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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, December 2, 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 18, 2020
City of Atascadero Design Review Committee Agenda Regular Meeting
December 2, 2020 Page 2 of 2
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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 on the vacant
commercial portion of Dove Creek that includes retail, residential and lodging
uses on the approximately 5-acre vacant site within the Dove Creek
development. The conceptual project includes 80 residential units, 100 hotel
rooms and approximately 37,000 square feet of commercial uses along with
underground parking, and a large community park/common area for review and
consideration. The applicants are requesting an exception to the height
standards to allow an approximately 68-foot tall building where 35-feet is allowed
and the applicants are requesting to increase the allowed residential density to
80 additional units above the 279 that were previously allowed in 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)
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Wednesday, December 9, 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 11/18/2020
Page 1 of 4
ITEM NUMBER:
1
DATE: 12-2-20
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Wednesday, November 18, 2020 – 2:00 P.M.
City Hall, 6500 Palma Avenue, Atascadero, CA
(Meeting held by teleconference)
CALL TO ORDER – 2:00 p.m.
Acting Chairperson Dariz called the meeting to order at 2:01 p.m.
ROLL CALL
Present: Committee Member Duane Anderson
Committee Member Mark Dariz
Committee Member Emily Baranek
Committee Member Heather Newsom
Absent: Chairperson Roberta Fonzi (excused)
Staff Present: Community Development Director, Phil Dunsmore
Senior Planner, Kelly Gleason
Assistant Planner, Mariah Gasch
Others Present: Frances Romero
Loch Soderquist
Various members of the public
APPROVAL OF AGENDA
MOTION: By Committee Member Anderson and seconded
by Committee Member Newsom to approve the
Agenda.
Motion passed 4:0 by a roll call vote.
PUBLIC COMMENT
None.
Acting Chairperson Dariz closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF DRAFT MINUTES OF NOVEMBER 4, 2020
1
DRC Draft Minutes of 11/18/2020
Page 2 of 4
ITEM NUMBER:
1
DATE: 12-2-20
MOTION: By Committee Member Anderson and seconded by
Committee Member Baranek to approve the
Consent Calendar.
Motion passed 4:0 by a roll call vote.
DEVELOPMENT PROJECT REVIEW
2. DESIGN REVIEW OF A MINI-STORAGE AND CO-WORKING OFFICE USE
EVELOPMENT 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)
Director Dunsmore introduced and gave a history on the project.
EX-PARTE COMMUNICATIONS
All Committee members stated they received the same emails and letters.
Committee member Newsom spoke with the applicant and heard the project previously
at the DRC and Council.
Committee member Baranek spoke with the design team.
Committee members Anderson, Baranek and Dariz reviewed this previously at the DRC
meeting on June 24, 2020.
Director Dunsmore stated that this is a new application. Dunsmore noted that the primary
focus of the DRC is to determine if the land use compatibility findings can be made with
the improved design or whether the land use compatibility issue remains regardless of
design.
Planner Gleason presented the project.
PUBLIC COMMENT
Emails received (Exhibits A-H) were distributed to the Committee prior to the meeting.
The following members of the public spoke during public comment: Frances Romero who
made a presentation (Exhibit I), Loch Soderquist, Sharyn Malizia, Max Zappas, Ted
Lawton, Vy Pierce, and John Malizia.
Acting Chairperson Dariz closed the Public Comment period.
Staff and the applicant answered questions raised during public comment.
2
DRC Draft Minutes of 11/18/2020
Page 3 of 4
ITEM NUMBER:
1
DATE: 12-2-20
Acting Chairperson Dariz re-opened the Public Comment period.
PUBLIC COMMENT
The following members of the public spoke during public comment: Frances Romero, Max
Zappas and Vy Pierce.
Acting Chairperson Dariz closed the Public Comment period.
The applicant (Frances Romero on behalf of Scott Newton) informed Director Dunsmore
during the meeting that they would like to modify the proposed co-working space into an
assembly/community room. Director Dunsmore stated that this amendment would
remove the need for a Zoning Text Amendment
MOTION: By Committee member Anderson and
seconded by Committee member Baranek
to approve the project concept redesign to
include public assembly (community room)
and mini-storage, and that the committee is
in agreement that the design and land use is
compatible with General Plan Policy.
Motion passed 3:1 by a roll call vote.
(Newsom voted no)
Planner Gleason stated that this project will not go to City Council for final action, unless
it’s appealed. It will move on to Planning Commission for a use permit, once staff receives
a complete application.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Dunsmore stated that the next meeting is scheduled for December 2, 2020, to
hear the Dove Creek Commercial Amendment project.
ADJOURNMENT– 3:40 p.m.
The next regular meeting of the DRC is scheduled for December 2, 2020.
MINUTES PREPARED BY:
_________________________________________________
Annette Manier, Recording Secretary
Administrative Assistant
The following exhibits are available in the Community Development Department:
Exhibit A – Email from Nancy Ayres
3
DRC Draft Minutes of 11/18/2020
Page 4 of 4
ITEM NUMBER:
1
DATE: 12-2-20
Exhibit B – Email from Justin Crawford
Exhibit C – Email from Justin Crawford
Exhibit D – Email from Brianna Doran
Exhibit E – Email from Cathy LeMoine
Exhibit F – Email from Janet Murrieta
Exhibit G – Email from Susan Sparling
Exhibit H – Email from Susan Sparling
Exhibit I – Applicant’s presentation
4
ITEM NUMBER: 2
DATE: 12/2/2020
Atascadero Design Review Committee
Staff Report – Community Development Department
Dove Creek Commercial Development Concepts
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
12/2/2020
2nd
meeting
Kelly Gleason Cal Coastal LLC AMND19-
0086
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
11600/11700
El Camino
Real
Mixed-Use / Planned
Development(MU/PD)
Commercial
Retail /
Planned
Development
24 (CR/PD24)
045-331-014 Approximately
5.2 acres
RECOMMENDATION
Staff Requests the Design Review Committee:
1. Review preliminary design concepts for a mixed-use development on a vacant
commercial lot within the Dove Creek Development.
PROJECT DESCRIPTION
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. An updated design concept is provided in response to DRC and public
comment. Concepts one and two are detailed in the attached staff report from
November 4th.
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
☒ Undetermined –
Analysis required
5
ITEM NUMBER: 2
DATE: 12/2/2020
DISCUSSION:
Conceptual Design concepts for the dove creek Promenade were presented at the
November 4, 2020 Design Review Committee meeting. Based on neighborhood interest
and the complexity of the project, the proposed project is being presented a 2nd time for
review and comment. The applicant has also conducted additional public outreach and
has developed a 3rd concept plan in response to input. An overview of concept 1 and 2
is provided in the November 4th staff report (Attachment 2). Concept 3 and additional
information as requested by DRC and the public is provided below.
Design Concept Overview:
Design Concepts 1 and 2, as detailed in the attached November 4 th staff report include:
80 residential units (24 apartments and 56 air space condominiums)
100-room hotel
37,053 square-feet of commercial tenant space
392 parking spaces
Design concept 3 includes a reduced scale project with:
66 residential units (estimated)
112-room hotel (estimated)
14,880 square-feet of commercial tenant space (estimated)
300+/- parking spaces (estimated)
All concepts are designed with multiple levels that maximize the use of site topography
and include:
A semi-subterranean ground level parking area to conceal the parking lot and
preserve additional space for community use
A main level which includes the central courtyard with retail and residential uses
Upper floors that include residential and hotel uses including a usable roof deck
The design concept allows the parking count to be maximized while creating a walkable,
experience based mixed-use development that is aesthetically pleasing as viewed from
surrounding properties and the street.
Preliminary Design Concept 3:
The applicant team has held additional virtual outreach meetings with the neighborhood
and solicited feedback on the proposed design concepts . Using this feedback, the team
has developed a 3rd design concept to address some of the neighborhood and DRC
input and expand on the features desired by the community.
Concept revisions include:
Replacement of Buildings B and C with additional residential units along Cashin
and Bliss Streets. (eliminating apartments, retail, and hotel uses in these
locations)
o Additional residential buildings allows for height reductions for the E and D
buildings adjacent to Cashin and Bliss Streets.
6
ITEM NUMBER: 2
DATE: 12/2/2020
o All residential units are now for-sale condominium units.
Enlarging the central courtyard by eliminating podium level parking and shifting
the main retail and hotel building (Building A) toward El Camino Real and Santa
Barbara Rd.
o Allows for both park-like area and pool on the podium level
o Expanded footprint of building A to accommodate additional retail fronting
the central courtyard.
o Building mass shifted farther away from existing residences.
Height/Massing:
With the replacement of the apartment building (Building C) and the retail and hotel
building (Building B) with residential condominiums, the height of the buildings adjacent
to Cashin and Bliss streets are able to be reduced by eliminating the top floor from the E
and D buildings. The E buildings, located directly adjacent to the internal street
frontages have been reduced from 3 stories to 2 stories. The D buildings, located
between the E buildings and the central podium courtyard have been reduced from 4
stories to 3 stories (2 stories as measured from the podium level).
7
ITEM NUMBER: 2
DATE: 12/2/2020
Retail and Hotel Building (A):
In the 3rd design concept, Building A has been pushed closer to El Camino Real and
Santa Barbara Rd. This eliminates the podium level parking area and allows for a larger
building footprint to accommodate the relocation of retail and hotel uses farther from the
existing neighborhood. The building retains 4 main stories from the podium level with a
rooftop bar and penthouse units to reduce the mass of the top floor. As the design
scheme remains highly conceptual, detailing of the streetscape from El Camino Real
and Santa Barbara Rd have not been fully designed. Attention will need to be given to
this elevation as the main entry to retail spaces will remain from the central courtyard.
The difference between the street level and main podium level is also not known at this
time and will be further analyzed as preliminary grading plans are developed.
Height:
Per the Atascadero Municipal Code, the maximum height, as measured from average
finished grade, is currently 35-feet in the Commercial Retail zoning district. This project
is unique in that there are two finished grades, the ground level and the podium level.
The following table provides a summary of assumed building heights for the preliminary
View from Wickson Way:
Concepts 1 & 2
View from Wickson Way:
Concept 3
8
ITEM NUMBER: 2
DATE: 12/2/2020
concept 3 as measured from either the podium level, ground level, or both, a s
appropriate, based on building siting and visual impact:
Building and use Location Height from ground
level (GL) or podium
level (PL)
Average finished
grade (AFG)
Zoning
Height Limit from
Average
Finished Grade
(AFG)
A – Retail / Hotel Internal facing ECR
and Santa Barbara
68’ (PL)
77.25’ (AFG incl PL) 35’
B – Retail / Residential
Apartments
Corner of ECR and
Cashin St. -- --
C – Residential Apartments
Corner of Santa
Barbara Rd and
Bliss St.
-- --
D – Residential / Retail Internal, behind E
buildings
43.67’ (GL)
32.67’ (PL)
37.47’ to 38.74’(AFG)
35’
E – Residential condos Adjacent to Cashin
and Bliss Streets.
23.66’-28.66’ (GL)
23 to 27.3 (AFG) 35’
It is important to note that height can be a State density bonus concession. In addition,
the State required the newly adopted Housing Element to include a program to increase
the height in the multi-family and commercial zones to allow for additional housing
density.
Affordable Housing / State Density Bonus:
The project will be subject to the City’s a ffordable housing policies. Incorporation of
affordable housing will also entitle the project to a density bonus and concessions that
may include exceptions to development standards. The State of California requires that
all jurisdictions offer bonus residential units and/or development standard waivers to
projects that require a percentage of units at an affordable rate. The state requires that
the city provide waivers/concessions if a project provides:
One incentive or concession for projects that includ e at least 10 percent of the
for-sale units for persons and families of moderate income.
Two incentives or concessions for projects that include at least 20 percent of the
for-sale units for persons and families of moderate income.
Three incentives or concessions for projects that include at least 30 percent of
the for-sale units for persons and families of moderate income.
Concessions can include, but are not limited to landscape reductions, height increases,
and setback reductions. Parking reductions are also required by the State for projects
that include affordable housing units.
As the project is in the conceptual design phase, specific concession requests have not
been identified at this time nor has an affordable housing proposal been formalized.
9
ITEM NUMBER: 2
DATE: 12/2/2020
Neighborhood Character:
During the October 2019 City Council meeting and November 4, 2020 DRC meeting,
neighbors expressed concerns about scale and mass, in addition to general
compatibility with the surrounding neighborhood. One of the key findings for approval of
the Master Plan of Development amendment is consistency with the character of the
surrounding area as it relates to present and future development patterns. This project
is in the early stages of concept development and the applicant team has mad e efforts
to modify and hone the development concept to ensure that this finding can be made.
Conclusion:
As concept 3 has been developed as part of an iterative process since the November
4th DRC meeting, staff has not had an opportunity to review the pr eliminary proposal for
code compliance. This review may result in modifications to the site plan and/or design
concept. Following submittal of a refined concept plan and staff review for code
compliance, the DRC will have another opportunity to review the finalized design prior to
Planning Commission and City Council hearings.
DRC DISCUSSION ITEMS:
Three concepts have been developed for DRC and neighborhood review. The applicant
is seeking direction on which concept best fits within the Dove Creek devel opment and
provides the best commercial opportunity for the City. The DRC is asked to provide
direction on the following:
1. Building height, scale, and massing
2. Architectural theme and detailing
3. Overall site design concept
ATTACHMENTS:
1. Concept 3 preliminary concept site plan
2. Public Comment Letters received as of 11/23/2020
3. November 4, 2020 DRC staff report (with previous comment letters attached)
10
EXISTING CENTRAL PARKEXISTING CENTRAL PARK
approx. 33,000 sf
Existing Plan
39,000 Added SF
ADDED CENTRAL PARK
TOTAL 64,000 sf
11
REVISED SITE PLAN CONCEPT
EXISTING CENTRAL PARK
1.5 Acres of Open Space
Corner Buildings B&C will Change to E & D
12
EXISTING CENTRAL PARK
1.5 Acres of Open Space
REVISED SITE PLAN CONCEPT
13
BLDG. E -DESIGN REVISIONS
3 STORY DESIGN
REMOVE 3rd STORY
BLDG. E REVISIONS
vv
14
BLDG. D -DESIGN REVISIONS
4 STORY DESIGN
REMOVE 4th STORY
BDLG. D REVISIONS
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73
ITEM NUMBER: 2
DATE: 11/4/2020
Atascadero Design Review Committee
Staff Report – Community Development Department
Dove Creek Commercial Development Concepts
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
11/04/2020 Kelly Gleason Cal Coastal LLC AMND19-
0086
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
11600 El
Camino Real
Mixed-Use / Planned
Development(MU/PD)
Commercial
Retail /
Planned
Development
24 (CR/PD24)
045-331-014 Approximately
5.2 acres
RECOMMENDATION
Staff Requests the Design Review Committee:
1. Review preliminary design concepts for a mixed- use development on a vacant
commercial lot within the Dove Creek Development.
PROJECT DESCRIPTION
The applicants are proposing a mixed-use development concept that includ es 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:
Concept 1 is designed with a resort focus bringing the hotel pool down to the
plaza level with possible pool membership to residents of Dove Creek.
Concept 2 is designed with a more public plaza setting surrounded by retail and
restaurant uses with residential and a hotel use on the upper floors;
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 obtai ning
more information regarding the environmental should contact the Community Development Department.
☐ EIR / MND /
ND / Statutory
Exemption to be
circulated
☐ Prior CEQA Review:
☐ Categorical
Exemption
☒ Undetermined –
Analysis required
74
ITEM NUMBER: 2
DATE: 11/4/2020
DISCUSSION:
Project History:
The Dove Creek project was originally approved as a General Plan Amendment in 2004
as a mixed-use project and included 279 residential units and a 5-acre commercial
parcel to replace a 63-acre commercial center previously envisioned for the site. The
resulting 5-acre commercial parcel was approved to be developed with a 60,000 square
foot neighborhood commercial center and was later amended to allow for the
construction of a hardware/nursery store with an outdoor sales yard and large parking
lot (Tractor Supply). The commercial parcel has remained vacant even though the City
required that the commercial parcel develop in conjunction with the residential project .
The commercial corner site is located within the Commercial Retail zoning district and
within the PD12 overlay zone. The 5-acre parcel is all that remains of the former 63-
acre commercial area that was rezoned as part of the Dove Creek Mixed -Use project.
The Commercial retail zone allows mixed-use development with a maximum base
density of 24 units per acre, resulting in a maximum potential of 125 market rate units
on the existing vacant 5.2-acre commercial site in addition to a large variety of
commercial uses. However, the PD12 overlay zone sets a maximum residential density
of the entire Dove Creek project to 200 base density units and 79 bonus units for a total
of 279 residential units, consistent with the previous environmental analysis for the
project site. This base residential density of 279 units was also assumed within the
comprehensive environmental analysis performed for the 2002 General Plan Update
and therefore, any amendments will need to be considered through additional
environmental review to determine if the amended project proposal will create additional
environmental impacts.
The current owners of the 5-acre commercial parcel submitted a request for an
amendment to the Planned Development to increase the residential density of the Dove
Creek Project and proceed with a mixed -use development on the vacant comm ercial
site. The Council authorized the application to proceed and the applicant has refined
two design concepts for DRC review to begin their application process. Since the
applicants wish to retain the Commercial Zoning, no amendment to the General Plan
Land Use map or an amendment to the zoning map is being requested.
The concept plans propose a variety of uses to achieve economic viability and synergy
with a goal of long-term success. The current project proposals rely on experience
based land uses, which include visitor-serving uses combined with neighborhood
serving uses. Unlike traditional retail centers, this new concept is consistent with the
current trend for commercial properties and significantly helps increase neighborhood
compatibility. The mix of uses include residential, small-scale boutique retail, a boutique
hotel and restaurant spaces. Each of the concepts incorporate a large central courtyard
that accommodates outdoor spaces for the surrounding uses and a pedestrian oriented
environment that would be open to the Dove Creek neighborhood.
Both concepts include:
80 residential units (24 apartments and 56 air space condominiums)
100-room hotel
75
ITEM NUMBER: 2
DATE: 11/4/2020
37,053 square-feet of commercial tenant space divided into 23 potential
individual tenant spaces
Design Concepts:
The proposed design concept includes multiple levels that maximize the use of site
topography:
A semi subterranean ground level parking area to conceal the parking lot and
preserve additional space for community use;
A main level which includes the central courtyard with retail and residential uses,
Upper floors that include residential and hotel uses including a usable roof deck
The design concept allows the parking count to be maximized while creating a walkable,
experienced based mixed-use development that is aesthetically pleasing as viewed
from surrounding properties and the street.
The two presented design concepts share the same mix of uses and building massing.
Design A provides for a large pool within the ground floor courtyard area;
Design B provides for a park-like central courtyard with the pool on the roof deck
of the hotel.
Each of the concepts are described further below.
Ground /Subterranean Level:
The ground level plans are the same for both concepts A and B. The existing site
provides a flat graded pad that is several feet higher than the adjacent internal project
streets: Cashin St. and Bliss St. However, the rear of the pad, towards the intersection
of El Camino Real and Santa Barbara Road, is approximately 15-feet below the grade
of the streets. The current design concept includes lowering the grade of the site down
to the level of Cashin and Bliss Streets, reducing the height of the site approximately 7-
10 feet from the high point along Cashin Street and allowing for a semi-subterranean
parking area lined with residential uses facing the internal streets. This ground level
includes a retail building at the intersection of Cashin Street and El Camino Real.
Residential units would line Cashin and Bliss streets to enhance neighborhood
compatibility between existing residential and proposed commercial uses. The new
residential uses would provide a transition in use, massing, and scale from the existing
neighborhood to the larger commercial building located toward t he “rear” of the site,
closer to the Santa Barbara and El Camino Real frontages. The remaining portion of the
ground level would be underground parking (both private residential garage parking and
general use parking for the development). Designing the site with this semi-
subterranean level allows for a majority of the parking to be hidden from sight , while
also reducing the overall height of the development as viewed from the existing
neighborhood.
76
ITEM NUMBER: 2
DATE: 11/4/2020
Main (Podium) Level:
The next level is a raised “podium” that is designed as the main level for the commercial
uses and takes advantage of the approximately 21 -foot grade difference between the
internal streets and the intersection of El Camino Real and Santa Barbara Roa d. This
level is proposed with commercial storefronts surrounding an outdoor use area and
access to additional residential uses adjacent to Cashin and Bliss streets. While the
podium level is raised above the parking level, the central shared courtyard area is
proposed to have ample landscape with mature trees and greenspace throughout to
define and accentuate outdoor use areas. Additional parking is provided on this level
adjacent to Santa Barbara Rd and El Camino Real. The podium level is raised
approximately 19-feet, allowing for the level to be at grade at a portion of El Camino
Real and Santa Barbara Rd to allow for emergency vehicle access.
Elevators to the
podium level and
mechanical rooms
Ground
level retail
24-unit Apartment
building
Residential
condo
units
Garage
parking
77
ITEM NUMBER: 2
DATE: 11/4/2020
The site is enhanced by the addition of a central community area that includes
numerous commercial and neighborhood serving amenities. Two concepts are
proposed for this area, each designed with flexible use areas that can change and
respond to adjacent commercial activities as needed. The focus for both concepts is on
commercial synergy and creating an experienced based destination.
Hotel units
above ground
floor retail
Hotel Lobby
and Banquet
space Larger
commercial
tenant space
Apartments
Residential
condominiums
Boutique retail
Central Plaza
78
ITEM NUMBER: 2
DATE: 11/4/2020
Design Concept A: Resort Spaces
The first design concept offers a “resort” like appearance for the podium level. The hotel
pool is located within the central courtyard surrounded by poolsid e amenities. It is
envisioned that in this concept, the pool will also be available for access to Dove Creek
residents for a membership fee. Amenities include a covered bar and game area,
dedicated restrooms and showers, and cabanas surrounded by landscaping for privacy
from adjacent commercial uses. Outdoor spaces are also provided adjacent to
restaurant and retail uses to allow for outdoor dining opportunities. A detached covered
beer garden or similar stand-alone use is integrated into the design in addition to areas
for outdoor fire pits possibly associated with a restaurant or tasting room. Additionally,
the concept includes two small vendor spaces that could be utilized for pop-up
commercial or restaurant uses, such as those that would fit within a cla ssic airstream
type trailer.
Design Concept B: General Public Spaces
The second design concept offers an outdoor park-like setting with areas for outdoor
restaurant opportunities and community uses. A tiered turf area that can be used as a
small amphitheater venue is the main feature of the space with adjacent water features
that may include a splash pad and other family oriented features . Large paved spaces
are located adjacent to restaurant and retail spaces to allow for expansion into the
outdoor environment. Covered outdoor spaces offer opportunities for a beer garden or
similar outdoor oriented use. The concept proposal also includes space for up to seven
pop-up market stands for non-permanent vendors.
79
ITEM NUMBER: 2
DATE: 11/4/2020
Third and Fourth Floors:
The third floor is mostly occupied by residential uses and the hotel. Residential uses
lining Cashin and Bliss Streets will be a total of 3-stories. The third floor of these
buildings include a large entry deck, diminishing the mass of the third floor as a
transition from the surrounding 2-story neighborhood.
The main hotel and retail building (A), located more internal to the site, will be a total of
3 main stories with the 4th story and roof deck tiered back from the lower floors and
accompanied by an indoor/outdoor roof deck bar, as discussed below.
Roof Deck / 5th floor:
The concept for the 4th floor of the hotel building varies depending on the podium level
design. Both concepts include penthouse rooms in a design that steps the building back
to create a diminishing building mass. Under podium Concept A, a gym room and other
accessory hotel amenities would be located on this level along with the rooftop bar. With
podium Concept B, the hotel pool would occupy a portion of the roof deck in place of the
gym. Under this scenario, the pool would remain for hotel guests only. It is envisioned
that the roof deck bar would be open to the public in both scenarios.
80
ITEM NUMBER: 2
DATE: 11/4/2020
Neighborhood Character:
During the October 2019 City Council meeting, neighbors expressed concerns about
scale and mass, in addition to general compatibility with the surrounding neighborhood.
Existing residential units along both Bliss and Cashin Streets are two stories with side
and/or rear yards adjacent to the street. Within the proposed project, all ground floor
residential units are designed to take primary access from the internal vehicular alley
allowing for landscaping within the setback areas between the buildings and the existing
sidewalk. Small balconies are currently included on the second floor for visual interest.
There are two layers of residential buildings that act as a transition to the commercial
portion of the development. The “E” buildings are located adjacent to Cashin and Bliss
Streets with the “D” buildings located behind them, more internal to the site.
The “E” buildings are designed to be 3-stories with the upper unit footprint
approximately 50% of the lower floors to reduce the building mass and provide greater
compatibility with the adjacent existing residences. The “D” buildings are four stories tall
and are designed with a similar upper floor deck feature. (See Residential Component
section below for more discussion)
Boutique Hotel Concept:
The proposed hotel is designed with 100 total rooms on the upper floors of buildings A
and B. A small concierge lobby and banquet room is accessed from the podium level in
Building A. The hotel is envisioned as a self -check-in model and each room is currently
designed with a kitchenette. Current City code limits the number of hotel rooms with
kitchenettes to 10% of the total number of rooms. This is to ensure that hotel rooms do
not turn into long-term residences. The current hotel proposal includes single studio
rooms. No multi-room spaces are proposed. In Building A, access to the rooms is via an
external walkway on the 2nd floor and an internal hallway on the 3rd floor with roof deck
access on the top floor. Juliette balconies are included to provide visual interest.
Residential Component:
The concept proposal includes two different residential types: apartment units and “for-
sale” condominiums. The apartments are located in Building C, at the corner of Bliss
Street and Santa Barbara Rd. All three stories are residential with a total of 24 one-
bedroom units. All units are currently designed with an internal hallway including the
ground floor units in building C. Balconies are included on the upper floors. The stairwell
and elevator shaft are located adjacent to Bliss Street to minimize privacy issues with
existing residential townhomes.
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ITEM NUMBER: 2
DATE: 11/4/2020
The condominium units are located along Cashin and Bliss Streets. The “E” buildings
are three stories with a combination of one and two story units. The 3rd floor footprint is
approximately 50% of the levels below to allow for an enhanced deck feature that acts
as the entry to the upper units. The roofline is varied along the elevations facing Cashin
and Bliss streets to provide texture and visual interest.
The “D” buildings are designed similarly to the “E” buildings but contain an extra
residential level to accommodate retail spaces on the podium level with high ceilings.
The ground floor, 2nd and 3rd level includes one-bedroom units backed by either the
private garages accessed from the subterranean parking level or the podium level retail
spaces. The fourth floor penthouse units have 2 -bedrooms each and a large deck area
that acts as the entry to the unit.
3rd floor
deck with
trellis
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ITEM NUMBER: 2
DATE: 11/4/2020
Affordable Housing:
The project is proposing to follow the State density bonus law in compliance with the
City’s current Inclusionary Housing Policy. The State law requires that the City grant
concessions to projects providing a minimum percentage of affordable housing units. As
the design concept is further refined, these concessions will be identified and analyzed
prior to final action by the City Council. Qualifying concessions include parking
reductions, height waivers, and other property development standard deviations.
Architectural Theme:
The applicant is proposing a mission style architectural theme. Building details include
stucco exterior finish, mission tile roofing, arched recessed windows, and tower
elements. This architectural style generally allows for clean lines and rhythmic design
features that layer and allow light and shadow to provide visual interest. The theme also
has numerous design features that can be used to enhance the visual appearance of
the buildings and break up the building mass such as wrought iron accents, balconies,
trellis features, and textured tile roofs.
The applicant is proposing a consistent color scheme throughout the project to create a
sense of place and provide an authentic architectural style. The buildings are proposed
as white or off-white with dark windows and doors and red clay tile roof. Arched covered
patio areas are included on the apartment buildings and circular tower features are
included in the hotel building, consistent with the mission theme.
Parking and Access:
The project includes 392 total parking spaces, 32 of which are private residential garage
spaces accessed from the subterranean parking level. Of the remaining 360 spaces,
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ITEM NUMBER: 2
DATE: 11/4/2020
266 are hidden from view underground and 94 are behind the hotel building adjacent to
El Camino Real and Santa Barbara Rd. Based on preliminary calculations, the project is
providing more parking than is required by code.
There are two vehicular access points to the project: one from Bliss Street and one from
Cashin Street. The approved Master Plan of Development for Dove Creek permits up to
three driveways into the site. An emergency acce ss point is also proposed from Santa
Barbara Road near the intersection with El Camino Real at the point where the podium
level is at grade with the adjacent street. This will allow emergency vehicles to enter the
podium level without navigating the subterranean parking level if needed.
Main pedestrian access to the site utilizes the stairway and elevator system for the
residential units fronting Cashin and Bliss streets. The stairways and elevators are
located at the sides of each building, providing up to six (6) main pedestrian access
points to the podium level from the surrounding sidewalks on Cashin and Bliss streets.
There are also opportunities for access in buildings B and C and the central parking
elevator and stairway located in Building A. There may also be opportunities for
pedestrian access off El Camino Real and Santa Barbara Road where the podium level
is at grade with these streets, however, more analysis is needed on accessibility
compliance for connections in these locations to determine f easibility.
Setbacks:
The buidings along Cashin and Bliss streets are set back 10-feet from the back of
sidewalk. A corner of the stairwell of Building B, located at the corner of Cashin and El
Camino Real encroaches approximately 3 feet into the setbac k area. This building is
designed with the stairwell fronting Cashin Street to limit the number of hotel room
windows overlooking the street and existing residences beyond. The Building C hotel
rooms are setback approximately 20 feet from the street.
Building A, the larger retail and hotel building is designed with the podium parking
between the adjacent El Camino Real and Santa Barbara Road frontage and the
building. The hotel building setback from these streets varies between 75 - and 100-feet.
From the street level, the
hotel building will appear
as a three-story building.
The podium parking is
setback a minimum of 7-
feet at the closet points
and provides for up to
25-feet of landscaped
setback area at the
intersection of El Camino
Real and Santa Barbara
Road.
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ITEM NUMBER: 2
DATE: 11/4/2020
As the podium level utilizes the site topography, portions of the semi -subterranean level
will daylight along the El Camino Real and Santa Barbara Road frontages. True to the
mission style, white walls have been incorporated where this occurs an d landscaping
has been included in the setback areas to layer with this feature.
Height:
Per the Atascadero Municipal Code, the maximum height, as measured from average
finished grade, is 35-feet in the Commercial Retail zoning district. This project is unique
in that there are two finished grades, the ground level and the podium level. The
following table provides a summary of proposed building heights as measured from
either the podium level, ground level, or both, as appropriate, based on buildin g siting
and visual impact:
Architectural walls to
conceal semi-
subterranean parking
level
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ITEM NUMBER: 2
DATE: 11/4/2020
Building and use Location Height from ground
level (GL) or podium
level (PL)
Average finished
grade (AFG)
Zoning
Height Limit from
Average
Finished Grade
(AFG)
A – Retail / Hotel Internal facing ECR
and Santa Barbara
68’ (PL)
77.25’ (AFG incl PL) 35’
B – Retail / Residential
Apartments
Corner of ECR and
Cashin St.
56’ (GL)
46.75’ (AFG) 35’
C – Residential Apartments
Corner of Santa
Barbara Rd and
Bliss St.
51’ (GL)
47.95’ (AFG) 35’
D – Residential / Retail Internal, behind E
buildings
52.67’ (GL)
41.67’ (PL)
46.47’ to 47.74’(AFG)
35’
E – Residential condos Adjacent to Cashin
and Bliss Streets.
33’-38’ (GL)
32.27 to 36.67 (AFG) 35’
As this project includes an amendment to the PD24 overlay zone, the City Council can
approve a height exception to allow for the additional building height. Height can also be
a requested concession through the State’s Density Bonus Law. Should an exception to
the maximum height be requested under the provisions of the Municipal Code, the
following finding will need to be made:
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ITEM NUMBER: 2
DATE: 11/4/2020
The project will not result in substantial detrimental effects on the enjoyment and
use of adjoining properties and that the modified height will not exceed the
lifesaving equipment capabilities of the Fire Department
The key to making the findings for increased height is neighborhood compatibility.
Design elements have been included for the residential condominiums fronting Cashin
and Bliss streets to increase neighborhood compatibility while maintaining the viability of
the project. The condominium units are three stories in total height but have a reduced
upper floor to diminish the overall mass of the buildings. The taller more commercial
buildings are set back toward the interior of the site to increase setbacks from the
existing residential units.
Buildings B and C are designed with the most height fronting Cashin and Bliss Streets
and may impact neighborhood compatibility. Each of these buildings are located at the
intersections with the internal Dove Creek streets and the adjacent City arterials.
Building B includes retail on the ground floor and two floors of hotel units above. The
stairwell is integrated at each end of the building and abutting Cashin Street. The
building is setback 7-10-feet from the back of sidewalk. As previously mentioned, the
stairwell was intentionally located at this elevation to minimize intrusions to the privacy
of existing residential units. However, design and use of the building will result in an
approximately 3-story building adjacent to Cashin Street with a tower feature that
extends to accommodate the elevator and stairwell. Building C is similarly designed at
the corner of Bliss Street and Santa Barbara Rd.
View from Santa Barbara Rd
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ITEM NUMBER: 2
DATE: 11/4/2020
The Fire Department has reviewed the preliminary concepts and believes that current
emergency response vehicles would be able to adequately serve the site; however,
more detailed analysis will be required as the project moves forward through the review
process.
DRC DISCUSSION ITEMS:
Two concepts are presented for DRC and neighborhood review. The applicant is
seeking direction on which concept best fits within the Dove Creek development and
provides the best commercial opportunity for the City. The DRC is also asked to provide
direction on neighborhood compatibility, including building height, scale, and massing.
This also includes direction on architectural theme and overall site design concept.
ATTACHMENTS:
1. Applicant Design Concept Package
2. Public Comment Letters received as of 10/30/2020
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