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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, October 14, 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 SEPTEMBER 9, 2020
City of Atascadero Design Review Committee Agenda Regular Meeting
October 14, 2020 Page 2 of 2
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DEVELOPMENT PROJECT REVIEW
2. 2ND DESIGN REVIEW OF A MIXED-USE BUILDING AT 5802 TRAFFIC WAY
The proposed project includes the second 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, October 28, 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 9/9/2020
Page 1 of 5
ITEM NUMBER:
1
DATE: 10-14-20
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Wednesday, September 9, 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
Senior Planner, Kelly Gleason
Associate Planner, John Holder
Assistant Planner, Mariah Gasch
IT Director, Luke Knight
Others Present: Neil Trent, CEO, Woods Humane Society
Heather Lewis, Animal Arts Architecture
Jeffrey Warren
Kindra Cooper-Okas
Greg Ravatt
Gina
Thom Jess
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 9/9/2020
Page 2 of 5
ITEM NUMBER:
1
DATE: 10-14-20
PUBLIC COMMENT
None.
Chairperson Fonzi closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF DRAFT MINUTES OF AUGUST 12, 2020
MOTION: By Committee Member Newsom and seconded by
Committee Member Dariz to approve the Consent
Calendar.
Motion passed by unanimous consent.
DEVELOPMENT PROJECT REVIEW
1. 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 of 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)
Director Dunsmore gave a brief background on the project and said a topic of discussion
is land use definition, and the Public Zoning District.
Ex Parte Communications
Committee Member Dariz met with Neil Trent and Marcia Torgerson to tour this facility.
Commissioner Anderson spoke to Marcia Torgerson.
Planner Holder gave a presentation on the project, and he and Director Dunsmore
answered questions from the Committee. Planner Holder stated that a new site design
was emailed out prior to the meeting from Woods (Exhibit A).
An email was received from Jeff and Barbara Warren prior to the meeting and was
distributed to the DRC (Exhibit B) and was read into the record by Recording Secretary
Manier.
PUBLIC COMMENT
The following members of the public spoke during public comment: Neil Trent, CEO of
Woods Humane Society, and Heather Lewis, Animal Arts Architecture. Mr. Trent and Ms.
Lewis addressed questions raised by the Committee members.
Chairperson Fonzi closed the Public Comment period.
2
DRC Draft Minutes of 9/9/2020
Page 3 of 5
ITEM NUMBER:
1
DATE: 10-14-20
DRC ITEMS FOR DISCUSSION:
The Committee made the following recommendations:
Land Use
The Committee recommended that an Amendment to the CUP would be appropriate to
amend this land use to include services for dogs. The Committee felt that the shelter does
not meet kennel definition. (Dogs will be sheltered indoors at night and during the day, so
the concern that this is a kennel and could cause significant noise does not apply.) The
applicant stated that the facility will have a limited number of dogs, and dogs will be under
supervision whenever they are outside. The Committee agreed that the facility seemed
very well planned and organized.
Wastewater Treatment
The Committee agreed that the applicant would work with the Public W orks Department
to determine if the septic tank is suitable, or if the site has sewer feasibility.
Site Design
The Committee was in agreement with the revised site plan (Exhibit A).
Setbacks
The Committee agreed that the applicant would coordinate with staff to address any
setback concerns.
Fencing and Screening, and Landscaping
The Committee recommended that the facility should be a clearly separated from the
residential zone, especially on the south side of the property. The applicant could remove
some parking and add additional landscaping. The applicant will work with staff to provide
adequate privacy and screening. The tree line in the front keeps with the rural nature of
the area and the Committee hopes this does not change. The Committee recommended
no storage of items along the back fence line. Because the finished grade is above the
houses, a CMU concrete masonry wall or similar noise barrier is recommended to prevent
or minimize sound from affecting the residential area.
Sound
The Committee recommended that the applicant design the building exterior wall to be a
sound barrier.
Architectural Design
The Committee was in agreement with the recommended architectural design on the
second rendering.
This item will come back before the DRC before it moves on to the Planning Commission
for final approval.
3
DRC Draft Minutes of 9/9/2020
Page 4 of 5
ITEM NUMBER:
1
DATE: 10-14-20
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 de sign as
necessary. (PRE20-0063)
Director Dunsmore introduced the project, and stated that there is an affordable unit, so
the applicant can have some exceptions in detail.
Planner Gasch gave a presentation on the project. Planner Gasch stated that after talking
to the applicant, and after publication of the staff report, staff is now recommending
softening the appearance of the retaining wall with plants and/or painting the wall a darker
color. The applicant is proposing to fully enclose the trash room in the building’s footprint,
so it will be hidden from Traffic Way.
PUBLIC COMMENT
The following members of the public spoke during public comment: Thom Jess who gave
a presentation on the project, Kindra Cooper-Okas (who sent an email which was
distributed to the Committee as Exhibit C), Greg Ravatt (who sent an email which was
distributed to the Committee as Exhibit D), Gina (neighbor), and David Wilson.
Applicant Thom Jess said he is willing to plant shrubs instead of oak trees would not grow
to block the view. He also intends to paint the retaining wall medium-gray with anti-graffiti
paint.
Chairperson Fonzi closed the Public Comment period.
DRC ITEMS FOR DISCUSSION:
The Committee made the following recommendations:
Overall Site Design
The Committee recognizes that this site is challenging, and asked the applicant to work
with staff to redesign the project with the following recommendations:
This mixed-use development should have more mixed use commercial space, and
the architectural design should be more compatible with the character of the
downtown.
The commercial area could have some outdoor dining areas.
The applicant should revisit increased parking, including accessible parking.
The applicant should look at some additional storage, and some open space.
4
DRC Draft Minutes of 9/9/2020
Page 5 of 5
ITEM NUMBER:
1
DATE: 10-14-20
The applicant should work with staff on site distance and safety issues onto Traffic
Way, by possibly setting the lower level back, making the sidewalk wider, so the
2nd floor cantilevers over the building while meeting setbacks.
Remove cedar and add brick for building material; make the entire building
compatible (i.e. all stucco or all brick.)
This item will come back to the DRC for review.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Dunsmore stated that the next meeting is scheduled for September 23, 2020, but
currently there are no items ready for that meeting.
ADJOURNMENT– 4:49 p.m.
The next regular meeting of the DRC is scheduled for September 23, 2020.
MINUTES PREPARED BY:
_________________________________________________
Annette Manier, Recording Secretary
Administrative Assistant
The following exhibits are available in the Community Development Department:
Exhibit A – Email from Neil Trent, new site plan
Exhibit B – Email from Jeff and Barbara Warren
Exhibit C – Email from Peter and Kindra Okas
Exhibit D – Email from Greg Ravatt
5
ITEM 2
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.
10/14/2020 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 amended 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
qualifies for a density bonus of 23% 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
☒ No Project - § 15268
Ministerial Project
6
ITEM 2
Traffic Way Mixed-Use Development
PRE20-0063 / Jess
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Front Elevation
Aerial Map
7
ITEM 2
Traffic Way Mixed-Use Development
PRE20-0063 / Jess
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project History
The project was presented to the DRC on September 9, 2020. The DRC made comments
about multiple aspects of the project involving the building’s exterior design and materials,
limited parking, visibility for vehicles exiting the site, and the project’s impacts on the
surrounding residential properties. The applicant has made revisions to address the
DRC’s comments.
Revised Site and Architecture
The applicant revised the look and feel of the building by removing the cedar siding and
adding a concrete wainscot, brick veneer with decorative recesses and banding, along
with smooth stucco at the upper floors. The large canopy was also removed to create a
more vertical orientation with smaller awnings over the patios and recessed panels
between the windows. Mullions were also added to the windows for a more traditional
appearance.
The applicant recessed and widened the commercial storefront and residential lobby to
create a 7’ deep area for outdoor seating. Visibility for cars exiting the site has also
been improved by pulling approximately six linear feet of building three feet back of f
Traffic Way so that there are adequate sight lines from the egress lane toward both
directions. The color of the roof has been revised from white to gray to help reduce
glare for neighboring properties.
Staff recommends increasing the depth and width of the awnings on the building’s front
to add slightly more dimension and architectural interest.
Staff recommends larger awnings
8
ITEM 2
Traffic Way Mixed-Use Development
PRE20-0063 / Jess
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Site Plan/ First Floor Plan
Landscaping
The added oak trees that were previously proposed as part of the landscape plan have
been removed in order to preserve the view from the houses above the lot. Vegetation,
including native shrubs and groundcover, was added along the northern and southern
property lines and along the top of the retaining wall at the back of the parking lot.
Native grasses will be replanted at all disturbed areas on the site.
Landscape Plan
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 -bedroom multi-
family units and 1 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 65915(p)(1).
This government code section states that since at least 10% of the total units are
affordable, 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.
Traffic Way Recessed Commercial Storefront
Widened Driveway Opening
9
ITEM 2
Traffic Way Mixed-Use Development
PRE20-0063 / Jess
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The City 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.
DRC DISCUSSION ITEMS:
1. Revised architecture and design
2. Revised landscaping
ATTACHMENTS:
1. Site Photos
2. Sections
3. Elevations
4. Conceptual Floor Plans
5. Landscape Plan
6. Colors and Materials
10
ITEM 2
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
11
ITEM 2
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
12
ITEM 2
Traffic Way Mixed-Use Development
PRE20-0063 / Jess
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Sections
PRE20-0063
Site Sections
13
ITEM 2
Traffic Way Mixed-Use Development
PRE20-0063 / Jess
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Elevations
PRE20-0063
East (Front) Elevation
North Elevation
14
ITEM 2
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
15
ITEM 2
Traffic Way Mixed-Use Development
PRE20-0063 / Jess
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 4: Conceptual Floor Plans
PRE20-0063
First Floor
Commercial
Space
Trash
Storage
Utility
Storage
Mail
Room
16
ITEM 2
Traffic Way Mixed-Use Development
PRE20-0063 / Jess
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Second Floor
17
ITEM 2
Traffic Way Mixed-Use Development
PRE20-0063 / Jess
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Third Floor
18
ITEM 2
Traffic Way Mixed-Use Development
PRE20-0063 / Jess
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 5: Landscape Plan
PRE20-0063
2 New Street Trees
New Bio Treatment
Planter
19
ITEM 2
Traffic Way Mixed-Use Development
PRE20-0063 / Jess
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 6: Colors and Materials
PRE20-0063
Colors and Materials
20