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DRC_2020-11-18_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 669-900-6833 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. To join the virtual meeting by computer or mobile device: https://us02web.zoom.us/webinar/register/W N_Q0BwdeLgQoqFJz_nTlBBJA Webinar ID: 812 3827 3288 By Telephone: (669) 900 -6833 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, November 18, 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 NOVEMBER 4, 2020 Design Review Committee Agenda Regular Meeting November 18, 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. DESIGN REVIEW OF A MINI-STORAGE AND CO-WORKING OFFICE USE DEVELOPMENT AT 11450 VIEJO CAMINO AND 11505 EL CAMINO REAL The request consists of preliminary design and neighborhood compatibility of a mini-storage and co-working office use w/approx. 56,330 sf of storage space, a 2,000 sf workshop, and 3,320 sf of co-working office space in the Public zoning district. The project includes a Master Plan of Development, Zone Text Change, Lot Line Adjustment, realignment of a natural drainage feature, and a remainder parcel for future development. 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. (DEV20-0076) COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next DRC meeting is tentatively scheduled for Wednesday, December 2, 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 11/4/2020 Page 1 of 5 ITEM NUMBER: 1 DATE: 11-18-20 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT MINUTES Regular Meeting – Wednesday, November 4, 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 2:03 p.m. ROLL CALL Present: Committee Member Duane Anderson Committee Member Mark Dariz Committee Member Emily Baranek Committee Member Heather Newsom Chairperson Roberta Fonzi Absent: None Staff Present: Community Development Director, Phil Dunsmore Senior Planner, Kelly Gleason Associate Planner, John Holder Assistant Planner, Mariah Gasch Others Present: Various members of the public via zoom Ted Lawton Don Love APPROVAL OF AGENDA MOTION: By Committee Member Newsom and seconded by Committee Member Anderson to approve the Agenda. Motion passed 5:0 by a roll call vote. PUBLIC COMMENT None. Chairperson Fonzi closed the Public Comment period. 1 DRC Draft Minutes of 11/4/2020 Page 2 of 5 ITEM NUMBER: 1 DATE: 11-18-20 CONSENT CALENDAR 1. APPROVAL OF DRAFT MINUTES OF OCTOBER 14, 2020 MOTION: By Committee Member Anderson and seconded by Committee Member Newsom to approve the Consent Calendar. Motion passed 5:0 by unanimous consent. EX PARTE COMMUNICATIONS All Committee members stated they received the same emails. DEVELOPMENT PROJECT REVIEW 2. DESIGN REVIEW OF A MIXED-USE DEVELOPMENT AT 11700/11600 EL CAMINO REAL (Dove Creek Commercial Amendment) The applicants are proposing a mixed-use development concept that includes retail, residential and lodging uses on an approximately 5-acre site within the Dove Creek development. Two concepts are proposed, each with 80 residential units, 100 hotel rooms and approximately 37,000 square feet of commercial uses for review and consideration: Concept 1 is designed with a more public plaza setting surrounded by retail and restaurant uses with residential and a hotel use on the upper floors; Concept 2 is designed with a resort focus bringing the hotel pool down to the plaza level with pool membership to residents of Dove Creek. 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. (AMND19-0086) Director Dunsmore introduced the project and stated that due to the large amount of public comment received, and to allow the public more time to comment, the project will be presented; however, he asked the Committee not deliberate on this project. Instead, the project will be presented but the item will be continued to December 2, 2020 and new noticing will go out. In light of comments received stating the noticing was not d one properly, Director Dunsmore stated that the City Attorney verified the noticing was adequate. Director Dunsmore provided a history on the project. Planner Gleason gave a presentation on the project. The CEQA document will be distributed to the public in the future prior to this project moving on to Planning Commission and City Council. Ted Lawton with Cal Coastal Communities presented the project. Mr. Lawton introduced his team as follows: Don Love, Project Architect, Love Architecture Matt Walsh, Civil Engineer David Pickering, General Contractor 2 DRC Draft Minutes of 11/4/2020 Page 3 of 5 ITEM NUMBER: 1 DATE: 11-18-20 Jen Kim, Owner Wes Arrola, Landscape Architect Cal Coastal team members made comments on the project. Mr. Lawton stated that his team is open to hearing the needs and concerns of the community, and will take any feedback received as a way to strengthen the overall project. PUBLIC COMMENT The following members of the public spoke during public comment: Sue Gibson, Loreli Cappel, Amoreena Anker, Dymtro Mausivich, James Santos, Julie McKnight, and John Tucker. Members of the public submitted numerous emails, and they are listed as exhibits to the minutes. Chairperson Fonzi closed the Public Comment period. Ted Lawton, Don Love, and Planner Gleason addressed questions raised by members of the public, as well as the Committee members. Topics that were discussed included the following: Perimeter lighting Construction schedule and impact on roads, resurfacing Wickson Garbage, delivery trucks using roads later Noise affecting the neighborhood Tenants Architecture, domes Scale Buildings B and C could be lowered to make more compatible Pool affordability HOA fees, maintenance fees Setbacks to help with privacy Landscaping Road fees Maintenance agreement, traffic circle Use of walking trails Towing of vehicles illegally parked Phasing plan Privacy screening/visual barrier Parking for residents and shops Types of businesses going in Shading and solar access analysis (sun path diagram) Property values and economic impact study 10-foot setback Height of hotel 3 DRC Draft Minutes of 11/4/2020 Page 4 of 5 ITEM NUMBER: 1 DATE: 11-18-20 Outdoor music (Noise Ordinance) Drawings for 3rd level perimeter building, building massing Committee Member Baranek stated that she would prefer the shading/solar to be included with the EIR and was not in favor of the rounded turrets. Committee Member Newsom would like to address the height. Committee Member Dariz would like to know if the value of the homes in Dove Creek will be affected by this development, and would like the applicant to possibly provide a study to addresses this. Chairperson Fonzi noted, for the record, that her recommendations for the project a re as follows: 1. Domes (rounded turret) not preferred in Atascadero. 2. Landscaping should look more like Atascadero landscaping, not the landscaping in other cities, such as Santa Barbara. 3. Concerned about grading and garage being dug into the hillside because of parking issues. 4. Pool being accessible is a positive attribute. 5. General concern about the additional 80 units being added. This will increase traffic on Santa Barbara Road, impact on sewer, water, etc. 6. More information on affordability, provide actual numbers. 7. Apartment building should be a 2-story building. 8. Parking on Bliss, lights may go into people’s homes (can something be built to absorb light?) 9. Identify location of dumpsters, will they be hidden? Balconies, if there is not adequate storage, items tend to be placed on balconies, we may want to limit these balconies. 10. Uses of condos and apts. – no vacation rentals or air bnb. This should be actual housing. All emails and letters received on this project are available as public record, are on file in City Hall, and will become part of the next staff report. Director Dunsmore stated that the item will be continued to December 2, 2020. COMMITTEE MEMBER COMMENTS AND REPORTS Chairperson Fonzi stated that she will be absent from the Dec. 2 nd meeting and asked Committee Member Dariz to chair the meeting in her absence. DIRECTOR’S REPORT Director Dunsmore stated that the next DRC meeting is scheduled for November 18, 2020, to hear the Dove Creek mini-storage project. ADJOURNMENT– 4:15 p.m. 4 DRC Draft Minutes of 11/4/2020 Page 5 of 5 ITEM NUMBER: 1 DATE: 11-18-20 The next regular meeting of the DRC is scheduled for November 18, 2020. MINUTES PREPARED BY: _________________________________________________ Annette Manier, Recording Secretary Administrative Assistant The following exhibits are available in the Community Development Department: Exhibit A – Email from Celeste & Russell Alfino Exhibit B – Email from Wayne & Cindi Armour Exhibit C – Email from Andrew Boortz Exhibit D – Email from Loreli Cappel, EVC Exhibit E – Email from Josh Cross Exhibit F – Email from Brianna Doran Exhibit G – Email from Nicole East Exhibit H – Email from Sonny Gerber Exhibit I – Email from Sonny Gerber Exhibit J – Email from Candice Gerber Exhibit K – Comments from Diana Heller Exhibit L – Email from Jonathan & Carrie Hansen Exhibit M – Email from Wendy Hirschman Exhibit N – Email from Chris Hoang Exhibit O – Email from Julie Exhibit P – Email from Daniel & Genae Jenkins Exhibit Q – Email from Kalle G. Kangas Exhibit R – Email from Cindy Kendall Exhibit S – Email from Dora & Gary Kuruma Exhibit T – Email from Hyemi Ko Exhibit U – Email from Taehee Kim Exhibit V – Email from Will McKnight Exhibit W – Email from Will McKnight Exhibit X – Email from Julie McKight Exhibit Y – Email from Chris Neary Exhibit Z – Email from Geoff Phillips Exhibit AA – Email from Kristene Pierini Exhibit BB – Email from David Pickering Exhibit CC – Email from Shi Qiu Exhibit DD – Email from Vance Ray Exhibit EE – Email from Dave Rennie Exhibit FF – Email from Willow Saloum Exhibit GG – Email from James Santos Exhibit HH – Email from Greg Squires Exhibit II – Email from Susan & Eric Sparling Exhibit JJ – Email from Kristen Tucker Exhibit KK – Email from Jeff Thies Exhibit LL – Email from Jennifer Wilkinson Exhibit MM – Email from George & Carol Wong Exhibit NN – Email from Justin Yoon Exhibit OO – Email from Max Zappas Exhibit PP – Email from Emily Zhou 5 ITEM 2 Dove Creek Mini Storage DEV20-0076 / Newton 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 Dove Creek Mini Storage MEETING DATE PROJECT PLANNER APPLICANT PROJECT NO. 11/18/20 Kelly Gleason Scott Newton DEV20-0076 PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 11450 Viejo Camino 11505 El Camino Real Public Facilities (PUB) Public (P) 045-342-009 045-341-010 Approximately 4.2 acres RECOMMENDATION Staff Requests the Design Review Committee: 1. Review the preliminary project design components and provide feedback to the applicant related to neighborhood compatibility of the proposed uses and design. The project, as proposed is required to process a Conditional Use Permit application for the mini-storage component and a Zone Text change application for the co-working office space component. Currently, general office uses are not permitted in the Public Zone. PROJECT DESCRIPTION The applicant proposes a mini-storage facility with approximately 56,330 square feet of storage space, a 2,000 square-foot workshop, and 3,320 square-feet of co-working office space in the Public zoning district. The project includes a lot line adjustment, realignment of a natural drainage feature, and a remainder parcel for future development. 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. ☒ CEQA analysis required ☐ Prior CEQA Review: ☐ Categorical Exemption ☐ No Project - § 15268 Ministerial Project 6 ITEM 2 Dove Creek Mini Storage DEV20-0076 / Newton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero USE CLASSIFICATION ALLOWED OR CONDITIONALLY ALLOWED USE STRUCTURE 50- YEARS OLD OR GREATER JURISDICTIONAL CREEK Mini Storage and co- working office ☐ Allowed ☒ Conditionally Allowed ☒ Zone Change &/or GPA required (for office use) ☐ Yes ☒ No ☐ Atascadero ☐ Graves ☒ Paloma ☐ Boulder EXISTING USES Single-family residence (geodesic dome) and accessory animal grazing ZONING AND LOCATION 2014 AERIAL SURROUNDING ZONING DISTRICTS AND USES North: CN, RMF-24 South: P East: L, RMF-10 West: RMF-10, OS AVERAGE SLOPE VEGETATION Less than 10% Generally annual grasses with wetland-indicator species on a portion of the lot ADVISORY BODIES / OUTSIDE AGENCIES THAT REQUIRE REVIEW OF PROPOSED PROJECT: ☒ Native American Tribes ☐ Atascadero Mutual Water Company (AMWC) ☐ Caltrans District 5 ☒ Regional Water Quality Control Board (RWQCB) ☒ Dept. of Fish & Wildlife (DFW) ☒ SLO Air Pollution Control (APCD) ☐ SLO County ☒ Army Corps of Engineers APPROVAL PROCESS L P RMF-24 RMF-10 RSF-Y 7 ITEM 2 Dove Creek Mini Storage DEV20-0076 / Newton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ☒ DRC ☐ AUP ☒ PC ☒ CC DATE APPLICATION DEEMED COMPLETE N/A DISCUSSION: Background A previous application for a mini-storage use was reviewed on the property in 2019. At that time, the City Council found that a mini-storage use could not meet one or more of the findings to approve the use permit. The project was found to be not compatible with the surrounding neighborhood and the project was denied. The applicant has resubmitted a revised mini-storage and co-working project that includes a Conditional Use Permit request to allow for the mini-storage use and a Zone Text change application to allow for the co-working office. Project Summary The applicant is proposing an approximately 56,330 square foot mini-storage facility, an approximately 3,300 square foot co-working office space, and an approximately 2,000 square-foot workshop in a total of 5 buildings. Paved drive aisles and twenty parking spaces are included. The project location includes a seasonal creek, which is proposed to be realigned to accommodate development of the site. The seasonal creek will be re- positioned at the proposed property line between the two existing parcels. The existing drainage and creek area is somewhat degraded due to previous droughts and animal grazing. The project includes restoration of the creek and will be required to mitigate any wetland impacts on-site. There is an existing geodesic dome shaped residence on the site that would be demolished to accommodate the project. The site would be substantially graded to create a large, level pad for the development, while retaining a drainage area for the seasonal creek and wetland. The project is located in the Public zoning district where mini-storage is listed as a conditionally allowed use, based on findings. Currently, only government offices are permitted in the Public zone. The applicant has submitted a Zone text Change application to accommodate the proposed co-working office use. The text change would alter City Public zoning to allow private office use, such as co-working, within any of the public zoning districts throughout the City. The project also includes a Lot line adjustment to reconfigure the two existing lots to create a remainder parcel that remains vacant for future development potential. It is not yet known whether or not this additional site area will be required for on-site stormwater and historic water storage or if this land may be available for future development. Further analysis will be completed as the project move s forward. On June 24, 2020 the DRC reviewed the proposed project for conceptual architecture and site design. The DRC reserved comment on neighborhood compatibility and focused 8 ITEM 2 Dove Creek Mini Storage DEV20-0076 / Newton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero on preliminary design and landscaping. At that meeting, the DRC reached consensus that the design was improved over the original mini-storage project submitted for the site. The DRC is now tasked with reviewing the project for General Plan consistency, particularly neighborhood compatibility, including use of the site now that the design of the development has been modified. The conceptual design has not been thoroughly reviewed by staff for Municipal Code consistency and the final design will be brought back to the DRC if any major changes occur as a result of staff’s code compliance review. ANALYSIS: Site Design and Architecture: The conceptual building design theme is contemporary agrarian. Agrarian designs resemble agricultural use buildings with barn-like accents and roof forms. Materials include standing seam metal siding and roofing with simple gable roof forms. Building A includes a “monitor” roof element with clerestory windows for visual interest. A monitor roof element can be compared to a large cupola roof feature that exte nds above the primary roof. (See attachment for full design concept package). Site Plan Proposed mini- storage buildings Proposed co- working and workshop 9 ITEM 2 Dove Creek Mini Storage DEV20-0076 / Newton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero The current plan includes a 6-foot wrought iron fence surrounding the development area with landscaping adjacent to the realigned creek channel and adjacent streets. There is a retaining wall adjacent to the proposed creek channel to allow for the creation of a flat development pad. The retaining wall is proposed to be a rectangular textured block. Mini-Storage Use: A mini-storage use is listed as a conditionally allowed use in the Public zoning district. Conditional uses are those uses which can have detrimental effects on the surrounding neighborhood, but in some cases may be appropriate based on specific location or added design features or operational limitations above and beyond standard code requirements. In approving a Conditional Use Permit, findings must be made that the use is consistent with the General Plan and Zoning Ordinance, and that it will not be inconsistent with the character of the immediate neighborhood. The character of the neighborhood is dominated by multi-family residential and small-lot single-family residential units, churches, parks, and other non-commercial uses. The block between Viejo Camino and El Camino Real has some of the largest, flat, non -residential properties remaining vacant in Atascadero. However, much of this land is within a flood zone. Existing uses include several churches, a daycare center, a convenience store and several residences. Paloma Park is located east of Viejo Camino. Specific findings include: 1. The proposed project or use is consistent with the General Plan 2. The proposed project or use satisfies all applicable provisions of the Zoning Ordinance 3. The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use 4. The proposed project or use will not be inconsistent with the character of the immediate neighborhood or contrary to its orderly development 5. The proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the land use element 6. The proposed project is in compliance with any pertinent City policy or criteria adopted by ordinance or resolution of the City Council 7. On-site creeks, riparian areas, and site improvements will not be negatively impacted by a reduced creek setback The overall design of the site plan, treatment of the creek and the planned incorporation of different land uses has generally improved the scope of the project. However, the land use is still predominantly designed as a ministorage facility, and the City Council determined that the storage land use is not consistent with the neighborhood and not 10 ITEM 2 Dove Creek Mini Storage DEV20-0076 / Newton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero consistent with the General Plan. The City Council found that the project was not consistent with finding #4. The primary question remains: Can the project be designed in such a way to be consistent with finding #4, or regardless of design, is a storage use incompatible with the neighborhood? Co-Working Office Use General office uses are not currently permitted in the Public zoning district. The General Plan defines the public zone as follows: “Public Facilities (PUB) This designation, which applies to parcels that are publicly owned and/or house publicly operated facilities, is intended to meet the public service, institutional, educational, religious, and cultural needs of the community. This designation includes the Atascadero State Hospital, which the General Plan allows as a mental health facility use. Community facilities require large areas of land and may have specialized site location requirements. The corresponding zoning districts are P (Pu blic) and L (Recreation) with appearance review required.” The municipal code does not differentiate between co-working office spaces and general offices as, from a land use perspective, they function the same. The difference lies in operation and leasing methods, which are not regulated by the City. Modifications to the existing zoning: The applicant has submitted a request to add the office land use to the list of allowed or conditionally allowed uses to the Public zone, or to add a Planned Development overlay to the site adding offices as an allowed use within the site specific overlay zone. If offices are added to the public zone in general, all publically zoned site s throughout the City would be affected. A majority of sites zoned Public (P) are developed with public schools and churches. This includes all public elementary schools in addition to the high school. The State hospital property is also zoned public as are the post office, fire station #2, the cemetery, and water company property adjacent to the Salinas. There are five clusters of privately owned public zoned land in the City: 1) The area of the subject parcel between Viejo Camino and El Camino Real on the South end of town; 2) Parcels along Traffic Way across from San Benito Elementary School adjacent to the railroad tracks; 3) Parcels adjacent to Ramona Road at Del Rio on the west side of the 101; 4) Parcels along Atascadero Avenue between the High School and the 101 freeway; and 5) Parcels along Morro Road at Santa Rosa Road. These privately owned parcels are currently developed with churches, day care facilities, and other publically oriented uses. Some parcels are vacant or non -conforming. 11 ITEM 2 Dove Creek Mini Storage DEV20-0076 / Newton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Should office uses be added to the P zone or added to a site-specific overlay zone, the Council must find that the use is consistent with the General Plan definition and intent for the public zoning district. As the public zone, by definition, is intended for facilities with a public service component, this finding may not be able to be made. However, for privately owned public zone parcels, this will broaden the list of allowed uses and allow some additional flexibility to increase occupancy of underutilized parcels, such as those within the project area. If the DRC believes this finding can be made and recommends that the Public zone be modified to allow for the office use, specific evidence should be included that shows consistency with the General Plan definition of the Public Zone. 12 ITEM 2 Dove Creek Mini Storage DEV20-0076 / Newton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Rezoning (changing the land use designation) of the site to accommodate office uses: If office uses are determined to be inconsistent with the General Plan definition for the Public zone, the DRC may recommend rezoning the project sites to allow for office uses. This would entail concurrently amending the General Plan designation. Options include: 1. Rezoning to Commercial Neighborhood (CN): The site is currently adjacent to parcels zoned Commercial Neighborhood. The three commercial parcels directly to the north of the project site are vacant while the site at the corner of El Camino Real and Viejo Camino is developed with a convenience store. Rezoning the project site to CN would maintain consistency with neighboring parcels but would not allow for the mini-storage use. Therefore, the applicant may not be willing to proceed with this option unless they wish to alter their primary project to allow for uses that are consistent with the CN zoning district. CN zoning would allow for offices, retail, and some mixed-use residential. The Commercial Neighborhood zoning district is within the General Commercial General Plan designation. The General Plan envisions neighborhood commercial zoning to be consistent with the following vision: “Neighborhood commercial areas accommodate daily shopping and service needs of surrounding residents, with businesses such as small markets, convenience stores, drug stores, salons, and other personal services. Neighborhood convenience centers should be concentrated at intersections of collector or arterial streets.” 2. Rezoning to Commercial Service (CS): The Commercial Service zone is the only zone besides the industrial zones that allows for both mini-storage uses (with a CUP) and offices and are allowed by the General plan at the south end of town (The Commercial Park zone, which also allows mini-storage and offices is limited by the General Plan to the north end of El Camino Real). The Commercial Service zone is defined by the General Plan as follows: This designation accommodates more intensive uses than allowed in other commercial areas, such as lumberyards, building material supply, wholesaling, storage, auto sales, auto and equipment repair, and printing establishments. These areas are appropriate for uses that would be detrimental to or not benefit from pedestrian orientation, and that frequently have outdoor storage needs involving trucking activity and movement of large products. Locations for this designation include districts along freeway frontage or with direct access to arterial streets (to preclude truck traffic using local residential streets). Based on this definition, and the list of allowed and conditionally allowed uses, this property does not seem appropriate for this zoning designati on based on the adjacent existing uses and proximity to Paloma Park. The CS zone is an intensive 13 ITEM 2 Dove Creek Mini Storage DEV20-0076 / Newton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero land use district, similar to the Industrial zone, that allows for large, outdoor storage uses, automotive oriented uses and other land uses that are typically suited for locations that are not adjacent to residential zones. If rezoning the project site to a different land use, it would be wise to examine multiple adjacent parcels that are currently privately owned within the Public district. Rezoning a single parcel would result in spot zoning, and would likely create other compatibility issues with adjacent properties. Any rezoning recommendation should include a thorough review of all land uses within the proposed zone to ensure neighborhood compatibility. The list of allowed and conditionally allowed uses for both the Commercial Neighborhood and Commercial Service zones are included in Attachment 2. NEXT STEPS: If the DRC finds that the revised mini-storage project is consistent with the General Plan and is compatible with the surrounding neighborhood, or can be made compatible with the incorporation of design features or operational limitations, the project will be further analyzed by staff for compliance with applicable codes. Once the project is revised as needed, the final design may be brought back to DRC for final review and recommendation if major changes have resulted. The project will then be reviewed by the Planning Commission and will ultimately go before the City Council for consideration. It is important to note that if the applicant redesigns the project to eliminate the office component and thus, the zone change request, the Planning commission would have final approval authority on the Use Permit and would only go before city Council if appealed. If the applicant is directed to rezone the land use designation of the site, the application will be required to receive authorization to proceed from City Council prior to further staff review and processing. However, a zoning text amendment to allow for office uses in the Public zone, does not require a General Plan Amendment, and therefore does not require authorization before proceeding to Planning Commission - and ultimately to City Council for final approval. If the development moves forward, the applicant will also be required to obtain approval from the Army Corps of Engineers (ACE), the California Department of Fish and Wildlife (DFW), the Regional Water Quality Control Board (RWQCB), and, if development places grading in the floodway, the Federal Emergency Management Agency (FEMA) as part of the permitting process. Staff recommends that the DRC provide direction on the proposed land uses and, if desired, provide a recommendation on how the office use would be best accommodated. Please note that the DRC may recommend that the project concept be redesigned to eliminate either the co-working offices, the mini-storage, or may recommend that neither use is appropriate based on the General Plan and proposed project location. 14 ITEM 2 Dove Creek Mini Storage DEV20-0076 / Newton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENTS: 1. Applicant Design Package 2. Land use list for CN and CS zones 15 ITEM 2 Dove Creek Mini Storage DEV20-0076 / Newton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 1: Project Design Package DEV20-0076 See Following 16 DOVE CREEK STORAGE & WORKSPACE PROJECT DESCRIPTION FOR DRC The Dove Creek Storage & Workspace Project has been designed in response to comments made by the City Council & neighbors about aesthetics, compatibility, & the alignment of the creek during the appeal hearing. The project is located at 11405 & 11505 El Camino Real, Atascadero, Lot 7. The applicant proposes five (5) buildings with a building footprint of 47,250 square feet & a total square footage of 61,740 square feet. Building A is 5,410 square feet & includes “flex space” that provides a shared workspace area comprised of 3,565 square feet of office area including workstations, meeting rooms that can be used by tenants &/or the community with a reservation & a workshop. A receptionist will manage the self-storage & workspace will be located in Building A, available from 8 am to 5 pm Monday thru Saturday. Building A also includes restrooms that can be access by self-storage customers through an exterior door. The office space requires nine (9) parking spaces; 20 are provided including one (1) ADA accessible space. Buildings B-E total 56,330 square feet of storage, Building B is two stories. Project access is from Viejo Camino through an existing driveway. Several significant changes have been made to the project to further enhance its residential character that include reducing the total square footage by 31% from 81,500 square feet in eight (8) buildings to 56,330 square feet in four (4) buildings that have been positioned to allow a view through the site. The buildings vary in height & mass with varying heights listed below. A variety of neutral colors are used in a design complimentary to the area including bronze, burnished slate, & ash grey to add interest. The self-storage units will be available to tenants from 5 am to 10 pm seven (7) days a week. Building Area Sq. Ft. Height at Peak of Roof Building A 5,410 21’ 6” Building B (2 Story) 29,980 25’ Building C 12,100 16’ 6” Building D 11,750 16’ 6” Building E 3,500 12’ 6” Total Building Area 61,740 The nine (9) foot high CML walls depicted in the original project have been totally eliminated and replaced with 6-foot-high black tubular fencing screened by landscape. Total site landscape including the creek area is 40,483 square feet. The creek is proposed in a natural alignment to enhance the site and create a buffer between the proposed storage/workspace area & the other parcel on the southwest corner of the site which could be rezoned in the future for multifamily housing that is compatible with the surrounding neighborhood through either the pending General Plan Update or other applicant driven process. This project also proposes a Lot Line Adjustment with the new property line being located in the center of the creek as well as the demolition of the “dome house”. APN Existing Acres Existing Sq Ft Proposed Acres/LLA Proposed Sq Ft/LLA 045-342-0010/Lot 6 1.98 86,248 2.81 122,555 045-342-0009/Lot 7 2.34 101,930 1.51 65,624 4.32 188,179 4.32 188,179 17 PROJECT INSPIRATION 11405 & 11505 EL CAMINO REAL 18 BUILDING A BUILDING B - BEYOND LINE OF NATURAL GRADE @ PROPERTY LINE 6’ W.I. FENCE PROPERTY LINEPROPERTY LINECOLOR BOARD 11405 & 11505 EL CAMINO REAL Standing seam metal roofing MBCI lockseam series 18” ‘Ash Grey’ Aluminum Storefronts Kawneer anodized finish ‘Medium Bronze’ Ribbed metal wall panels MBCI PBR series ‘Burnished Slate’ Security Fence Aluminum Tubing / Posts ‘Black’ Metal roll-up doors Janus self-storage series ‘Bronze’ 19 LOT 7 LOT 6 LOT 7 LOT 6 A R C H l T E C T S DRAWING NO.REV PROJECT NO.DATE DRAWN BY CHECKED BY REV DATE NOTES DRAWING TITLE SELF STORAGE / SHARED WORK SPACE 11505 EL CAMINO REAL ATASCADERO, CA APN: 045-342-010 THIS WORK WAS PREPARED BY ME OR UNDER MY SUPERVISION AND CONSTRUCTION OF THIS PROJECT WILL BE UNDER MY OBSERVATION. © 2019 LSA Architects, LLC The designs and concepts shown are the sole property of LSA Architects. The drawings may not be used except with the written consent of LSA Architects, LLC OWNER NEWTON, SCOTT, NEWTON, JILL 215 SANA FE AVE. PISMO BEACH, CA 93449 LSA Architects POB 3057 Pismo Beach, CA 93449 808-895-2682 Loch@ LSAArchitects.com SEAL STA T E OF C A L IF O RNIALICEN S E D ARCHIT E C TLOCH SODERQUIST No. C36061 EXP. 02/28/21 MARCH 23, 2020 PROPOSED LLA MFP LBS A100A NTS PROJECTNORTHTRUE NORTHAPN 045-342-0010/Lot 7 045-342-0009/Lot 6 Existing Acres Existing Sq Ft Proposed Acres/LLA Proposed Sq Ft/LLA 1.98 2.34 4.32 86,248 101,930 188,179 2.81 1.51 4.32 122,555 65,624 188,179 1" = 50'-0"SCALE:A100 A EXISTING LOT CONFIGURATION 0'12.5'25’50’100' 1" = 50'-0"SCALE:A100 B 0'12.5'25’50’100' PROPOSED LLA 20 SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSBLDG. C BLDG. DBLDG. B BLDG. E 210'250'250'5'60'4'-6"28'60'28'60'28'50'9'-7"44'-5" BLDG. A FUTURE MULTI-FAMILY RESIDENTIAL 55'112'LOT 6 LOT 7 A R C H l T E C T S DRAWING NO.REV PROJECT NO.DATE DRAWN BY CHECKED BY REV DATE NOTES DRAWING TITLE SELF STORAGE / SHARED WORK SPACE 11505 EL CAMINO REAL ATASCADERO, CA APN: 045-342-010 THIS WORK WAS PREPARED BY ME OR UNDER MY SUPERVISION AND CONSTRUCTION OF THIS PROJECT WILL BE UNDER MY OBSERVATION. © 2019 LSA Architects, LLC The designs and concepts shown are the sole property of LSA Architects. The drawings may not be used except with the written consent of LSA Architects, LLC OWNER NEWTON, SCOTT, NEWTON, JILL 215 SANA FE AVE. PISMO BEACH, CA 93449 LSA Architects POB 3057 Pismo Beach, CA 93449 808-895-2682 Loch@ LSAArchitects.com SEAL STA T E OF C A L IF O RNIALICEN S E D ARCHIT E C TLOCH SODERQUIST No. C36061 EXP. 02/28/21 MARCH 23, 2020 SITE PLAN MFP LBS A101A0'15'30' 60' 1" = 30' - 0"SCALE: # LOT NO. 7 2.81 ACRES ZONING P: PUBLIC FACILITIES ADDRESS 045-342-0010 LANDUSE P: PUBLIC FACILITIES APN 11505 EL CAMINO REAL ATASCADERO, CA 93422 LOT NO. 6 1.51 ACRES ADDRESS 045-342-0009APN 11405 EL CAMINO REAL ATASCADERO, CA 93422 SETBACKS REAR FRONT SIDE HEIGHT LIMIT 10 FT 35 FT 10 FT NONE * NTS PROJECTNORTHTRUE NORTHTOTAL LOT AREA:122,555 SQ. FT. 65,624 SQ. FT.TOTAL LOT AREA: TOTAL LANDSCAPE AREA:40,483 SQ. FT. Stamped Eco Block Site Walls Creek bed with Native Landscape Typical 6'-0" High Wrought Iron fence with landscape belt Regional Design Building A - Community Co Work space Increased parking Lot 7 Coverage Sq. Ft. % Building Footprints 47,250 38.5% Paving / Concrete 34,822 28.4% Landscape 40,483 33.1% Total Site Area 122,555 Building Area Sq. Ft. Building A 5,410 Building B (2 Story)28,980 Building C 12,100 Building D 11,750 Building E 3,500 Total Building Area 61,740 Parking Calc 1 Park. Space Per 400 Sq. Ft. Bldg. A Office Area 3,565 Required Spaces 9 Provided Spaces 20 21 11405 & 11505 EL CAMINO REAL ATASCADERO, CA APN: 045-342-009 & 010 THIS WORK WAS PREPARED BY ME OR UNDER MY SUPERVISION AND CONSTRUCTION OF THIS PROJECT WILL BE UNDER MY OBSERVATION. © 2019 LSA Architects, LLC The designs and concepts shown are the sole property of LSA Architects. The drawings may not be used except with the written consent of LSA Architects, LLC NEWTON, SCOTT, NEWTON, JILL 215 SANA FE AVE. PISMO BEACH, CA 93449 SEAL STA T E OF C A L IF O RNIALICEN SE D ARCHIT E C TLOCH SODERQUIST No. C36061 EXP. 02/28/21 BUILDINGS A-E A1020'5'10'20'1" = 10' - 0"SCALE: # LOT NO. 5 2.35 ACRES ZONING P: PUBLIC FACILITIES ADDRESS 045-342-0010 LANDUSE P: PUBLIC FACILITIES APN 11505 EL CAMINO REAL ATASCADERO, CA 93422 LOT NO. 7 1.89 ACRES ADDRESS 045-342-0009APN 11405 EL CAMINO REAL ATASCADERO, CA 93422 SETBACKS REAR FRONT SIDE HEIGHT LIMIT 10 FT 35 FT 10 FT NONE * NTS PROJECT NORTH TRUE NORTH BUILDING COLOR BOARDS LSA Architects POB 3057 Pismo Beach, CA 93449 808-895-2682 Loch@ LSAArchitects.com 03.23.20 MARCH 23, 2020 SELF STORAGE / SHARED WORK SPACE BUILDING A BUILDING B - BEYOND BUILDING C BEYOND BUILDING D BEYOND BUILDING B BEYOND BUILDING D BEYOND BUILDING C BEYOND BUILDING B BEYOND BUILDING A BEYOND PROPERTY LINEPROPERTY LINELINE OF NATURAL GRADE @ PROPERTY LINE 6’ W.I. FENCE 6’ W.I. FENCE 6’ W.I. FENCE STREET TREES, SEE SITE PLAN STREET TREES, SEE SITE PLAN EL CAMINO VIEJO CAMINO PROFILE OF VIEJO CAMINO PROFILE OF EL CAMINO REAL BOTTOM OF BASIN, SEE GRADING PLAN BUILDING A WALKING PATH OPEN WATER CHANNEL 1/16” = 1’-0”SCALE: EL CAMINO REAL ELEVATION 1/16” = 1’-0”SCALE: NORTH PROP LINE ELEVATION 1/16” = 1’-0”SCALE: VIEJO CAMINO ELEVATIONPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE6’ W.I. FENCE STANDING SEAM METAL ROOF, TYP. BUILDING D BUILDING B - BEYOND 1/16” = 1’-0”SCALE: SOUTH PROP LINE ELEVATION BUILDING E PROFILE OF WALKING TRAIL ELEVATION BOTTOM OF BASIN / WATER WAY 22 D O V E C R E E Kco - work1" = 10'-0"SCALE:A103E0'2.5'5'10'20'LOWER FLOOR PLANDRAWING NO.REVPROJECT NO.DATEDRAWN BYCHECKED BYREVDATENOTESDRAWING TITLE11505 EL CAMINO REALATASCADERO, CAAPN: 045-342-010THIS WORK WAS PREPARED BY ME ORUNDER MY SUPERVISION ANDCONSTRUCTION OF THIS PROJECT WILLBE UNDER MY OBSERVATION.© 2019 LSA Architects, LLCThe designs and concepts shown are the sole property of LSAArchitects. The drawings may not be used except with the writtenconsent of LSA Architects, LLCOWNERNEWTON, SCOTT, NEWTON, JILL215 SANA FE AVE.PISMO BEACH, CA 93449LSA ArchitectsPOB 3057Pismo Beach, CA 93449808-895-2682Loch@ LSAArchitects.comSEAL03.23.20STATE OF CALI FOR NIA LIC E NS ED ARCHITECTLOCHSODERQUISTNo. C36061EXP. 02/28/21MARCH 23, 2020BUILDING AA1030'5'10'20'1" = 10' - 0"SCALE:#LOT NO. 52.35 ACRESZONINGP: PUBLIC FACILITIESADDRESS045-342-0010LANDUSEP: PUBLIC FACILITIESAPN11505 EL CAMINO REALATASCADERO, CA 93422LOT NO. 71.89 ACRESADDRESS045-342-0009APN11405 EL CAMINO REALATASCADERO, CA 93422SETBACKSREARFRONTSIDEHEIGHT LIMIT10 FT35 FT10 FTNONE *NTSPROJECTNORTHTRUE NORTHBUILDING A1" = 10'-0"SCALE:A103A0'2.5'5'10'20'EAST ELEVATIONBUILDING A1" = 10'-0"SCALE:A103B0'2.5'5'10'20'NORTH ELEVATIONBUILDING A1" = 10'-0"SCALE:A103C0'2.5'5'10'20'WEST ELEVATIONBUILDING A1" = 10'-0"SCALE:A103D0'2.5'5'10'20'SOUTH ELEVATIONBUILDING A55'-0"65'-0"21'-6"112'-0"38'-0"46'-0"28'-0"112'-0"5'-0"45'-0"5'-0" 55'-0" 4'-6"12'-0"12'-0"12'-0"4'-6"WORKSHOPOPEN DESK SPACEPARTITIONEDOFFICESPARTITIONEDOFFICESCONF.ROOMLOUNGE/MEETINGAREAKITCHENETTE RECEPTIONRESTRM.01RESTRM.02RESTRM.03STAFFOFFICESTOR.ENTRYEXITEXIT43'-0"6'-0"6'-0" 55'-0"D R I V E W A Y5,410 SQ. FT.SELF STORAGE / SHARED WORK SPACE23 1" = 10'-0"SCALE:A104A0'2.5'5'10'20'UPPER FLOOR PLANDRAWING NO.REVPROJECT NO.DATEDRAWN BYCHECKED BYREVDATENOTESDRAWING TITLE11505 EL CAMINO REALATASCADERO, CAAPN: 045-342-010THIS WORK WAS PREPARED BY ME ORUNDER MY SUPERVISION ANDCONSTRUCTION OF THIS PROJECT WILLBE UNDER MY OBSERVATION.© 2019 LSA Architects, LLCThe designs and concepts shown are the sole property of LSAArchitects. The drawings may not be used except with the writtenconsent of LSA Architects, LLCOWNERNEWTON, SCOTT, NEWTON, JILL215 SANA FE AVE.PISMO BEACH, CA 93449LSA ArchitectsPOB 3057Pismo Beach, CA 93449808-895-2682Loch@ LSAArchitects.comSEALSTATE OF CALI FOR NIA LIC E NS ED ARCHITECTLOCHSODERQUISTNo. C36061EXP. 02/28/21BUILDING BA1040'5'10'20'1" = 10' - 0"SCALE:#LOT NO. 52.35 ACRESZONINGP: PUBLIC FACILITIESADDRESS045-342-0010LANDUSEP: PUBLIC FACILITIESAPN11505 EL CAMINO REALATASCADERO, CA 93422LOT NO. 71.89 ACRESADDRESS045-342-0009APN11405 EL CAMINO REALATASCADERO, CA 93422SETBACKSREARFRONTSIDEHEIGHT LIMIT10 FT35 FT10 FTNONE *NTSBUILDING B1" = 10'-0"SCALE:A104B0'2.5'5'10'20'LOWER FLOOR PLANBUILDING BPROJECTNORTHTRUE NORTH14,490 SQ. FT.14,490 SQ. FT.60'-6"5'-6"15'-0"5'-0"20'-0"5'-0"10'-0"10'-0"10'-0"70'-0"6'-0"50'-0"6'-0"80'-0"10'-0"10'-0"10' X 10'STORAGEUNIT. TYP.5'-0"10'-0"5' X 10'STORAGEUNIT. TYP.60'-6"10'-0"10'-0"5'-0"20'-0"5'-0"10'-6"5' X 10'STORAGEUNIT. TYP.10' X 10'STORAGEUNIT. TYP.10'-0"10'-6"RETAINING WALLRETAINING WALL242'-0"242'-0"10'-0"03.23.20MARCH 23, 2020SELF STORAGE / SHARED WORK SPACE24 1" = 10'-0"SCALE:A105A0'2.5'5'10'20'EAST ELEVATIONDRAWING NO.REVPROJECT NO.DATEDRAWN BYCHECKED BYREVDATENOTESDRAWING TITLE11505 EL CAMINO REALATASCADERO, CAAPN: 045-342-010THIS WORK WAS PREPARED BY ME ORUNDER MY SUPERVISION ANDCONSTRUCTION OF THIS PROJECT WILLBE UNDER MY OBSERVATION.© 2019 LSA Architects, LLCThe designs and concepts shown are the sole property of LSAArchitects. The drawings may not be used except with the writtenconsent of LSA Architects, LLCOWNERNEWTON, SCOTT, NEWTON, JILL215 SANA FE AVE.PISMO BEACH, CA 93449LSA ArchitectsPOB 3057Pismo Beach, CA 93449808-895-2682Loch@ LSAArchitects.comSEALSTATE OF CALI FOR NIA LIC E NS ED ARCHITECTLOCHSODERQUISTNo. C36061EXP. 02/28/21BUILDING BA1050'5'10'20'1" = 10' - 0"SCALE:#LOT NO. 52.35 ACRESZONINGP: PUBLIC FACILITIESADDRESS045-342-0010LANDUSEP: PUBLIC FACILITIESAPN11505 EL CAMINO REALATASCADERO, CA 93422LOT NO. 71.89 ACRESADDRESS045-342-0009APN11405 EL CAMINO REALATASCADERO, CA 93422SETBACKSREARFRONTSIDEHEIGHT LIMIT10 FT35 FT10 FTNONE *NTSBUILDING B1" = 10'-0"SCALE:A105D0'2.5'5'10'20'SOUTH ELEVATIONBUILDING B1" = 10'-0"SCALE:A105B0'2.5'5'10'20'WEST ELEVATIONBUILDING B1" = 10'-0"SCALE:A105C0'2.5'5'10'20'NORTH ELEVATIONBUILDING BMETAL FASCIAVERT. RIBBEDMETAL SIDINGCORRUGATED METALSIDING2" METAL CORNER TRIM,MATCH SIDING COLOR4" FLASHING BAND, TYP.FINISH GRADEBRONZE ALUMWINDOWS, TYP.STEEL ROLL UPDOOR ASSEMBLY250'26'-3" 25'-0"FIN. FLR.03.23.20MARCH 23, 2020SELF STORAGE / SHARED WORK SPACE25 1" = 10'-0"SCALE:A106A0'2.5'5'10'20'FLOOR PLANDRAWING NO.REVPROJECT NO.DATEDRAWN BYCHECKED BYREVDATENOTESDRAWING TITLE11505 EL CAMINO REALATASCADERO, CAAPN: 045-342-010THIS WORK WAS PREPARED BY ME ORUNDER MY SUPERVISION ANDCONSTRUCTION OF THIS PROJECT WILLBE UNDER MY OBSERVATION.© 2019 LSA Architects, LLCThe designs and concepts shown are the sole property of LSAArchitects. The drawings may not be used except with the writtenconsent of LSA Architects, LLCOWNERNEWTON, SCOTT, NEWTON, JILL215 SANA FE AVE.PISMO BEACH, CA 93449LSA ArchitectsPOB 3057Pismo Beach, CA 93449808-895-2682Loch@ LSAArchitects.comSEALSTATE OF CALI FOR NIA LIC E NS ED ARCHITECTLOCHSODERQUISTNo. C36061EXP. 02/28/21BUILDING CA1060'5'10'20'1" = 10' - 0"SCALE:#LOT NO. 52.35 ACRESZONINGP: PUBLIC FACILITIESADDRESS045-342-0010LANDUSEP: PUBLIC FACILITIESAPN11505 EL CAMINO REALATASCADERO, CA 93422LOT NO. 71.89 ACRESADDRESS045-342-0009APN11405 EL CAMINO REALATASCADERO, CA 93422SETBACKSREARFRONTSIDEHEIGHT LIMIT10 FT35 FT10 FTNONE *NTSBUILDING CPROJECTNORTHTRUE NORTH1" = 10'-0"SCALE:A106D0'2.5'5'10'20'NORTH ELEVATIONBUILDING C1" = 10'-0"SCALE:A106E0'2.5'5'10'20'SOUTH ELEVATIONBUILDING C1" = 10'-0"SCALE:A106B0'2.5'5'10'20'EAST ELEVATIONBUILDING C1" = 10'-0"SCALE:A106C0'2.5'5'10'20'WEST ELEVATIONBUILDING C12,100 SQ. FT.METAL FASCIAVERT. RIBBEDMETAL SIDINGCORRUGATED METALSIDING2" METAL CORNER TRIM,MATCH SIDING COLORFINISH GRADEBRONZE ALUMWINDOWS, TYP.60'-0"210'-0"210'-0"15'-9"10'-0"10'-0"10' X 10'STORAGEUNIT. TYP.10'-0"5'-0"20'-0"5'-0"20'-0"5'-0"20'-0"5'-0"20'-0"5'-0"20'-0"5'-0"20'-0"5'-0"20'-0"5'-0"10'-0"10'-0"20'-0"40'-0" 16'-6"60'-0"15'-9"60'-0"03.23.20MARCH 23, 2020SELF STORAGE / SHARED WORK SPACE26 1" = 10'-0"SCALE:A107A0'2.5'5'10'20'FLOOR PLANDRAWING NO.REVPROJECT NO.DATEDRAWN BYCHECKED BYREVDATENOTESDRAWING TITLE11505 EL CAMINO REALATASCADERO, CAAPN: 045-342-010THIS WORK WAS PREPARED BY ME ORUNDER MY SUPERVISION ANDCONSTRUCTION OF THIS PROJECT WILLBE UNDER MY OBSERVATION.© 2019 LSA Architects, LLCThe designs and concepts shown are the sole property of LSAArchitects. The drawings may not be used except with the writtenconsent of LSA Architects, LLCOWNERNEWTON, SCOTT, NEWTON, JILL215 SANA FE AVE.PISMO BEACH, CA 93449LSA ArchitectsPOB 3057Pismo Beach, CA 93449808-895-2682Loch@ LSAArchitects.comSEALSTATE OF CALI FOR NIA LIC E NS ED ARCHITECTLOCHSODERQUISTNo. C36061EXP. 02/28/21BUILDING DA1070'5'10'20'1" = 10' - 0"SCALE:#LOT NO. 52.35 ACRESZONINGP: PUBLIC FACILITIESADDRESS045-342-0010LANDUSEP: PUBLIC FACILITIESAPN11505 EL CAMINO REALATASCADERO, CA 93422LOT NO. 71.89 ACRESADDRESS045-342-0009APN11405 EL CAMINO REALATASCADERO, CA 93422SETBACKSREARFRONTSIDEHEIGHT LIMIT10 FT35 FT10 FTNONE *NTSBUILDING DPROJECTNORTHTRUE NORTH1" = 10'-0"SCALE:A107D0'2.5'5'10'20'NORTH ELEVATIONBUILDING D1" = 10'-0"SCALE:A107E0'2.5'5'10'20'SOUTH ELEVATIONBUILDING D1" = 10'-0"SCALE:A107B0'2.5'5'10'20'EAST ELEVATIONBUILDING D1" = 10'-0"SCALE:A107C0'2.5'5'10'20'WEST ELEVATIONBUILDING D11,750 SQ. FT.METAL FASCIAVERT. RIBBEDMETAL SIDINGCORRUGATED METALSIDING2" METAL CORNER TRIM,MATCH SIDING COLORFINISH GRADEBRONZE ALUMWINDOWS, TYP.250'-0"50'-0"10' X 10'STORAGEUNIT. TYP.10'-0"10'-0"10'-0"5'-0"20'-0"5'-0"20'-0"5'-0"20'-0"5'-0"20'-0"5'-0"20'-0"5'-0"20'-0"5'-0"20'-0"5'-0"20'-0"5'-0"20'-0"5'-0"10'-0"10'-0"10'-0"30'-0"50'-0"16'-6"250'-0"16'-8"VERT. RIBBEDMETAL SIDING03.23.20MARCH 23, 2020SELF STORAGE / SHARED WORK SPACE27 1" = 10'-0"SCALE:A108A0'2.5'5'10'20'FLOOR PLANDRAWING NO.REVPROJECT NO.DATEDRAWN BYCHECKED BYREVDATENOTESDRAWING TITLE11505 EL CAMINO REALATASCADERO, CAAPN: 045-342-010THIS WORK WAS PREPARED BY ME ORUNDER MY SUPERVISION ANDCONSTRUCTION OF THIS PROJECT WILLBE UNDER MY OBSERVATION.© 2019 LSA Architects, LLCThe designs and concepts shown are the sole property of LSAArchitects. The drawings may not be used except with the writtenconsent of LSA Architects, LLCOWNERNEWTON, SCOTT, NEWTON, JILL215 SANA FE AVE.PISMO BEACH, CA 93449LSA ArchitectsPOB 3057Pismo Beach, CA 93449808-895-2682Loch@ LSAArchitects.comSEALSTATE OF CALI FOR NIA LIC E NS ED ARCHITECTLOCHSODERQUISTNo. C36061EXP. 02/28/21BUILDING EA1080'5'10'20'1" = 10' - 0"SCALE:#LOT NO. 52.35 ACRESZONINGP: PUBLIC FACILITIESADDRESS045-342-0010LANDUSEP: PUBLIC FACILITIESAPN11505 EL CAMINO REALATASCADERO, CA 93422LOT NO. 71.89 ACRESADDRESS045-342-0009APN11405 EL CAMINO REALATASCADERO, CA 93422SETBACKSREARFRONTSIDEHEIGHT LIMIT10 FT35 FT10 FTNONE *NTSBUILDING EPROJECT NORTH TRUE NORTH1" = 10'-0"SCALE:A108B0'2.5'5'10'20'WEST ELEVATIONBUILDING E1" = 10'-0"SCALE:A108CSOUTH ELEVATIONBUILDING E1" = 10'-0"SCALE:A108D0'2.5'5'10'20'EAST ELEVATIONBUILDING E1" = 10'-0"SCALE:A108ENORTH ELEVATIONBUILDING E3,500 SQ. FT.140'-0"25'-0"10'-0"25' X 10'STORAGEUNIT. TYP.12'-6"140'-0"STEEL ROLL UPDOOR ASSEMBLYFINISH GRADE27'-0"03.23.20MARCH 23, 2020SELF STORAGE / SHARED WORK SPACE28 ITEM 2 Dove Creek Mini Storage DEV20-0076 / Newton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 2: Land Use List for CN and CS zones DEV20-0076 Allowed Land Uses and Permit Requirements See Following 29 ITEM 2 Dove Creek Mini Storage DEV20-0076 / Newton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Nonresidential Zones A Allowed Use, Zoning Clearance Required CUP Conditional Use Permit Required AUP Administrative Use Permit Required Not Permitted Permitted Uses By Zones Special Regulation(s) CN CS Accessory Storage A4 9-6.103 Adult Day Care Facility A Adult Oriented Business A 9-16 Age Restricted Housing Agricultural Produce Stands A 9-6.117 Amusement Services A Animal Hospitals A 9-6.110 Artisan Foods and Products A ATM A A Auto Dealers (New and Used) and Supplies CUP 9-6.163 Auto Repair and Services A 9-6.168 Bar/Tavern Bed and Breakfast CUP Brewery – Production CUP Broadcast Studios A Building Materials and Hardware w/ outdoor sales or storage area 10,000 sf or greater CUP 9-6.165 30 ITEM 2 Dove Creek Mini Storage DEV20-0076 / Newton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Building Materials and Hardware w/ outdoor sales or storage area less than 10,000 sf A 9-6.165 Business Support Services A Caretaker’s Residence/ Employee Unit CUP Childcare Center A 9-6.125 Churches and Related Activities 9-6.121 Collection Stations A4 A4 9-6.130 Contract Construction Services (Indoor) A Contract Construction Services (Outdoor) CUP Data and Computer Services Center AUP Day Care Drive-Through Sales or Services CUP CUP 9-4.122 Eating and Drinking Places A A Farm Equipment and Supplies w/ outdoor storage or sales area 10,000 sf or greater CUP Farm Equipment and Supplies w/ outdoor storage or sales area less than 10,000 sf A Farmers’ Market CUP 31 ITEM 2 Dove Creek Mini Storage DEV20-0076 / Newton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Financial Services and Banks A A Fuel Dealer A4 9-6.129 General Retail A4 A4 General Retail Greater than 50,000 sf CUP CUP Government Offices and Facilities A A Health Care Services A Horticultural Specialties w/ outdoor storage or sales area 10,000 sf or greater CUP 9-6.116 Horticultural Specialties w/ outdoor sales or storage area less than 10,000 sf A 9-6.116 Hotels, Motels A Indoor Recreation Services CUP Kennels A 9-6.111 Large Family Day Care 9-6.125 Large Scale Ag Manufacturing CUP 9-6.103 Laundries and Dry Cleaning Plants A Laundromat/Coin- Operated Laundry CUP CUP Libraries, Museums A Live/Work Unit Manufacturing and Processing – High Intensity4 CUP 32 ITEM 2 Dove Creek Mini Storage DEV20-0076 / Newton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Manufacturing and Processing - Low Intensity A Medical Extended Care Services: 6 Residents or Less CUP CUP 9-6.134 Medical Extended Care Services: 7 Resident s or More 9-6.134 Medical Research A Membership Organizations A Microbrewery – Brewpub A A Mini-Storage CUP Mobile Eating and Drinking Vendors6 A A Mortuary Services A Multifamily Dwelling CUP2 CUP2 Occupancy Units Offices A A Outdoor Recreation Services CUP 9-6.123 Parking Lots AUP AUP Parks and Playgrounds Personal Service Restricted A Personal Services A A Printing and Publishing Public Assembly and Entertainment CUP RCFE – Assisted Living 9-6.135 33 ITEM 2 Dove Creek Mini Storage DEV20-0076 / Newton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero RCFE – Independent Living/Senior Apartments CUP CUP 9-6.135 RCFE – Retirement Hotel CUP CUP 9-6.135 Recreational Vehicle Parks 9-6.180 Recycling and Scrap 9-6.131 Recycling Centers 9-6.132 Research and Development A Residential Care: 6 Residents or Less 9-6.135 Retail Sales— Restricted A Sales Lots 9-6.139 Schools A 9-6.125 Schools – Business and Vocational A 9-6.125 Service Stations CUP CUP 9-6.164 Single-Family Dwelling Single-Room 9-6.184 Small Family Day Care A8 Social and Service Organizations A Sports Assembly CUP Storage, Recycling and Dismantling of Vehicles and Material CUP 9-6.131 Tasting Room A A Telecommunication Facility CUP CUP Temporary Events A/ CUP3 A/ CUP3 9-6.177 34 ITEM 2 Dove Creek Mini Storage DEV20-0076 / Newton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Notes: (These notes apply only to Table 3-2). 1 Residential uses allowed only on second and third floors. If a project is required to provide a unit in compliance with the Americans with Disabilities Act, the handicapped accessible unit may be located on a first floor. A first floor unit shall be located in a non-storefront location within a tenant space. 2 Multifamily dwellings permitted when located on the second floor or above, or within an existing residential structure of historical significance. 3 Temporary events requiring more than 3 days for onsite setup and teardown require the approval of a conditional use permit (Section 9-2.110). 4 Outdoor commercial and industrial sales and storage developments (as defined by Section 9 -9.102) of 10,000 square feet or more require the approval of a conditional use permit (Section 9-2.110), even if such a development is listed as an allowable use in a particular zoning district. 5 Handcrafted and artisan food production shall be ancillary to the retail component. 6 Mobile food vending permitted on private property with owner’s permission and City review of parking and access on - site. Mobile food trucks used as part of an event may be permitted in the right-of-way with the issuance of an Event Permit. 7 When no overnight stays of animals are included. 8 Permitted when in association with conforming and legal nonconforming residences. 9 Allowed above ground floor. Conditional use permit required on ground floor on Palma, East Mall, West Mall Entrada, Traffic Way and on El Camino Real north of Atascadero Creek as designated in Figure 3 -1, subject to all of the following findings: a. The location and setting of the existing building is not ideal for pedestrian uses such as restaurants, retail or related uses. Temporary Offices A 9-6.176 Temporary or Seasonal Sales A A 9-6.174 Transit Stations CUP Utility Facilities CUP Utility Infrastructure A A Vehicle and Equipment Storage (Indoor)4 A 9-6.183 Vehicle and Equipment Storage (Outdoor)4 CUP 4 9-6.183 Vehicle and Freight Terminals CUP Warehousing CUP Wholesaling and Distribution Center4 A4 Winery – Boutique A4 Winery – Production CUP 35 ITEM 2 Dove Creek Mini Storage DEV20-0076 / Newton Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero b. The existing building and site improvements are designed exclusively for office uses and could not accommodate other uses. c. The proposed new office use will be a significant contribution to economic development by providing new jobs, pedestrian traffic, and active uses in the downtown. d. The proposed new office will meet parking, accessibility, and property development standards and will not re sult in new parking along Atascadero Creek, East Mall or West Mall. e. The proposed new office building will provide a storefront and other architectural features that complement the pedestrian scale and retail environment desired within the downtown. 36