The site’s unique location at the edge of the downtown zone, adjacency to multi-family residential, and the significant slope have made development a challenge. A master plan of development was approved for the property in 2004 for three buildings, which stepped up the hill. The front building had vertical mixed uses, while the other two were all residential. The project completed a mitigated negative declaration in compliance with the California Environmental Quality Act (CEQA), but did not proceed to building permits. The entitlement expired in 2006. A two-building mixed-use project was proposed and brought before the DRC in 2018. The project in 2018 did not proceed with building permits. Project Description / Summary The subject site is approximately 0.4 acres in size; 70 feet wide and 280 feet deep. The applicant proposes a mixed-use project within one building. The building has a 1,225 SF commercial space on the ground floor. The second and third stories have a total of ten 1- bedroom apartment units that will be for rent. A density bonus of 23% is to be granted in exchange for dedicating 12% (1 unit) for low-income households. Per California Government Code Section 659(d)(2)(A) the developer shall receive one incentive or concession for including at least 10% for low income households. The applicant has not yet identified a concession and is waiting for full project review prior to identifying a concession. Site Plan Traffic Way 32 ITEM 3 Traffic Way Mixed-Use Development PRE20-0063 / Jess Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Site Sections Analysis Design. The project is the first commercial space westbound travelers on Traffic Way will see as they enter the downtown. The proposed building mixes urban features with contemporary architecture to complement the existing historic commercial zone. The building includes a flat roof with a combination of materials including stained vertical cedar wood siding, off-white smooth stucco finish, and dark bronze metal accents. The front portion of the building and a small part of the rear wall will have siding while the rear portion of the building will be stucco. Balconies and exterior walkways for the residences will have dark bronze metal railing. The building will have metal banding above the first floor over the wood siding and a metal awning with oversized support brackets will be added above the third floor facing Traffic Way. Vehicles entering the site from Traffic Way will be able to drive through a breezeway to enter the rear parking lot. No setback is permitted in the Downtown Commercial zoning district, “except for building insets designed to accommodate outdoor eating and seating areas” (AMC 9-3.347). The proposed front building touches the front property line and has small insets at the front doors parking lot entrance. The three-story building is comprised of 1,225 SF of commercial space, 1,000 SF of bike storage/utility space and 7,384 SF of residential living space for a total of 9,609 SF. Each of the ten units is one-bedroom with square footages ranging from 690 SF to 847 SF. Each unit also has a private 51 SF deck. 33 ITEM 3 Traffic Way Mixed-Use Development PRE20-0063 / Jess Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Ground Floor Plan Multi-family Standards. The Zoning Ordinance requires specific standards for projects developed in residential multi-family (RMF) zoning districts. Since this project is a mixed- use project in the Downtown Commercial zoning district, these RMF development standards do not specifically apply. It is assumed that a residential mixed-use project in a commercial zone will be developed to different standards as it is within a more urban setting. However, there is discretion through design review to ensure that the project is designed to appropriately address both commercial and residential design standards. Staff is seeking input from the DRC on the application of RMF standards regarding outdoor use area, storage, and other items relevant to this project. Atascadero Municipal Code (AMC) 9-3.262 requires each dwelling unit to include 10 cubic feet of enclosed storage, 300 SF of outdoor recreational space per unit, onsite laundry hookups or facility and one covered parking space per unit. Tenants choosing to live in the downtown above a commercial business are often seeking a more urban experience than expected in a solely residential development. For storage, each unit has one standard closet in the bedroom. Instead of a designated outdoor open space, the applicant has included a 51 square foot balcony to each unit which can be used as outdoor space. Each unit will have its own laundry equipment and no covered parking is proposed on the site. Due to the urban nature of the project, staff is not recommending that any additional storage or open space be required for the project. Since parking on the site is limited and the architectural design is simple and minimalistic, staff is also not recommending that any covered parking be required for the project. Parking. No parking is required for restaurants and retail uses in the Downtown Commercial zoning district. Atascadero Municipal Code Section 9-4.118 states a parking requirement for multi-family housing. This requirement includes 1.5 parking spaces for 1- bedrrom multifamily units and one guest space for every 5 units proposed. Under this parking requirement, the applicant would need to provide a minimum of 17 parking spaces. However, since the project will contain one affordable unit, the applicant may request reduced parking ratios be used per California Government Code Section Driveway Parking Commercial Residence Lobby Trash Enclosure 34 ITEM 3 Traffic Way Mixed-Use Development PRE20-0063 / Jess Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 65915(p)(1). This government code section states that a city shall not exceed a required parking ratio greater than one on-site parking space for a one-bedroom unit. Therefore, the project’s parking requirement is 10 onsite parking spaces. Ten parking spaces are included in the project for residential parking. The City recently conducted a study of the available parking spaces in the downtown. Staff counted 25 on-street parking spaces on Traffic Way between El Camino Real and Lewis Ave., and 13 on Lewis between Traffic Way and Entrada. In both private and public off-street lots, there are 68 off-street spaces on Traffic Way. Residential uses primarily need parking in the evening into the morning when many businesses are closed. Fencing. Atascadero Municipal Code 9-4.128 requires a 6-foot high solid fence or wall between commercial and residential uses. The proposed project consists of residential and commercial uses on a property that abuts exclusively residential uses on both the northern and western sides (refer to Attachment 1: Zoning Map). Staff recommends a solid fence be provided on the northern property line to screen the existing apartment complex on Traffic Way from the proposed commercial space, but recommends no fence be required at the top of the lot (the western property line) in order to avoid blocking the view for uphill residences. The elevation difference between the two uses does not necessitate a fence at this property line. Landscaping. The Downtown Commercial zoning district is excluded from most landscaping requirements of the zoning ordinance. One exception is for street trees, which are required at a 30-foot interval. The applicant proposes two street trees consistent with this requirement. The Downtown Commercial district is also not exempt from the requirement to provide a minimum five-foot landscape strip within the side yard setback of all commercial and multifamily developments (AMC9-4.125). Since there is no setback requirement in the DC zone, the structure is set back less than 5 feet in some areas. Staff recommends a landscape strip up to 5-feet wide be added within both side setbacks. Approximately 1/4th of the lot is proposed to remain in a natural state. A bio-treatment planter w/ native vegetation is proposed along a portion of the northern property line between the driveway and property line. In addition to this, the applicant is proposing to plant five new five-gallon Coast Live Oak trees. The retaining wall behind the parking lot is approximately 15 feet tall. To soften the appearance of this wall and add some additional landscaping, staff recommends moving the new oak trees back and adding a second wall to allow for two shorter walls. Between the two stepped walls, the applicant should plant native vegetation. Garbage Collection. The applicant proposes a fully enclosed trash room within the new building’s footprint. Trash receptacles will be fully hidden from Traffic Way. 35 ITEM 3 Traffic Way Mixed-Use Development PRE20-0063 / Jess Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DRC DISCUSSION ITEMS: 1. Multi-family standards (storage, outdoor recreation space, covered parking) 2. Solid fence on northern property line, but not western property line. 3. Landscaping (5-foot landscape strips, stepped retaining wall with landscaping) ATTACHMENTS: 1. Site Photos 2. Elevations 3. Conceptual Floor Plans 4. Landscape Plan 36 ITEM 3 Traffic Way Mixed-Use Development PRE20-0063 / Jess Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 1: Site Photos PRE20-0063 Front Elevation of Lot View Looking North at Apartments 37 ITEM 3 Traffic Way Mixed-Use Development PRE20-0063 / Jess Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Street frontage towards El Camino Real 38 ITEM 3 Traffic Way Mixed-Use Development PRE20-0063 / Jess Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 2: Elevations PRE20-0063 East (Front) Elevation North Elevation 39 ITEM 3 Traffic Way Mixed-Use Development PRE20-0063 / Jess Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero West (Rear) Elevation South Elevation 40 ITEM 3 Traffic Way Mixed-Use Development PRE20-0063 / Jess Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 3: Conceptual Floor Plans PRE20-0063 First Floor Parking Lot Commercial Space Trash Storage Utility Storage Mail Room 41 ITEM 3 Traffic Way Mixed-Use Development PRE20-0063 / Jess Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Second Floor 42 ITEM 3 Traffic Way Mixed-Use Development PRE20-0063 / Jess Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Third Floor 43 ITEM 3 Traffic Way Mixed-Use Development PRE20-0063 / Jess Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 4: Landscape Plan PRE20-0063 5 New Oak Trees New Bio-Treatment Planter Staff Recommends Additional Native Shrubs 2 New Street Trees Staff Recommends Additional Native Shrubs Staff Recommends Stepped Retaining Wall w/ Vegetation 44