HomeMy WebLinkAboutPC_2023-11-08_AgendaPacket
CITY OF ATASCADERO PLANNING COMMISSION AGENDA
HYBRID MEETING INFORMATION:
The Planning Commission meeting will be available via teleconference for those who wish to
participate remotely. The meeting will also be held in the City Council Chambers and in-person
attendance will be available at that location.
HOW TO OBSERVE THE MEETING REMOTELY:
To participate remotely, residents can livestream the meeting on Zoom. The video recording of the
meeting will be available through the City’s website and on the City’s YouTube Channel. To
participate remotely using the Zoom platform please visit: https://us02web.zoom.us/j/83250238111
(Meeting ID: 832 5023 8111).
HOW TO SUBMIT PUBLIC COMMENT:
Public comment may be provided in-person or remotely. Call (669) 900-6833 (Meeting ID: 832 5023
8111) to listen and provide public comment via phone or via the Zoom platform using the link above.
Written public comments are accepted at pc-comments@atascadero.org. Comments should
identify the Agenda Item Number in the subject line of the email. Such comments will be
forwarded to the Planning Commission and made a part of the administrative record. To ensure
distribution to the Planning Commission before consideration of an item, please submit
comments not later than 12:00 p.m. the day of the meeting. All correspondence will be distributed
to the Planning Commission, posted on the City’s website, and be made part of the official public
record of the meeting. Please note, comments will not be read into the record. Please be aware
that communications sent to the Planning Commission are public records and are subject to
disclosure pursuant to the California Public Records Act and Brown Act unless exempt from
disclosure under applicable law. Communications will not be edited for redactions and will be printed
as submitted.
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.
Planning Commission agendas and minutes may be viewed on the City's website:
www.atascadero.org/agendas.
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. Resolutions will be allocated a number once they
are approved by the Planning Commission. The Minutes of the meeting will reflect these numbers.
All documents submitted by the public during Planning Commission 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 are available for public
inspection during City Hall business hours by appointment.
WEBSITE: www.atascadero.org
http://www.facebook.com/planningatascadero
@atownplanning
Scan this QR Code
with your smartphone
to view the Planning
Commission Website.
CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
SPECIAL MEETING
Wednesday, November 8, 2023
6:00 P.M.
City Hall Council Chambers
6500 Palma Avenue, 4th Floor
Atascadero, California 93422
CALL TO ORDER
Pledge of Allegiance
ROLL CALL: Chairperson Jeff van den Eikhof
Vice Chairperson Tori Keen
Commissioner Jason Anderson
Commissioner Victoria Carranza
Commissioner Greg Heath
Commissioner Randy Hughes
Commissioner Dennis Schmidt
APPROVAL OF AGENDA
PUBLIC COMMENT (This portion of the meeting is reserved for persons wishing to
address the Commission on any matter not on this agenda and over which the
Commission has jurisdiction. Speakers are limited to three minutes. Please state your
name for the record before making your presentation . The Commission may take action
to direct the staff to place a matter of business on a future agenda.)
CONSENT CALENDAR (All items on the consent calendar are considered to be routine
and non-controversial by City staff and will be approved by one motion if no member of
the Commission or public wishes to comment or ask questions.)
1. APPROVAL OF THE DRAFT MINUTES OF OCTOBER 17, 2023
• Recommendation: Commission approve the October 17, 2023 Minutes.
City of Atascadero Planning Commission Agenda Special Meeting November 8, 2023
Page 2 of 3
WEBSITE: www.atascadero.org
http://www.facebook.com/planningatascadero
@atownplanning
Scan this QR Code
with your smartphone
to view the Planning
Commission Website.
PLANNING COMMISSION BUSINESS
COMMUNITY DEVELOPMENT STAFF REPORTS
PUBLIC HEARINGS
(For each of the following items, the public will be given an opportunity to speak. After a staff
report, the Chair will open the public hearing and invite the applicant or applicant’s
representative to make any comments. Members of the public will be invited to provide
testimony to the Commission following the applicant. Speakers should state their name for the
record and can address the Commission for three minutes. After all public comments have
been received, the public hearing will be closed, and the Commission will discuss the item and
take appropriate action(s).
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Prior to a project hearing, Planning Commission Members must disclose any communications they have had on any
quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, Variances,
Conditional Use Permits and Planned Development Permits. This does not disqualify the Planning Commission
Member from participating and voting on the matter, but gives the public and applicant an opportunity to comment on
the ex parte communication.
2. 9590 EL CAMINO REAL ARCO SIGNAGE
The project is a request for Planning Commission to review an Administrative Use
Permit for canopy signage to be installed on APN 056-071-011.
• CEQA: The project is exempt from the California Environmental Quality Act
(CEQA) under Categorical Exemption §15301; Class 1: existing facilities,
because it consists solely of a minor alteration to an existing structure.
• Recommendation: Staff’s recommendation is for the Planning Commission to
deny the Use Permit for oversized signage, based on finding(s), and take
such additional, related action that may be desirable.
COMMISSIONER COMMENTS AND REPORTS
DIRECTOR’S REPORT
3. OBJECTIVE DESIGN STANDARDS
Staff will provide an overview of Objective Design Standards (CPP21-0053)
ADJOURNMENT
The meeting scheduled for November 21, 2023 is being cancelled. The next regular
meeting will be on December 5, 2023 at City Hall, Council Chambers, 6500 Palma Ave.,
Atascadero, CA.
Please note: Should anyone challenge in court any proposed development entitlement listed on this Agenda, that person
may be limited to raising those issues addressed at the public hearing described in this notice or in written
correspondence delivered to the Planning Commission at, or prior to, this public hearing.
City of Atascadero Planning Commission Agenda Special Meeting November 8, 2023
Page 3 of 3
WEBSITE: www.atascadero.org
http://www.facebook.com/planningatascadero
@atownplanning
Scan this QR Code
with your smartphone
to view the Planning
Commission Website.
City of Atascadero
WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING
The Planning Commission meets in regular session on the first and third Tuesday of each month at 6:00 p.m. at City Hall, Council
Chambers, 6500 Palma Avenue, Atascadero. Matters are considered by the Commission in the order of the printed Agenda.
Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the office
of the Community Development Department and are available for public inspection during City Hall business hours at the Front
Counter of City Hall, 6500 Palma Avenue, Atascadero, and on our website, www.atascadero.org. All documents submitted by the
public during Commission meetings that are either read into the record or referred to in their statement will be noted in the minutes
and available for review in the Community Development Department. Commission meetings are audio recorded, and may be
reviewed by the public. Copies of meeting recordings are available for a fee. Contact the City Clerk for more information at (805)
470-3400.
TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA
Under Agenda item, “PUBLIC COMMENT”, the Chairperson will call for anyone from the audience having business with the
Commission to approach the lectern and be recognized.
1. Give your name for the record (not required).
2. State the nature of your business.
3. All comments are limited to 3 minutes.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other individual,
absent or present.
This is when items not on the Agenda may be brought to the Commission’s attention. A maximum of 30 minutes will be allowed for
Public Comment Portion (unless changed by the Commission).
TO SPEAK ON AGENDA ITEMS (from Title 2, Chapter 1 of the Atascadero Municipal Code)
Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will give their
report, and the Commission will ask questions of staff. The Chairperson will announce when the public comment period is open and
will request anyone interested to address the Commission regarding the matter being considered to step up to the lectern. If you
wish to speak for, against or comment in any way:
1. You must approach the lectern and be recognized by the Chairperson.
2. Give your name (not required).
3. Make your statement.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other individual,
absent or present.
6. All comments limited to 3 minutes.
If you wish to use a computer presentation to support your comments, you must notify the Community Development Department at
(805) 461-5035 at least 24 hours prior to the meeting. Digital presentations brought to the meeting should be on a USB drive or CD.
You are required to submit to the Recording Secretary a printed copy of your presentation for the record. Please check in wit h the
Recording Secretary before the meeting begins to announce your presence and turn in the printed copy.
The Chairperson will announce when the public comment period is closed, and thereafter, no further public comments will be heard
by the Commission.
HOW TO SUBMIT PUBLIC COMMENT:
If you wish to comment, please email public comments to:
pc-comments@atascadero.org by 12:00 pm on the day of the meeting. Such email comments must identify the Agenda Item
Number in the subject line of the email. The comments will be forwarded to the Planning Commission and made a part of the
administrative record. If a comment is received after the deadline for submission but before the close of the meeting, the comment will
still be included as a part of the administrative record of the meeting but will be forwarded to the Planning Commission the next
business day. Please note, email comments will not be read into the record.
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.
Planning Commission 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 fil e in the
Community Development Department and are available for public inspection on our website, www.atascadero.org. Contracts,
Resolutions and Ordinances will be allocated a number once they are approved by the Planning Commission. The Minutes of this
meeting will reflect these numbers. All documents submitted by the public during Planning Commission meetings that are either
read into the record or referred to in their statement will be noted in the Minutes an d available for review by contacting the
Community Development Department. All documents are available for public inspection during City Hall business hours by
appointment.
PC Draft Minutes of 10/17/2023
Page 1 of 5
ITEM NUMBER: 1
DATE: 11-8-23
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT MINUTES
Regular Meeting – Tuesday, October 17, 2023 – 6:00 P.M.
City Hall
6500 Palma Avenue, Atascadero, California
CALL TO ORDER - 6:00 p.m.
Chairperson van den Eikhof called the meeting to order at 6:06 p.m. and Commissioner
Heath led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Anderson, Heath, Schmidt, and Chairperson van
den Eikhof
Absent: Commissioner Carranza (excused absence)
Commissioner Hughes (unexcused absence)
Vice Chairperson Keen (excused absence)
Vacant: None
Others Present: Annette Manier, Recording Secretary
Ephraim (Eppi) Margolin, Deputy City Attorney
Staff Present: Community Development Director, Phil Dunsmore
Assistant Planner, Sam Mountain
Staff Absent: None
Director Dunsmore introduced Eppi Margolin, and stated that he would be attending our
future meetings virtually.
APPROVAL OF AGENDA
MOTION: By Commissioner Schmidt and seconded by
Commissioner Heath to approve the Agenda.
Motion passed 4:0 by a roll-call vote.
(Carranza, Hughes, Keen absent)
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PC Draft Minutes of 10/17/2023
Page 2 of 5
ITEM NUMBER: 1
DATE: 11-8-23
PUBLIC COMMENT
None.
Chairperson van den Eikhof closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF THE DRAFT MINUTES OF OCTOBER 3, 2023
• Recommendation: Commission approve the October 3, 2023 Minutes.
MOTION: By Commissioner Schmidt and seconded by
Commissioner Anderson to approve the
Consent Calendar.
Motion passed 4:0 by a roll-call vote.
(Carranza, Hughes, Keen absent)
PLANNING COMMISSION BUSINESS
None
COMMUNITY DEVELOPMENT STAFF REPORTS
None
PUBLIC HEARINGS
2. 1930 EL CAMINO REAL CONDITIONAL USE PERMIT
The project is a request for a Conditional Use Permit for health care services use
in the CT Zone on APN 049-133-029 and 030 for MP Annex, LLC. (USE23-0099)
• Recommendation: Staff’s recommendation is for the Planning Commission to
adopt PC Resolution, approving USE23-0099 and allowing a Health Care
Service use in the CT zone, based on findings and subject to Conditions of
Approval.
DISCLOSURE OF EX PARTE COMMUNICATIONS:
None.
Planner Mountain presented the staff report, and stated that staff is recommending
removing Condition 6 that was published in the staff report. Planner Mountain and
Director Dunsmore answered questions from the Commission.
PUBLIC COMMENT
None
Chairperson van den Eikhof closed the Public Comment period.
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PC Draft Minutes of 10/17/2023
Page 3 of 5
ITEM NUMBER: 1
DATE: 11-8-23
MOTION: By Commissioner Schmidt and seconded by
Commissioner Anderson to adopt PC
Resolution approving USE23-0099 to allow a
health care service use in the CT zone,
based on findings and subject to Conditions
of Approval, with the removal of Condition 6.
Motion passed 4:0 by a roll-call vote.
(Carranza, Hughes, Keen absent)
3. 9555 SANTA BARBARA ROAD CONDITIONAL USE PERMIT
The project is a request for a Conditional Use Permit for seasonal sales of
Christmas trees on APN 045-311-017 for Amy and Cory George (USE23-0082).
• Recommendation: Staff’s recommendation is for the Planning Commission
to adopt PC Resolution, approving USE23-0082 allowing seasonal agricultural
sales, based on findings and subject to conditions of approval.
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Commissioners stated that they received letters submitted by members of the public.
Planner Mountain presented the staff report, and stated that staff is recommending
changes to Conditions 6 through 11, after publication of the packet. Planner Mountain
and Director Dunsmore answered questions from the Commission.
PUBLIC COMMENT
The following members of the public spoke: Amy George, Lisa Stradley, and Cory
George.
Chairperson van den Eikhof closed the Public Comment period.
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PC Draft Minutes of 10/17/2023
Page 4 of 5
ITEM NUMBER: 1
DATE: 11-8-23
MOTION: By Commissioner Anderson and seconded
by Commissioner Heath to adopt PC
Resolution approving USE23-0082 to allow
seasonal agricultural sales, based on
findings and subject to Conditions of
Approval with the following changes (in
bold) as recommended by staff:
6. All activities related to this use, including, but not limited to, parking,
sales, signage, and tree growing, shall take place entirely within the
property at 9555 Santa Barbara Road, APN 045-311-017, and shall not
encroach into City or County right-of-way or any neighboring
properties without valid entitlement approval.
7. Seasonal sales shall be allowed for two 5-week periods annually.
These periods shall be used for the sale of Christmas trees and
pumpkins grown on- and off-site.
8. Daily hours for commercial activity shall be limited to 9am through
8pm during the sales periods.
9. All existing and future onsite structures associated with the seasonal
agricultural sales use shall maintain a rustic or agrarian theme
consistent with the nature of the use.
10. Prior to the start of the 2024 holiday sales period, the applicant shall
submit to the Department of Public Works, County of San Luis
Obispo, an encroachment permit application, and fees, to install
improvements within the public right-of-way in accordance with
County Public Improvement Standards for reconstructing the
existing Santa Barbara Road site access in accordance with B-1a
rural driveway standards, A-5a and A-5b sight distance standards.
11. The Community Development Department shall reserve the right to
add additional requirements related to Santa Barbara Road traffic
improvements if found to be necessary following the 2023 sales
period. These improvements shall be required to be implemented
prior to the 2024 sales period.
Motion passed 4:0 by a roll-call vote.
(Carranza, Keen, Hughes absent)
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PC Draft Minutes of 10/17/2023
Page 5 of 5
ITEM NUMBER: 1
DATE: 11-8-23
COMMISSIONER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Dunsmore stated that the meeting on November 7th has been rescheduled to
November 8th. Currently on that agenda, the Commission will hear a project for Arco
signage.
Director Dunsmore stated that Senior Planner Gleason has been promoted to Planning
Manager, and she will be attending some future hearings in place of him. Director
Dunsmore will attend meetings in which items go to Council.
Director Dunsmore gave an update on both recent appeals.
ADJOURNMENT – 7:06 p.m.
The next special meeting is scheduled for Wednesday, November 8, 2023, at City Hall,
6500 Palma Avenue,
MINUTES PREPARED BY:
____________________________
Annette Manier, Recording Secretary
Administrative Assistant
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ITEM 2
Gas Station Canopy Signage
USE23-0067 / AMB Enterprises, Inc.
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 Planning Commission
Staff Report – Community Development Department
USE23-0067
9550/9590 El Camino Real
RECOMMENDATION(S):
Planning Commission:
1. Adopt Draft PC Resolution A, denying an Administrative Use Permit (USE23-0067)
for oversized signage at 9590 El Camino Real, based on finding(s).
OR
2. Adopt Draft PC Resolution B, approving an Administrative Use Permit (USE23-
0067) to allow oversized signage at 9590 El Camino Real, based on finding(s) and
subject to conditions of approval.
DISCUSSION:
Existing Surrounding Uses / Parcel Configurations:
Existing Zoning Existing Aerial / Surrounding
6
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ITEM 2
Gas Station Canopy Signage
USE23-0067 / AMB Enterprises, Inc.
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
North: South: East: West:
CT (Commercial
Tourism), CR
(Commercial Retail)
CT (Commercial
Tourism)
CR (Commercial Retail) Highway 101,
R.O.W. (East Front
Road)
Background
The applicant, AMB Enterprises Inc., is resubmitting a request to modify to the area of
signage permitted on the recently constructed ARCO gas station pump island canopy at
9590 El Camino Real. The proposal for this signage is identical to a prior proposal
submitted for an Administrative Use Permit under file number USE22 -0063. This
Administrative Use Permit was denied and the applicant failed to appeal within the 14-
day appeal period per Atascadero Municipal Code 9-1.111. As a result, the applicant is
resubmitting the same proposal for consideration. Based on this circumstance, this
application is being forwarded directly to the Planning commission for review and action.
The ARCO Gas Station is located in the Commercial Tourist (CT) zoning district and has
a general plan designation of General Commercial (GC). The property is approximately
1.5 acres. The front of the parcel faces El Camino Real. Montecito Avenue runs adjacent
to the southern property line. New signage proposed on the canopy exceeds what has
previously been approved for the site by DRC and requires approval of an Administrative
Use Permit.
Project Description / Summary
The applicant proposes to add a total of 768 square feet of color banding on all four (4)
sides of the canopy in ARCO’s corporate blue color with an associated exposed LED
lighting strip. The applicant also proposes to add LED illumination to the previously
approved 21.18 square-foot canopy logo and the 20 square-foot canopy ARCO letter
sign.
Analysis
The Atascadero Sign Ordinance has specific limitations regarding the amount of signage
and color banding that may be displayed on gas station canopies. The sign ordinance
allows up to 20 square feet of signage, including logos and color banding, on a maximum
of two (2) sides of a canopy structure.
9-15.008 Types of signs and standards
(b)(1) Gas Station Canopies: “…a maximum of twenty (20) square feet of signs, logos
and or color banding shall be permitted on no more than two (2) sides of a pump island
canopy structure. The remainder of the pump canopy fascia shall be of an architectural
treatment consistent with site architecture.”
The existing approved pump island canopy is painted a tan color on all four sides with a
logo on the south, north and east elevations and has 51 total square feet of canopy
signage that was approved by the Design Review Committee. The total new signage
proposed, which includes the area of color banding, is 768 square feet, which would
7
7
ITEM 2
Gas Station Canopy Signage
USE23-0067 / AMB Enterprises, Inc.
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
exceed the maximum allowed by Atascadero Municipal Code and exceeds the signage
originally approved by the DRC.
The color banding is proposed on all four sides of the existing canopy. The banding is a
vinyl decal element that is adhered to the existing canopy fascia. An LED lighting strip is
proposed in the center of the color banding and will be enclosed in a clear plastic
protruding housing. This light strip does not meet the Atascadero Municipal Code Exterior
Lighting guidelines (AMC 9-4.137). These guidelines require that any exterior lighting be
fully shielded and directed in such a way that no glare occurs to n eighboring properties.
While the light strip is narrow and does not have a wide lens, the proposed LED lighting
would be unshielded and would thus cause glare visible from other properties.
9-4.137 Exterior lighting
(b) Nondecorative Exterior Lighting Shielded: “All nondecorative exterior lighting shall
be shielded to direct light toward buildings or the ground. Light sources shall be
designed and adjusted to direct light away from any road or street and away from any
property or buildings outside the ownership of the applicant.”
(d) Decorative Exterior Lighting Shielded: “Where lights are used for the purpose of
illuminating or accenting building walls, signs, flags, architectural features, or
landscaping, the light source is to be shielded so as not to be directly visible from of f-
site.”
If the Planning Commission approves the proposed lighting strip, staff recommends
including a condition that the LED strip be shielded in a way which directs the illumination
downward.
Exceptions to the Sign Standards
AMC Section 9-15.011 allows the sign area or other limitations of the Sign Ordinance to
be modified through approval of an Administrative Use Permit, subject to findings and
appearance review. The gas station canopy coverage area is 4,388 square-feet and
accommodates 8 pump islands, making it one of the larger canopies in the City. All recent
permits issued for gas stations and canopy amendments have adhered to the allowed
maximum signage requirements set forth in the Municipal Cod e and no exceptions have
been granted in recent years. The ARCO station is directly adjacent to El Camino Real
and Montecito Ave., making it very visible from the adjacent roadways and, thus, extra
signage is not needed for visibility or identification. The site is approved to have one
monument sign and building signage over each tenant space in addition to the approved
canopy logos and “ARCO” signs.
Modification of the sign standards must be consistent with the purposes of the Sign
Ordinance, which include protecting the economy and aesthetics of the community,
implementing quality sign design standards, and minimizing possible adverse impacts of
signs on other properties.
8
8
ITEM 2
Gas Station Canopy Signage
USE23-0067 / AMB Enterprises, Inc.
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
At the previous AUP hearing, the Planning Director found that the proposed signage
increase was inconsistent with the required findings. Staff’s findings for denial are
repeated in the draft denial resolution listed under Attachment 1. If the Planning
Commission denies the application, only one finding needs to be identified.
FINDINGS:
In order the approve this request for additional signage, the Planning Commission must
make all of the following findings, including specific findings for signage exceptions:
Administrative Use Permit (AMC Section 9-1.112(d))
1. Modification of the applicable standard will not result in a project that is inconsistent
with the General Plan;
2. Modification of the applicable standard will not result in a project that is inconsistent
with the character of the immediate neighborhood or contrary to its orderly
development;
3. Modification of the applicable standard will not result in a project that is not in
compliance with any pertinent City policy or criteria adopted by Ordinance or
Resolution of the City Council;
4. Modification of the applicable standard will not result in the authorization of a use
not otherwise allowed.
Signage Design Exception Findings:
1. The signs are consistent with the purposes set forth in Section 9-15.002; and
2. The opportunity to combine signs for more than one (1) use on a single sign
structure has been considered.
If the Planning Commission cannot make any one of the findings listed above, the project
must be denied. If a finding cannot be made, the Planning Commission must clearly state
the finding that cannot be made and provide facts to support that conclusion fo r the
record.
CONCLUSION:
The City has not approved an increase in canopy color banding in recent history.
Approving increased signage here would set a precedent for future gas stations and
tenants. If the operator of this station changes and additional color banding and lighting
is approved, any future tenant or brand will be able to replace ARCO’s colors with their
own corporate colors without additional review or approval. The previous application was
reviewed and denied by the Administrative Hearing Officer. If the Planning Comm ission
can make the required findings for approval, a resolution and proposed conditions are
9
9
ITEM 2
Gas Station Canopy Signage
USE23-0067 / AMB Enterprises, Inc.
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
included as Attachment 2.
ENVIRONMENTAL DETERMINATION:
The proposed project is Categorically Exempt (Class 1) from the provisions of the
California Environmental Quality Act (California Public Resources Code §§ 21000, et
seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000,
et seq.) CEQA pursuant to CEQA Guidelines Section 15301, because its scope is limited
to on-premise signs and electrical conveyances which do not expand or alter the existing
use.
ALTERNATIVES:
1. The Planning Commission may include modifications to the project and/or
conditions of approval for the project. Any proposed modifications, including
conditions of approval, should be clearly re-stated in any vote on any of the
attached resolutions.
2. The Planning Commission may determine that more information is needed on
some aspect of the project and may refer the item back to the applicant and staff
to develop the additional information. The Commission should clearly state the
type of information that is required. A motion, and approval of that motion, is
required to continue the item to a future date.
3. The Planning Commission may approve the project. The Commission must make
all of the findings in the affirmative, based on the Staff Report, oral testimony, site
visit, correspondence, or any other rationale introduced and deliberated by the
Planning Commission.
ATTACHMENTS:
1. Draft PC Resolution A – Denial
2. Draft PC Resolution B - Approval
3. Elevations
4. Site Plan
5. Site Photos
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ITEM 2
Gas Station Canopy Signage
USE23-0067 / AMB Enterprises, Inc.
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
ATTACHMENT 1: Draft Denial Resolution A
USE23-0067
DRAFT PC RESOLUTION A
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, DENYING AN
ADMINISTRATIVE USE PERMIT (USE23-0067) FOR INCREASED
SIGNAGE AT 9590 EL CAMINO REAL
APN 056-071-011
(AMB Enterprises, Inc.)
WHEREAS, an application has been received from an Applicant, AMB Enterprises, Inc.,
(6708 Foothill Blvd., Tujunga, CA 91042), and owner Dinesh Sharda, Pardin Enterprises Inc.,
(9590 El Camino Real Atascadero, CA 93422) to consider an Administrative Use Permit (USE
23-0067) to allow oversized signage at the ARCO service station at 9590 El Camino Real; and
WHEREAS, the site’s General Plan Designation is General Commercial (GC); and
WHEREAS, the site’s Zoning is Commercial Tourism (CT); and
WHEREAS, a previous application for the proposed signage was heard by the
Administrative Hearing Officer in a public hearing held on September 7, 2022; and
WHEREAS, The Administrative Officer found the proposed increased signage area to be
inconsistent with Atascadero Municipal Code 9-1.112(d)(1)(d)(3) and denied the project based on
those findings; and
WHEREAS, the applicant failed to appeal the Administrative Hearing Officer’s decision
within the established appeal period; and
WHEREAS, the applicant submitted the same application for new consideration on June
29, 2023; and
WHEREAS, due to the previous denial by the Administrative Hearing Officer, this
application has been elevated to the Planning Commission by the Community Development
Director; and
WHEREAS, the proposed project qualifies for a Categorical Exemption consistent with
CEQA section 15301: existing facilities; and
11
11
ITEM 2
Gas Station Canopy Signage
USE23-0067 / AMB Enterprises, Inc.
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and
WHEREAS, a timely and properly noticed Public Hearing upon the subject
Administrative Use Permit application was held by the Planning Commission of the City of
Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said
Administrative Use Permit; and
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public
Hearing held on November 8, 2023, studied and considered the Administrative Use Permit USE23-
0067.
NOW THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of
Atascadero, California, makes the following findings, determinations, and recommendations with
respect to the proposed Administrative Use Permit:
SECTION 1. Recitals: The above recitals are true and correct.
SECTION 2. Public Hearing. The Planning Commission of the City of Atascadero, at a duly
noticed public hearing assembled on November 8, 2023, studied and considered the Administrative
Use Permit USE23-0067.
SECTION 3. Findings. The Planning Commission finds as follows:
Administrative Use Permit:
1. Modification of the applicable standard will not result in a project that is inconsistent
with the General Plan;
Fact: One of the General Plan Framework Principles is to improve the appearance of
the community, including the quality and visual impact of signs. The proposed signage
does not support this principle as the color banding on the canopy has too large an
impact on its immediate neighborhood. The proposed amount of signage is not an
appropriate expression of the desired appearance for the gateways of Atascadero.
2. Modification of the applicable standard will not result in a project that is inconsistent
with the character of the immediate neighborhood or contrary to its orderly
development;
Fact: The immediate neighborhood on El Camino Real is generally commercial
businesses catering to tourists to the City. High chroma colors are typically not used in
building architecture and the canopy was previously approved by the DRC to remain
consistent with the building architecture and surrounding existing development.
12
12
ITEM 2
Gas Station Canopy Signage
USE23-0067 / AMB Enterprises, Inc.
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
3. Modification of the applicable standard will not result in a project that is not in
compliance with any pertinent City policy or criteria adopted by ordinance or resolution
of the City Council; and
Fact: The proposed sign is inconsistent with the Design Review Manual which
recommends signs that use restrained colors and are proportional in size to the
associated building.
SECTION 4. CEQA. The proposed project is Categorically Exempt (Class 1) from the provisions
of the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq.,
“CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000, et seq.)
CEQA pursuant to CEQA Guidelines Section 15301, because it is limited to the application of a
vinyl decal and LED light strip to an existing structure.
SECTION 5. Denial. The Planning Commission of the City of Atascadero, in a regular session
assembled on November 8, 2023, resolved to deny Administrative Use Permit USE23-0067.
On motion by Commissioner ____________________, and seconded by Commissioner
_________________________, the foregoing resolution is hereby adopted in its entirety by the
following roll call vote:
AYES: ( )
NOES: ( )
ABSENT: ( )
ABSTAINED: ( )
ADOPTED:
CITY OF ATASCADERO, CA
_________________________________________
Jeff van den Eikhof
Planning Commission Chairperson
ATTEST:
___________________________________
Phil Dunsmore
Planning Commission Secretary
13
13
ITEM 2
Gas Station Canopy Signage
USE23-0067 / AMB Enterprises, Inc.
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: Draft Approval Resolution
USE 23-0067
DRAFT PC RESOLUTION B
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING AN
ADMINISTRATIVE USE PERMIT (USE23-0067) TO ALLOW
INCREASED SIGNAGE AT 9590 EL CAMINO REAL
APN 056-071-011
(AMB Enterprises, Inc.)
WHEREAS, an application has been received from the Applicant, AMB Enterprises, Inc.,
(6708 Foothill Blvd., Tujunga, CA 91042), and owner Dinesh Sharda, Pardin Enterprises Inc.,
(9590 El Camino Real Atascadero, CA 93422) to consider an Administrative Use Permit (USE23-
0067) to allow increased signage at the ARCO service station at 9590 El Camino Real; and
WHEREAS, the site’s General Plan Designation is General Commercial (GC); and
WHEREAS, the site’s Zoning is Commercial Tourism (CT); and
WHEREAS, a previous application for the proposed signage was heard by the
Administrative Hearing Officer in a public hearing held on September 7, 2022; and
WHEREAS, The Administrative Officer found the proposed increased signage area to be
inconsistent with Atascadero Municipal Code 9-1.112(d)(1)-(d)(3) and denied the project based
on those findings; and
WHEREAS, the applicant failed to appeal the Administrative Hearing Officer’s decision
within the established appeal period; and
WHEREAS, the applicant submitted the same application for new consideration on June
29, 2023; and
WHEREAS, due to the previous denial by the Administrative Hearing Officer, this
application has been elevated to the Planning Commission by the Community Development
Director; and
WHEREAS, the proposed project qualifies for a Categorical Exemption consistent with
CEQA section 15301: existing facilities; and
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and
14
14
ITEM 2
Gas Station Canopy Signage
USE23-0067 / AMB Enterprises, Inc.
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
WHEREAS, a timely and properly noticed Public Hearing upon the subject
Administrative Use Permit application was held by the Planning Commission of the City of
Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said
Administrative Use Permit; and
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public
Hearing held on November 8, 2023, studied and considered the Administrative Use Permit USE
23-0067.
NOW THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of
Atascadero, California, makes the following findings, determinations and recommendations with
respect to the proposed Administrative Use Permit:
SECTION 1. Recitals: The above recitals are true and correct.
SECTION 2. Public Hearing. The Planning Commission of the City of Atascadero, at a duly
noticed public hearing assembled on November 8, 2023, studied and considered the Administrative
Use Permit USE23-0067.
SECTION 3. Findings. The Planning Commission finds as follows:
Administrative Use Permit:
1. Modification of the applicable standard will not result in a project that is inconsistent
with the General Plan;
Fact: A significant portion of policies within the General Plan are dedicated to
attracting and supporting commercial businesses, especially along major vehicular
corridors. The General Plan also aims to expand tourist commercial nodes near freeway
interchanges through Policy 13.3. Allowing ARCO to expand their signage to meet
corporate standards will provide enhanced wayfinding for those traveling along El
Camino Real and potentially expand the customer base for a tourist-serving use.
2. Modification of the applicable standard will not result in a project that is inconsistent
with the character of the immediate neighborhood or contrary to its orderly
development;
Fact: The project will not be inconsistent with the character of the neighborhood or
contrary to its orderly development. The immediate neighborhood of the project is
commercial and tourist-serving in nature and contains a significant number of artificial
light sources already, such as the streetlights on the intersection of Santa Rosa Road
and El Camino Real. The majority of the signage area in the project is color banding
without text and should not cause significant visual impact.
15
15
ITEM 2
Gas Station Canopy Signage
USE23-0067 / AMB Enterprises, Inc.
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
3. Modification of the applicable standard will not result in a project that is not in
compliance with any pertinent City policy or criteria adopted by ordinance or resolution
of the City Council; and
Fact: The proposed oversized signage can be permitted through the Administrative Use
Permit process as identified in the Municipal Code. The proposed project is consistent
with all applicable provisions with approval of an Administrative Use Permit.
4. Modification of the applicable standard will not result in the authorization of a use not
otherwise allowed.
Fact: This project does not involve a change of use nor a significant expansion of an
existing use. Gas stations are an allowed use in the Commercial Tourist zone.
Signage Design Exception:
3. The signs are consistent with the purposes set forth in Section 9-15.002; and
Fact: The signage, as proposed, meets the purposes set forth in Section 9 -15.002. It
does not impede or distract travelers or create visual clutter with excessive text or
animation. Additionally, the signage enhances brand communication and improves
wayfinding by meeting the corporate standards that consumers have come to associate
with ARCO gas stations.
4. The opportunity to combine signs for more than one (1) use on a single sign structure
has been considered; and
Fact: All signage associated with this project is on a single structure.
SECTION 4. CEQA. The proposed project is Categorically Exempt (Class 1) from the
provisions of the California Environmental Quality Act (California Public Resources Code §§
21000, et seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§
15000, et seq.) CEQA pursuant to CEQA Guidelines Section 15301, because it is limited to the
application of a vinyl decal and LED light strip to an existing structure.
SECTION 5. Approval. The Planning Commission of the City of Atascadero, in a regular session
assembled on November 8, 2023, resolved to approve Administrative Use Permit USE23-0067
subject to the following:
EXHIBIT A: Conditions of Approval
EXHIBIT B: Site Plan
EXHIBIT C: Proposed Color Banding
EXHIBIT D: Elevations
16
16
ITEM 2
Gas Station Canopy Signage
USE23-0067 / AMB Enterprises, Inc.
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
On motion by Commissioner ____________________, and seconded by Commissioner
_________________________, the foregoing resolution is hereby adopted in its entirety by the
following roll call vote:
AYES: ( )
NOES: ( )
ABSENT: ( )
ABSTAINED: ( )
ADOPTED:
CITY OF ATASCADERO, CA
_________________________________________
Jeff van den Eikhof
Planning Commission Chairperson
ATTEST:
___________________________________
Phil Dunsmore
Planning Commission Secretary
17
17
ITEM 2
Gas Station Canopy Signage
USE23-0067 / AMB Enterprises, Inc.
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Exhibit A: Conditions of Approval
USE23-0067
Conditions of Approval / Mitigation Monitoring Program
9590 El Camino Real
USE23-0067
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Planning Services Conditions
1. This Conditional Use Permit shall allow for increased signage on a
gas station canopy consisting of color banding and an LED lighting
strip around the perimeter of the gas station canopy at 9590 El
Camino Real (APN 056-071-011), as described in attached Exhibits,
regardless of owner.
Ongoing PS
2. The approval of this use permit shall become final and effective for
the purposes of issuing building permits fourteen (14) days following
the Planning Commission approval, unless an appeal to the decision
is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance.
Ongoing PS
3. The Community Development Department shall have the authority to
approve the following minor changes to the project that (1) modify the
site plan project by less than 10%, and/or (2) result in a superior site
design or appearance.
BP PS, BS, CE
4. Approval of this Administrative Use Permit shall be valid for twenty-
four (24) months after its effective date. At the end of the period, the
approval shall expire and become null and void unless the project
has received a building permit. If the signage is removed for a period
of greater than 6 months, any new signage shall be done in
accordance with the City’s non-conforming use code.
BP/Ongoing PS
5. The applicant shall defend, indemnify, and hold harmless the City of
Atascadero or its agents, officers, and employees against any claim
or action brought to challenge an approval by the City, or any of its
entities, concerning this conditional use permit.
Ongoing CA
6. Color banding and lighting shall be consistent with what is shown in
Exhibit C, with the following modifications:
- LED lighting strip shall be shielded in a way which directs the
light downward as opposed to being located within a protruding
housing.
BP PS
18
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ITEM 2
Gas Station Canopy Signage
USE23-0067 / AMB Enterprises, Inc.
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
Exhibit B: Site Plan
USE23-0067
19
19
ITEM 2
Gas Station Canopy Signage
USE23-0067 / AMB Enterprises, Inc.
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
Exhibit C: Proposed Color Banding
USE23-0067
20
20
ITEM 2
Gas Station Canopy Signage
USE23-0067 / AMB Enterprises, Inc.
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Exhibit D: Elevations
USE 23-0067
21
21
ITEM 2
Gas Station Canopy Signage
USE23-0067 / AMB Enterprises, Inc.
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
ATTACHMENT 5: Site Photos
USE 23-0067
22
22
ITEM 2
Gas Station Canopy Signage
USE23-0067 / AMB Enterprises, Inc.
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
ATTACHMENT 6: Examples of proposed lighting and color banding
USE 23-0067
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23
ITEM NUMBER: 3
DATE: 11/08/23
Atascadero Planning Commission
Staff Report – Community Development Department
Objective Design Standards
CPP21-0053
Citywide
RECOMMENDATION(S):
Introduce the Objective Design Standards project to the Planning Commission for
review and comment.
DISCUSSION:
Background
The Objective Design Standards (ODS) project establishes a set of quantifiable design
criteria for multi-family residential projects, including mixed-use developments within
commercial districts. Objective design and development standards are intended to
make the requirements that apply to certain eligible residential projects predictable and
clearly defined to streamline the process for decisionmakers, City staff, applicants, and
members of the public. Projects that are able to follow the standards can be processed
with a construction permit without discretionary review, such as a use permit. Projects
that are not able to or choose not to follow the design standards would be subject to a
conditional use permit instead of the streamlined review offered by these standards.
Any development project with 2 or more residential units would be subject to these
standards.
There have been a number of State laws adopted in recent years that require
streamlined review for certain qualifying housing developments that restrict cities from
applying discretionary standards to most multi-family residential projects. Most notable
are the Housing Accountability Act and SB35. The adoption of standards aims to
respond to State law by making changes to the Zoning Ordinance (Title 9) to:
▪ Develop objective standards: Transform subjective context-based design
criteria into objective design standards to help create clearer expectations for
both developers and City decisionmakers.
▪ Streamline review processes: Eliminating the discretionary process for
qualifying projects.
▪ Impress local influence: Allow Atascadero to create tailored standards to
ensure quality projects that reflect our community.
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ITEM NUMBER: 3
DATE: 11/08/23
On July 12, 2022, Council received an overview of the Objective Design Standards
project and provided direction to staff and the project consultant, MIG. On September
27, 2022, staff returned to Council for a review of preliminary objective design criteria.
On August 8, 2023, preliminary draft standards were reviewed by the DRC and
comments were incorporated into the proposed draft standards.
Objective building design standards are proposed to be a separate section of the
Zoning Ordinance, however other amendments will need to be made to existing code
sections where site design standards already exist. Based on the scope of these
changes, this item is being presented for review over 2 hearings with the hearing for
recommendation to City Council tentatively scheduled for December 5 th.
ANALYSIS:
Objective standards are designed to provide a ministerial (construction permit only) path
forward for housing projects. Under current code, only residential projects with less than
12 units qualify as a ministerial project, allowing them to proceed without a use permit.
All mixed-use developments outside of Downtown, regardless of size, require
conditional use permit approval. Recently adopted state laws are designed to streamline
the approval of housing developments and generally limit a city’s ability to deny projects
or reduce project density if they comply with adopted standards. With the adoption of
objective design standards consistent with this State direction, code amendments are
proposed to change the discretionary trigger from 12 units to 40-units. This would allow
a majority of projects in Atascadero a ministerial path but would maintain use permit
review of larger projects or for projects that cannot meet objective standards. It is
important to note that, while the City can require a discretionary process for housing
projects, the City may not deny or reduce density on these developments. The use
permit review would be limited to ensuring implementation of objective design standards
and addressing potential environmental and neighborhood impacts.
Objective Standards
Objective design standards provide building form, massing, and material standards in
addition to site design and landscaping . The proposed standards provide a menu of
options with a goal of allowing flexibility while maintaining quality design. Elements and
topic areas of focus were selected based on City Council direction at their September
27, 2022 meeting. At that meeting, the following key elements of design were identified:
▪ Transitions (between different land uses such as high-density and low
density)
▪ Tradition
▪ Outdoor gathering spaces
▪ Pedestrian vitality in downtown
▪ Eclectic design
▪ Streamlined review
Based on this direction, MIG and staff identified design criteria that is reflected in the
following design standards:
1. Multi-Family and Mixed-Use Building Design Standards
2. Cottage Cluster Standards
3. Unit size/fractional density
4. Property Development Standards
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ITEM NUMBER: 3
DATE: 11/08/23
These new standards would be applied to all multifamily residential projects, whether
those projects are within a residential zone or within a commercial zone as a mixed-use
development. If a development plan cannot meet the objective standards or an
applicant wants to propose an alternative design, they can do so through a use permit
process.
1. Multi-Family and Mixed-Use Building Design Standards
The objective standards recognize that larger scale buildings require a greater level of
articulation and detail to achieve a pedestrian scale. The standards propose a menu of
design options with a greater number of options required for larger scale buildings . The
menu of options is broken into 4 tiers:
1. Required Components;
2. Wall Plane Variation;
3. Fenestration and Materials, and;
4. Roofs. Each tier contains a number of design elements that applicants can
choose from to create unique and quality building designs.
Building Type Minimum Number of Required Design Strategies
Incorporated
Tier 1 Tier 2 Tier 3 Tier 4
Mixed-use:
Buildings 25 ft or less in length All 0 3 1
Buildings between 25 ft - 50 ft in
length
All 1 3 2
Buildings more than 50 ft in length All 2 3 2
Multiplex (5+ units):
Buildings 50 ft or less in length All 1 3 2
Buildings more than 50 ft in length All 2 3 2
Duplex, Triplex, Fourplex, or Cottage
Cluster
All 0 2 1
The minimum number of required design strategies is based on building type (m ixed-
use, multi-plex or smaller multi-family structure) coupled with building length to ensure
that larger buildings incorporate a greater number of variations across the elongated
wall plane.
Tier 1 - Required Components:
All multi-family and mixed-use buildings that contain two or more units are required to
incorporate basic design elements to support quality design. This tier includes a focus
on ground floor height in mixed-use buildings to maintain viable commercial spaces,
minimum transparency (windows and doors) for buildings, and limitations on blank
walls.
Tier 2 - Wall Plane Variation:
The wall plane variation section is designed to ensure that buildings provide variety
along each façade to create visual interest and break up larger masses. A greater
number of design components is required for longer buildings, as listed in the chart
above, recognizing that longer buildings have a greater visual impa ct and more design
26
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ITEM NUMBER: 3
DATE: 11/08/23
features are needed to break up the larger mass. Items in this section include building
stepbacks, the addition of balconies, massing breaks, use of material to break up
massing, and incorporation of plazas.
Tier 3 - Fenestration and Materials:
This section includes additive features to the wall plane to provide visual interest and to
create greater areas of shade and shadow across the facade. Awnings, enhanced
window material and window trim detailing, and secondary cladding options.
Tier 4 - Roofs:
This tier focuses on roof forms and variation. This section recognizes differing roof
styles to provide flexibility of design style. The feature menu includes options for flat and
sloped roofs and focuses on variation of roof heights and profiles, overhangs and
projections, and cornice treatments.
Additional Definitions and Standards
The objective standards also include definitions and refinements related to certain
design features. These include standards for awnings, balconies, roofs, mechanical
equipment, and detached accessory structures in addition to appropriate entry features
based on building typology and color and material standards. Within this section is a list
of allowed and prohibited materials aimed at ensuring quality and lasting exterior
building treatments.
Height
Current code sets a maximum building height which can disincentivize good roof
design. The proposed objective design standards provide options for architectural
features that may rise above the maximum height to allow for varied roof forms and
items such as towers. Included in this code update is also an increase to the maximum
building height allowed in the Downtown Commercial zoning district to allow for up to 4
stories in this zone.
Transitions to Single-family zones
A key factor in the implementation of objective design standards is the treatment of
transitions between higher intensity land uses and single -family residential properties.
Design standards have been incorporated into the code language to address
adjacencies to single-family properties aimed at minimizing visual impacts to the extent
feasible while retaining viable development opportunities. Standards include a requir ed
building stepback* for portions of any building greater than 25 -feet, limitations on
balcony orientation to minimize overlook, and landscape buffering.
2. Cottage Cluster Standards
A new “cottage cluster” development type is introduced with the proposed ODS which
allows for detached cottages or duplexes oriented around shared outdoor amenity
space. Using these standards, the pedestrian and community spaces would be
emphasized and the space devoted to vehicular access and private yards would be
minimized. The proposed code would not only set design standards for cottage cluster
developments but would also modify Title 11: Subdivisions, to allow subdivision of these
projects outside of the Planned Development Overlay Process, supporting future small
lot subdivisions and increasing homeownership opportunities.
*Note: a stepback is different than a setback in that it need not be on the ground but can simply be an upper portion of the
building.
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ITEM NUMBER: 3
DATE: 11/08/23
3. Fractional Density and Building Size Limits:
Fractional Density is a method of utilizing unit size or bedroom count (assumed relation
to unit size) to determine allowed number of units (density) on a property. In theory, it
allows for a greater number of units if the units are smaller, therefore incentivizing
affordability by design. Current zoning does not use bedrooms nor unit size to
determine density, therefore a 450 square foot studio apartment is treated as the same
density as a four-bedroom 2,800 square foot residence.
In the multifamily zones, there are two levels of allowed density:
• RMF-10 (Medium Density) allows for a density of up to 10 units per acre;
• RMF-24 (High Density) allows for up to 24 units per acre and requires a minimum
density of 20 units per acre
Under current code, the practical buildable area of a site is constrained by parking, open
space, and lot coverage standards. As unit density does not consider unit size,
developers will often construct larger units on each site in order maximize return on the
investment per structure. In a fractional density scenario, multiple units may be built
before reaching a single unit of density. This type of zoning or objective standard can be
designed to incentivize smaller units (with attention to ensuring that larger units are not
incentivized), thus encouraging greater density and, in some cases, helping to promote
affordability (by design) within the multifamily districts and/or within commercial districts
that allow for mixed-use. Fractional density may also encourage the redevelopment or
infill of older multifamily sites by allowing additional smaller units to offset demolition or
remodel costs. Council direction was to consider ways to incentivize affordability by
design, such as fractional units.
The objective design standards code amendments including amendments to the
existing zoning regulations to incorporate fractional density. Under the current proposed
amendments, fractional density would be applied as follows:
• Units up to 600 square feet = 0.50 units
• Units of 601 square feet up to 1,000 square feet = 0.66 units
• Units over 1,000 square feet = 1 unit
Any combination of dwelling types and numbers may be developed, so long as their
combined density unit values do not exceed the maximum potential. This standard
incentivizes smaller units while providing additional opportunities for density and, thus,
creating greater financial feasibility for development.
As currently proposed, fractional density would be applied to the high -density multi-
family zoning designation and all mixed-use projects. Staff is seeking a
recommendation from the Planning Commission on whether it may also be
appropriate to apply fractional density to the medium density residential zoning
designation. This zoning district currently acts as a lower-density transition zone
between many single-family properties and the multi-family zone, so additional units,
even at a smaller size may or may not be appropriate.
Maximum Average Unit Size
The aggregated maximum average size of all dwelling units within a new mixed-use
project in the Downtown districts (DO or DC) is proposed to be 1,200 square feet. This
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ITEM NUMBER: 3
DATE: 11/08/23
will encourage affordable-by-design units and higher densities with smaller units while
still allowing for some larger units to be constructed.
4. Property Development Standards:
There are a number of property development standards that go hand -in-hand with
objective design standards. These include standards for the use and enjoyment of a
property as well as technical aspects such as parking allocations and building setbacks.
The sections that had the most substantial proposed changes are open space and
setbacks. These standards facilitate outdoor spaces that have a direct effect on
property enjoyment and buffering to surrounding streets and properties.
Open Space
Current code requires that open space be provided at a ratio of 300 square-feet per
unit. Smaller projects can use private open space areas to meet this standard while
larger projects must provide communal open spaces. Current code does not include
specific standards for the design or the provision of amenities.
Providing recreational or private outdoor spaces in a project can work in opposition to
maximizing density on a particular site. In order to continue to meet State housing goals
and reduce barriers to achieving housing density, Council provided direction t o reduce
the ratio of open space required per unit while incorporating standards to ensure that
the resulting spaces provided quality and usable amenities.
Proposed standards for open space are organized into a tiered menu option similar to
the objective building design standards. This allows for spaces tailored to a specific site
or project design while ensuring that basic amenities and features are provided.
Consistent with Objective design standards, larger projects are required to provide more
open space features.
Table 9-3.262-1: Minimum Number of Required Common Open Space Amenities by Project Size
Project Size Tier 1 Tier 2 Tier 3
2-3 units 1 1 1
4-9 units 1 2 1
10+ units 1 2 2
Tier 1
Tier 1 amenity options include the below listed options. All projects must incorporate a
minimum of 1 tier 1 option.
a. Shared courtyard
b. Shaded patio or amenity space
c. Provision of public art
d. Preservation of mature trees on-site
Tier 2
Smaller project must incorporate a minim of 1 tier 2 option while larger project must
incorporate at least 2. Options include:
a. Outdoor seating
b. Dog run area with appropriate provisions for dog waste and dog washing
c. Children’s play area
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ITEM NUMBER: 3
DATE: 11/08/23
d. Sports court
e. Pool or spa
f. Outdoor kitchen
g. Fire pit area
h. Paved patio space
i. Preservation of existing native trees
j. Parking court for smaller projects
Tier 3
Tier 3 includes options focused on landscaping and greenery. Projects with less tan 10
units must incorporate at least 1 option while larger projects must incorporate at least 2
options. Options include:
a. Incorporation of vertical landscaping, such as a green wall
b. Community garden with gardening amenities
c. Incorporation of flowering or edible plants
d. 100% drought tolerant landscaping (exceptions made for incorporation of some
edible plants)
e. Incorporation of interpretative or educational information
f. Provision of a nature trail (minimum 1/4 mile)
The modified standards also allow for the use of indoor recreation space for projects of
50 units or more. Indoor recreation amenity space can count for up to 25% of the total
open space requirement.
Setbacks
Setbacks around the perimeter of the site determine the developable area of a property.
Setbacks can also be used to create a more unified streetscape and provide areas for
street tree plantings and play a key role in buffering between adjacent uses.
In general, commercial properties tend to have lesser setbacks than residential
developments. Commercial areas that are pedestrian oriented also tend to encourage
or require that buildings be constructed directly at the back of the sidewalk with no
setback. Changes to setback standards are proposed as follows:
Use/Zoning Existing
Front
Proposed
Front
Existing
Side
Proposed
Side
Existing
Rear
Proposed
Rear
Commercial -
Downtown
0-feet allowed
except for
patio spaces
No change 0-feet No change 0-feet No change
Commercial -
Other
0-feet 15-feet on
El Camino
Real, 12
feet for all
other
0-feet No change
except for
transition
to SFR
0-feet No change
except for
transition
to SFR
Multi-Family 15-feet 15-feet on
El Camino
Real, 12
feet for all
other
5-feet No change
except for
transition
to SFR
10-feet No change
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ITEM NUMBER: 3
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Modified front setbacks are intended to allow for street tree plantings to provide
consistency along the street corridors and an additional layer of shade and shadow.
Developments adjacent to single-family districts will be required to implement additional
setback and design standards as previously discussed.
Additional Modifications
In addition to the more substantial modifications listed above, modifications were made
to the following sections:
a. Storage: Increasing storage requirements from 100 cubic feet to 130 cubic
feet and clarifying that storage must be accessible from the outside to allow
for bike and play equipment storage. If community bike storage is provided,
this requirement can be reduced or eliminated.
b. Lot Coverage: Lot coverage standards have been eliminated in favor of
quality focused requirements that have been incorporated in the open space
and landscape requirements. This allows for maximum use of a property with
maximum flexibility while retaining high quality design features on site.
c. Fencing and Screening: Additional clarity has been added to the fencing and
screening section related to screening of mechanical equipment. In addition,
additional standards have been incorporated to ensure high quality design
and materials of walls and fences within the multi -family and mixed-use
zoning districts.
d. Trash Enclosures: Standards have been added to require trash enclosures to
be designed consistent with the primary building architecture and include a
roof or cover.
e. Lighting: The lighting standards have been updated to require full shielding of
all parking lot lights and an exception has been incorporated to allow for
decorative low-level lighting within outdoor use areas.
Conclusion:
Implementation of Objective Design Standards and associated modifications to property
development provides measurable site and building design elements that communicate
clear and consistent requirements to property owners and developers while ensuring
that quality design features are incorporated in multi-family and mixed-use
development. The proposed building design standards are organized into a menu-style
list, where projects are required to select a certain number of objective features based
on the size, scale, or zoning of the project. The menu style list of design standards
allows for flexibility while allowing for design standards that are scaled to the project
scope. Standards have been reviewed by a local architect and past projects have been
compared against the objective standards to ensure feasibility.
Next Steps:
Adoption of objective design standards requires creation of a new code section (Multi -
Family and Mixed-Use Building Standards) as well as multiple amendments to existing
code section related to site design. This report is intended to introduce the spirit and
basis of the ODS standards. Staff will return with the recommended code amendments
on December 5th. Planning Commission’s action on December 5th will be a
recommendation to the City Council. It is anticipated that these standards will be
reviewed by City Council in January and take effect in early 2024.
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ITEM NUMBER: 3
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ATTACHMENTS:
As extensive amendments are proposed to the existing Title 9: Zoning, significant
excerpts have been provided as attachments. Full redlined amendments will be brought
forward at the subsequent Planning Commission meeting on December 5th.
1. Multi-Family and Mixed-Use Building Standards
2. Open Space Standards
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ATASCADERO OBJECTIVE DESIGN STANDARDS
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Attachment 1: Draft Multi-Family and Mixed-Use Design Standards
Section 9-4.130 Multifamily and Mixed-use Building Design Standards
(a) Purpose. This Section establishes objective design standards (ODS) intended to facilitate high-quality site
planning and building design and to accelerate housing production through the clear communication of
design objectives and efficient permitting process for qualifying residential and mixed -use development
projects.
(b) Applicability. This Section applies to:
(1) New multifamily residential development consisting of two or more units and mixed-use
development pursuant to any provision of state law which references objective design standards,
including but not limited to Government Code Section 65589.5 (Housing Accountability Act) and
Section 65913.4, as may be amended from time to time; and
(2) The following remodels and additions to multifamily residential or mixed-use development:
(i) Any upper story addition;
(ii) An addition of more than forty percent (40%) of the existing floor area or greater than
five thousand (5,000) square-feet, whichever is less;
(iii) Remodels where alterations remove more than fifty percent (50%) of the exterior
walls or remove more than fifty percent (50%) of the roof framing; and
(iv) Conversion of existing nonresidential space to a residential use.
(c) Alternative Review Process. Projects that elect to deviate from the objective design standards in this
Section shall be subject to the approval of a Conditional Use Permit .
(d) Relationship to Other Standards and Requirements. Development projects subject to this Section shall
also comply with all other applicable standards and requirements of Title 9 (Planning and Zoning) for the
zoning district in which a proposed project is located. Where a conflict exists between the objective
design standards set forth in this Section and other Title 9 requirements, these provisions shall apply.
(e) Building Types. The objective design standards establish regulations for the following general building
types within a multi-family or mixed-use development: Mixed-use, Duplex, Triplex, Fourplex, Multiplex (5+
units), and Cottage Cluster. Where these regulations do not state which standards apply to a particular
building type, the standards shall apply to all building types.
Table 9.4.130-1: Allowable Building Type by Zoning District
Zoning Districts that Allow Multifamily Residential Allowable Building Types
Downtown Commercial (DC)
Mixed-use
Downtown Office (DO)
Commercial Neighborhood (CN)
Commercial Professional (CP)
Commercial Retail (CR)
Commercial Service (CS)
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ATASCADERO OBJECTIVE DESIGN STANDARDS
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Table 9.4.130-1: Allowable Building Type by Zoning District
Zoning Districts that Allow Multifamily Residential Allowable Building Types
RMF-24 – High-Density Residential Multifamily Duplex / Triplex / Fourplex
Multiplex (5+ units)
RMF-10 – Medium Density Residential Multifamily Duplex / Triplex / Fourplex
Cottage Cluster
(f) Building Design and Articulation.
(1) Number of Strategies Required by Building Type. All buildings shall incorporate the number of
design strategies indicated in Table 9-4.130-2. Where “all” is indicated, all design strategies in
that Subsection must be incorporated. Where a number is indicated, projects must include that
number of design strategies, choosing from the design strategy options listed in respective
Subsections (3), (4), and (5) below.
Table 9-4.120-2: Minimum Required Number of Design Strategies by Building Type
Building Type Minimum Number of Required Design Strategies Incorporated
Tier 1 Tier 2 Tier 3 Tier 4
Mixed-use:
Buildings 25 ft or less in length All 0 3 1
Buildings between 25 ft - 50 ft in length All 1 3 2
Buildings more than 50 ft in length All 2 3 2
Multiplex (5+ units):
Buildings 50 ft or less in length All 1 3 2
Buildings more than 50 ft in length All 2 3 2
Duplex, Triplex, Fourplex, or Cottage Cluster All 0 2 1
(2) Tier 1 Design Strategies: Required Components. Projects shall comply with all standards listed in
this Subsection, as required by Table 9.4.130-2.
(i) Minimum Ground Floor Height in Nonresidential Zoning Districts.
a. Ground Floor Height. The minimum floor-to-unfinished ceiling height of ground floor
spaces shall be twelve (12) feet.
b. Measured. Floor-to-ceiling height shall be measured from the top of the finished floor to
the bottom of the ceiling joists.
(ii) Transparencies. All façades that face streets or pedestrian plazas shall incorporate windows
and openings providing light to adjacent spaces, rooms, and uses as follows:
a. Nonresidential Ground-Floor Uses.
1. Windows and openings of nonresidential uses on the ground floor facing
primary streets shall constitute a minimum of thirty percent (30%) of the
ground floor street-facing building façade.
2. Windows and openings of nonresidential uses on the ground floor facing a
street other than a primary street shall constitute a minimum of twenty
percent (20%) of the ground floor street-facing building façade.
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ATASCADERO OBJECTIVE DESIGN STANDARDS
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3. Windows shall provide a clear and transparent view into ground-floor
nonresidential uses or shall display merchandise to reinforce a pedestrian
scale.
4. The ground floor street-facing building façades shall be measured from the
ground floor of the first story to the finished floor of the second story.
b. Nonresidential Upper-Floor Uses. Windows and openings of nonresidential uses on
upper floors that face streets shall constitute a minimum of fifteen percent (15%) of
upper floor street-facing building façades. Upper-floor street-facing building façades
shall be measured from the finished floor of the second story to the finished ceiling of
the uppermost story.
c. Residential Uses. Windows and openings of residential uses shall constitute a minimum
of fifteen percent (15%) of all street-facing and common area facing building façades.
(iii) Windows. All windows shall be inset by at least two (2) inches from face of glass to face of
trim (or to face of exterior wall if there is no trim).
(iv) Blank Walls. The maximum length of any blank wall facing a public right-of-way, meaning
without a window, opening, or other massing break , shall be limited to twenty (20) feet in
length.
(v) Corner Treatments. For mixed-use projects, the corner(s) of a building located at the
intersection of two streets (or a street and a public plaza) shall incorporate at least two (2) of
the features listed below within twenty-five (25) feet of the corner of the building:
a. An entry to ground floor retail or primary building entrance.
b. Change in material from the rest of the façade, applied to a minimum of eighty (80)
percent of the building height. See Section 9-4.130(i)(1).
c. Change in color from the rest of the façade, applied to a minimum of eight (80) percent
of the building height. Colors shall be returned at least four (4) feet from exterior
corners or dead end into a projecting or recessed massing break on the perpendicular
wall, whichever is less. (This option may not be chosen as one of the two required
features if a change in material is chosen as the other required feature.)
d. Change in fenestration pattern from the rest of the façade, applied to a minimum of
eight (80) percent of the building height.
e. A three-dimensional tower element, which extends between three (3) and six (6) feet in
height above the top of the adjacent building façades or a change in height of at least
four (4) feet greater or less than the height of the abutting adjacent façade ; and/or
f. A different roof style from the roof style associated with the abutting adjacent façade.
(3) Tier 2 Articulation/Design Strategies: Wall Plane Variation. All façades facing the public right-of-way
shall include variation that cumulatively equals at least twenty-five percent (25%) of the total façade
plane area that faces the public right-of-way. To achieve the twenty-five percent (25%) wall plane
variation, projects shall incorporate, at a minimum, the number of design strategies identified in
Table 9.4.130-2 for Tier 2, choosing from the list of design strategies in Subsection (f)(3)(i).
(i) Menu of Wall Plane Variation Design Strategy Options.
a. Plaza or forecourt. Provide a plaza or forecourt framing the entrance. The minimum
dimensions of a plaza or forecourt shall be a minimum of twelve (12) feet in depth by
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ATASCADERO OBJECTIVE DESIGN STANDARDS
DRAFT - NOVEMBER 2023 4
twenty percent (20%) in length, measured as a percentage of the building façade's
length.
b. Upper story stepback. Provide an upper story (top-most) front stepback, a minimum of
eight (8) feet in depth by at least fifteen percent (15%) in length of the primary street-
facing building façade.
c. Balconies. Provide balconies in compliance with Section 9-4.130[g][2]), which may be
recessed or projected.
d. General Massing Break. Provide a general massing break, which may extend the height
of a building’s façade; extend the height of a building’s upper stories; and/or may be
recessed or projected with minimum dimensions of one (1) foot in depth by three (3)
feet in length by eight (8) feet in height.
e. Full Brick Façade. Brick or brick veneer shall cover at least ninety percent (90%) of the
total nontransparent façade, allowing ten percent (10%) for trim and accents. For
building facades less than fifty (50) feet in length, if all façades fronting the public right-
of-way are finished with brick or brick veneer, the project is exempt from the twenty-
five percent (25%) wall plane variation requirement indicated in Subsection 9-
4.130(f)(3). See also Subsection 9-4.130(i)(1)(ii) regarding returning materials at corners.
(ii) Vertical Elements on Horizontal Buildings. Where Tier 2 strategies are required, b uildings longer
than fifty (50) feet shall include at least one (1) design strategy that adds a vertical element to
offset the horizontal length of the building. The vertical element shall be taller than it is wide.
(iii) Wall Plane Variation Projections into Front Setbacks. Up to fifty percent (50%) of the wall plane
variation requirement shall be allowed to encroach into a required front setback by a maximum
of two (2) feet, if an equivalent area is set back two (2) feet or more beyond the required front
setback. However, in no case shall a building encroach into the public right-of-way.
(iv) Measurement. Massing breaks shall be measured from the building’s ground-floor footprint,
regardless of the setback.
(4) Tier 3 Articulation/Design Strategies: Fenestration and Materials. Projects shall incorporate, at a
minimum, the number of design strategies identified in Table 9.4.130-2 for Tier 3, choosing from the
following list of design strategies:
(i) For nonresidential uses, provide awnings with a minimum three-foot (3) depth, covering at
least seventy-five percent (75%) of windows and doors on the ground floor (see Section 9-
4.130[g][1]).
(ii) Exceed all applicable minimum transparency requirements (per Section 9-4.130[f][2][ii]) by
an additional five (5) percentage points.
(iii) Window trim, with a minimum width of three and a half (3½) inches and depth of three-
quarters (3/4) of an inch, applied to one hundred percent (100%) of all windows on street-
facing façades.
(iv) Non-vinyl window frame material for all windows.
(v) Lintels applied over at least fifty percent (50%) of all window and door openings.
(vi) Windowsills projecting a minimum of two (2) inches beyond the building façade, applied to
at least fifty percent (50%) of all window openings.
(vii) Decorative trim materials applied to define a façade plane change between stories (not at
the roof level) such as molding, cornice, corbeled end beams, and/or rafter tails, projecting a
minimum of 18 inches beyond the building façade and running the length of the façade
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ATASCADERO OBJECTIVE DESIGN STANDARDS
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plane change, which shall be applied to no less than 50 percent of the street-facing façade
length.
(viii) Use of a secondary cladding material that is different from the primary cladding material as
follows (see Section 9-4.130[i][1] for materials requirements):
a. Duplex, Triplex, Fourplex, or Cottage Cluster. Secondary cladding material applied for a
minimum of ten percent (10%) of any street-facing façade area, or four (4) feet of
cladding along the base for the full length of the street -facing façade.
b. Multiplex and Mixed Use. Secondary cladding material applied for a minimum of
twenty-five percent (25%) of any street-facing façade area, or the first story of the
street-facing façade (measured from the finished floor of the first story to the finished
floor of the second story).
(5) Tier 4 Articulation/Design Strategies: Roofs. Development projects subject to this Section shall
implement the number of components listed in Table 9.4.130-2 (Minimum Required Number of
Articulation/Design Strategies by Building Type) for Tier 4 (Roofs), choosing from the following list of
strategies:
i. Eaves and rakes, with an eighteen-inch (18) minimum projection, on all roof sections.
ii. Corbeled end beams or rafter tails at eaves, projecting a minimum of sixteen (16) inches
beyond the building façade and placed at a distance of between two (2) and three (3) feet
between each corbeled end beam/rafter tail, for the length of each roof eave.
iii. A cornice projecting a minimum of four (4) inches and a maximum of eight (8) inches,
extending the length of the building.
iv. Variation in the roof profile, by either:
1. Varying the height of the same roof type by at least eighteen (18) inches in height for
one (1) to three (3) unit exposed on that elevation;
2. Varying the pitch of the same roof type by twenty-five percent (25%);
3. Adding gables, equal to at least forty percent (40%) of the façade length.
v. Combining more than one roof type; the secondary roof type shall represent at least twenty-
five percent (25%) of the total roof line. See Section 9.4-130[g][3] for roof standards.
Implementation of this option may also be used to comply with Section 9 -4.130(f)(2)(v)(f) if
applied at a corner.
vi. Dormers applied to at least fifty percent (50%) of the windows of a street -facing upper floor,
but no less than two (2) windows.
(g) Requirements for All Awnings, Balconies, Roofs , Mechanical Equipment, and Detached Accessory
Structures. The following standards shall apply to all awnings, balconies , roofs, mechanical equipment,
and detached accessory structures:
(1) Awnings.
(i) Awnings shall be a minimum of five percent (5%) larger than the width of the opening to
emphasize building proportions.
(ii) Awnings shall be aligned with awnings on adjacent buildings within plus or minus one (1)
foot in height unless the ground-floor elevation is more than plus or minus one (1) foot from
other buildings due to topography changes .
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ATASCADERO OBJECTIVE DESIGN STANDARDS
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(iii) Awnings shall be constructed of canvas, wood, or metal.
(iv) Awnings or canopies may encroach into the public right-of-way over the sidewalk, extending
to a distance within two (2) feet from the face of a curb. Any awnings that encroaches into
the public right-of-way shall maintain a minimum vertical clearance above the sidewalk of
eight (8) feet as measured from grade, subject to the approval of the City Engineer.
(2) Balconies.
(i) When private balconies project from a building façade, the maximum depth shall be ten (10)
feet, measured from the building’s ground-floor footprint.
(ii) To count toward required open space, balconies shall be a minimum of six (6) feet in width
and four (4) feet in depth.
(iii) When balconies project into the public right-of-way, such balconies shall maintain a
minimum vertical clearance above the sidewalk of sixteen (16) feet. Any such encroachment
shall be subject to the approval of the City Engineer.
(3) Roofs.
(i) Allowed Roof Types. Roofs shall be one of the following types:
a. Gable;
b. Flat;
c. Shed; or
d. Hipped.
(ii) Regulations for Flat Roofs. Flat roofs, applied as either a primary or secondary roof type, are
allowed provided they incorporate at least one of the following:
a. A cornice, projecting a minimum of four (4) inches and a maximum of eight (8) inches,
extending the length of the flat roof.
b. Eaves with an eighteen (18) inch minimum projection, extending the length of the flat
roof.
(iii) Regulations for Gable Roofs. Where the nonvertical side of a gable roof faces the street or a
common area, additional gables equal to at least twenty-five percent (25%) of the façade length
are required along the street-facing or common area facing side. If no additional gables are
provided, the vertical side of a gable shall be oriented toward the street.
(iv) Regulations for Shed Roofs. Shed roof types, applied as either a primary or secondary roof type,
shall be subject to the following standards:
a. A pitch of at least two (2) in twelve (12); and
b. Eaves with a two (2) foot minimum projection, extending the length of the shed
roof.
(v) Prohibited Roof Types. Mansard roof types are prohibited.
(4) Mechanical Equipment. Mechanical equipment shall be screened pursuant to Section 9-4.128
(Fencing and screening).
(5) Detached Accessory Structures. Detached accessory structures shall be designed to be consistent
with the architecture of the main building, using the same materials and colors.
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(h) Entryway Standards.
(1) Allowable Entryway Types by Building Type.
(i) All building designs shall incorporate at least one (1) of the entryway types allowed for that
building type, as identified in Table 9.4.130-3 and described in Subsections (2) and (3) below.
Table 9.4.130-3: Allowed Entryway Types by Building Type
Building Type Entryway Type
Shopfront Arcade Stoop/Porch
Mixed-use Allowed Allowed --
Multiplex (5+ units) -- Allowed Allowed
Duplex, Triplex, Fourplex, or Cottage Cluster -- -- Allowed
(2) Requirements for All Entryway Types.
(i) Entries associated with individual ground-floor dwelling units or a lobby entrance serving
several units shall be oriented toward a street or internal pathway/courtyard.
(ii) Within vertical mixed-use buildings, pedestrian access to the residential uses shall be
separate from access points to commercial uses, such as via a lobby.
(3) Standards for Individual Entryway Types.
(i) Shopfront Entryway Requirements.
Table 9.4.130-4: Shopfront Entryway Elements
Shopfront Element Minimum
A Width of storefront bay(s) 10 feet
B1 Height to top of storefront/transom 10 feet
B2 Height to bottom of awning/canopy (clear) 8 feet
C Height of bulkhead 2 feet
D Width of storefront on secondary frontage 20 feet
a. A shopfront entry may be recessed or in line with building footprint.
b. Storefront glass shall be clear without reflective coating or dark tinting. Lightly tinted
glazing that is less than fifteen percent (15%) and low emissivity is acceptable.
c. Glass in transom and clerestory windows may be clear, stained glass, or frosted glass.
d. Doors shall use the same materials and design as display windows and framing.
e. Bulkheads, where used, may include any of the following materials: ceramic tile, wood
panels, polished stone, or glass tile.
f. Awnings shall comply with Section 9-4.130(g)(1).
(ii) Arcade Entryway Requirements.
Table 9.4.130-5: Arcade Entryway Elements
Arcade Element Minimum
A Depth - façade to interior column face 8 feet
B Length along frontage - percent of building
façade width
75%
C Height - sidewalk to ceiling 12 feet
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ATASCADERO OBJECTIVE DESIGN STANDARDS
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a. Along primary frontages, arcade column spacing shall correspond to building entries.
b. Column height shall be between four (4) to six (6) times the column width. Column
spacing and colonnade detailing, including lighting, shall be consistent with the style of
the building to which it is attached.
c. If applied to a stand-alone residential building, an arcade’s elevated walkway shall not
count as a design strategy to meet the wall plane variation requirements of Section 9 -
4.130(f)(3).
(iii) Porch Entryway Requirements.
Table 9.4.130-6: Porch Frontage Elements
Cottage Cluster,
Duplex/Triplex/Fourplex
Multiplex
Frontage Element Minimum Maximum Minimum Maximum
A Depth (not including stairs) 4 feet -- 7 feet --
B Width 6 feet -- 12 feet --
C Floor Height (measured from
adjacent finished grade)
-- 3 feet -- 3 feet
D Height (measured from porch
floor to ceiling)
8 feet 12 feet 9 feet 12 feet
a. Porches shall correspond directly with the building entry(s) to which the porch provides
access. Porches may include a gabled entry, distinct change in roof line or columns, or
have some other significant architectural distinction to define the entryway.
b. Exterior stairs leading to the porch may be perpendicular or parallel to the adjacent
sidewalk.
c. Landscaping shall be planted to the sides of the landing, either at grade or in raised
planters. For porches greater than six (6) feet in width, landscaping may be provided
next to the porch or on the porch landing, either at grade or in raised planters.
(i) Building Materials and Colors.
(1) Exterior Wall Building Materials.
(i) Allowed and Prohibited Exterior Wall Materials. Table 9-4.130-7 identifies allowed and
prohibited exterior building wall materials.
Table 9-4.130-7: Exterior Wall Building Materials
Wall Materials Standard Additional Regulations
Brick (including brick veneer) P
Stone (unpainted) P Veneer (not panels)
Stucco P Fine sand or hand troweled only
Finished wood, wood veneer,
engineered wood, wood siding
P
Fiber cement siding and panels P
Plaster (rated for outdoor use) P
Metal (standing seam, corten, or
corrugated)
P If colored, must be factory powder
coated and not applied after market.
Exterior Insulation Finishing System
(EIFS)
P
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Table 9-4.130-7: Exterior Wall Building Materials
Wall Materials Standard Additional Regulations
Concrete (poured in place or
precast)
S
Ceramic tile A For bulkheads below display windows
and decorative accents only
Glass (transparent spandrel) A
Glass (block) A
Vinyl N
Plastic N
Gloss tiles N
T-111 Plywood N
Rough stucco N
P: Primary or secondary material
S: Secondary or accent material only
A: Accent material only
N: Not allowed/prohibited
(ii) Veneers and Secondary Cladding Materials. Veneers and secondary cladding materials shall
be returned at least four (4) feet from exterior corners or dead end into a projecting or
recessed massing break on the perpendicular wall, whichever is less.
(iii) Application Requirement. Detailed drawings shall indicate how sheet or panelized materials
will be joined, and how lines formed by control joints related to other architectural details
shall be provided.
(2) Windows and Doors.
(i) Mirrored glass is prohibited.
(ii) Simulated divided lites are prohibited.
(3) Cornices. Exterior decorative molding and cornices constructed with polyurethane foam are
prohibited.
(4) Color Variety.
(i) The number of colors appearing on the entire building wall exterior shall be at least two (2)
and not more than four (4) (or four (4) tones of the same color), including trim and accent
colors. A different color roof shall not count as a different color for the purposes of this
subsection.
(ii) Certain materials (such as brick or stone) have distinct coloring in their natural state and
shall count as an element of color, to be incorporated into the overall design.
(j) Transition to Abutting Rural and Single Family Uses. Where the side or rear property line abuts a
property in the RR, RS, RSF, or LSF zoning districts, the following standards shall apply.
(1) Minimum Setback. Multiplex (5+ units) and Mixed-Use with five units or more shall be setback at
least ten (10) feet from the abutting RR, RS, RSF, or LSF zoning district property line.
(2) Upper Story Stepback/Building Setback. Multiplex (5+ units) and Mixed-Use with five units or more
shall comply with one of the following:
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a. Upper Story Stepback. For buildings within fifteen (15) feet of an abutting RR, RS, RSF, or LSF
zoning district, a minimum six-foot (6) stepback shall be provided on any of the portions of
the building above 25 feet, applied to the façade of the building that faces the abutting RR,
RS, RSF, or LSF zoning district; or
b. Building Setback. Alternatively, the entire building may be set back at least fifteen (15) feet
from the abutting RR, RS, RSF, or LSF zoning district property line.
(3) Balcony Orientation. Balconies on buildings visible from the adjacent RR, RS, RSF, or LSF zoning
district shall not be oriented toward the adjacent RR, RS, RSF, or LSF zoning district property line.
(4) Landscape Buffer. A minimum five-foot-wide (5) landscape buffer (clear of any wall footings) shall be
provided adjacent to a RR, RS, RSF, or LSF zoning district. Evergreen screening trees shall be:
(i) Planted at a minimum interval of fifteen feet (15) along interior property lines abutting an
RS, RSF, or LSF zoning district;
(ii) Consist of species that attain a twenty-foot (20) minimum height at maturity; and
(iii) Minimum fifteen-gallon (15) size at time of planting.
(k) Additional Standards for Mixed Use
(1) Ground Floor Space. Ground floor residential-serving spaces shall be limited to areas necessary to
serve residents including lobbies, mail areas, access to units, bicycle storage, and mechanical
equipment, and shall not include gyms or other common interior gathering or recreation areas.
(2) Mailboxes. In mixed-use developments, separate mailboxes and package delivery/pick-up areas shall
be provided for the residential and commercial components of a project.
(l) Additional Standards for Cottage Clusters
(1) Applicability. All detached dwelling units constructed in multifamily zoning districts shall comply with
this Section.
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(2) Site Planning.
(i) A single cottage cluster shall contain a minimum of three (3) and a maximum of twelve (12)
cottages. A cottage cluster project may include more than one (1) cluster with more than
one (1) associated common courtyard. There is no limit to how many cottage clusters are
permitted on a single lot.
(ii) All cottages within a single cottage cluster, with five (5) or more units, shall share a common
courtyard. Four (4) or fewer cottages within a cottage cluster shall not be required to
provide a common courtyard.
(iii) Garages and carports (whether shared or individual) shall not abut more than twenty-five
percent (25%) of a common courtyard’s perimeter.
(iv) Allowed building types include single units and duplexes.
(3) Setbacks.
(i) The setbacks from adjacent property lines along the perimeter of the cottage cluster
development shall be the same as required by the underlying zoning district.
(ii) Cottage structures (comprised of either individual units or duplexes) shall be separated by a
minimum distance of six (6) feet between walls.
(4) Maximum Footprint. The footprint of each cottage shall not exceed eight hundred (800) square feet
for a single detached unit and one thousand (1,000) square feet for a duplex. A communal garage or
parking structure is permitted and is not subject to the maximum footprint requirements for
cottages. The building footprint shall be measured by calculating the total square foot area of a
building, when viewed directly from above, that covers a portion of a lot, except that the following
structures or parts of structures shall themselves not be included in calculating building footprint:
(i) Any part of a structure without a roof.
(ii) Roof eaves.
(iii) Carports, porches, and balconies that are open at least 50 percent of their respective sides.
(iv) Detached garages or accessory buildings.
(5) Open Space. All cottage cluster developments shall comply with Section 9-3.262(c) requirements for
outdoor recreation or gathering areas , except cottage cluster developments with five (5) or more
units shall have a common open space area (courtyard) to be shared by residents, subject to the
following standards:
(i) The common courtyard shall be at least fifteen (15) feet wide at its narrowest point and no
less than four hundred (400) square feet.
(ii) Each cottage within a cluster must either:
a. Abut the common courtyard;
b. Have a main entrance facing the common courtyard; or
c. Be within ten (10) feet from a pedestrian path connecting to the common courtyard,
measured from the façade of the cottage, to the nearest edge of the pedestrian path. A
pedestrian path may include a common driveway crossing with alternative paving.
(iii) The common courtyard shall be developed with a mix of landscaping, passive recreation
area, pedestrian paths, and/or paved courtyard area, and may also include recreational
amenities. Impervious elements of the common courtyard shall not exceed seventy-five
percent (75%) of the total common courtyard area.
(iv) Construction and installation of common area amenities shall be completed prior to
approval of the final building permit for any unit abutting the courtyard.
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(6) Fences.
(i) Exterior Fences Delineating the Original Project Boundary. Fences located along the original
project boundary’s front, side, and rear property lines shall comply with Section 9 -
4.128(c)(1)(ii).
(ii) Interior Fences Delineating Private Yards and Common Open Spaces.
a. Fencing located within the interior of the original project site perimeter used to
delineate private yards and common open space areas:
i. Shall not exceed forty-two (42) inches in height;
ii. Shall be at least fifty percent (50%) transparent; and
iii. Shall not consist of solid (e.g., board, cinder block), chicken wire, or white vinyl
fencing (examples of allowed fencing material include split rail, framed welded
wire, and similar types of fencing.
b. Exception: Fencing used to delineate private yards within 10 feet of the original project
boundary’s side and rear property lines may choose to instead comply with Section 9 -
4.128(c)(1)(ii).
(7) Pedestrian Access.
(i) A pedestrian path shall be provided that connects the main entrance of each cottage to the
following:
a. The common courtyard (for clusters of five or more units)
b. Shared parking areas;
c. Sidewalks; and
d. Public rights-of-way abutting the site.
(ii) The pedestrian path must be hard-surfaced (concrete, asphalt, or pavers) and a minimum of
three (3) feet wide.
(8) Existing Structures. An existing single-family dwelling and accessory uses and buildings on a lot to be
used for a cottage cluster project may remain within the cottage cluster project area provided the
structures comply with the standards in Subsections i – iii below.
(i) The existing dwelling may remain and be nonconforming with respect to the requirements
of Section 9-4.130(l) (Additional Standards for Cottage Clusters).
(ii) The existing dwelling may be altered or expanded up to the allowed maximum height and
maximum building footprint per Section 9-4.130(l)(4) (Maximum Footprint). Existing
dwellings that exceed the maximum height and/or footprint standards may not be
expanded.
(iii) The existing dwelling shall be excluded from the calculation of maximum average dwelling
size of a cottage cluster, per Section 9-3.331(g).
(9) Alternative Compliance. For projects that meet the definition of a “small home lot development”
pursuant to Government Code Section 66499.40, where a conflict exists between this Section and
Government Code Section 66499.40, Government Code Section 66499.40 shall prevail.
(m) Definitions
1. Abut. Contiguous to having district boundaries or lot lines in common (i.e., not separated by an alley,
public or private right-of-way, or street).
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2. Arcade. An Entryway Type where the facade is a colonnade on the ground floor that overlaps a
walkway parallel to the front elevation of a building.
3. Articulation. The breaking up of a flat and uniform building façade by using recessed wall areas,
indents, projections, changes in building materials, and detailed projecting features such as stoops,
bay windows, awnings, canopies, and/or balconies.
4. Bay Window. A window or series of windows projecting from the outer wall of a building and forming
a recess within.
5. Building Footprint. The area of the ground surface occupied by an existing or proposed structure,
measured from exterior wall to exterior wall at the base of the structure.
6. Cornice. A molded and projecting horizontal feature that crowns a façade.
7. Cottage Cluster. A grouping of no fewer than three detached dwellings.
8. Duplex. A residential building with two units.
9. Dormer. A vertical window that projects from a sloping roof, which may be gabled or hipped.
10. Façade. Any exterior face or wall of a building.
11. Flat Roof. A roof without any sloped sides, with a pitch of ten (10) degrees or less.
12. Forecourt. Open area in front of a building’s entrance surrounded by walls on at least three sides.
13. Fourplex. A residential building with four units.
14. Gable Roof. A roof with two slopes joining at a single ridge line and a gable at each end.
15. Hipped Roof. A roof with four sloped sides. The sides meet at a ridge at the center of the roof. Two of
the sides are trapezoidal in shape, while the remaining two sides are triangular, and thus meet the
ridge at its endpoints.
16. Lintel. A horizontal element over an opening, often found spanning doors or windows. Lintels can be
structural/load bearing or ornamental.
17. Mansard Roof. A roof with two slopes on each of four sides, the lower steeper than the upper, or
culminating in a flat roof at the ridge line.
18. Massing. The three-dimensional bulk of a structure: height, width, and depth.
19. Massing Break. Recess/projection measured from the building footprint with minimum dimensions of
one (1) foot in depth by three (3) feet in length by eight (8) feet in height.
20. Mixed-use. A development that has a vertical separation of commercial and residential land uses in a
building. Residential units within a commercial district are subject to compliance with allowed density
and shall not be located on the ground floor.
21. Multiplex (5+ units). A residential building with five or more units.
22. Occupied Space. An enclosed space in a building intended for human activities, including bathrooms
and circulation, but not including vehicle parking or space for other building functions such as
storage, solid waste storage, building equipment, or computer servers.
23. Plaza. A public square or open space accessible to the public.
24. Porch. An Entryway Type, usually with outdoor steps, stairs, and/or a raised platform, where an entry
door and corresponding landing area (entrance) are provided on the front elevation of a building on
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the ground floor, for the purpose of providing pedestrian access from the outdoor ground elevation
to a building interior. A porch can be recessed or projected, but must be covered.
25. Public Realm. The area outside a building accessible or visible to the public, including public right -of-
way, sidewalk easement, and publicly accessible open space.
26. Shed Roof. A roof shape having only one (1) sloping plane.
27. Stepback. The required or actual placement of a building a specified distance away from a road,
property line, or other structure at a level above the first floor.
28. Street. A public or private right-of-way.
29. Transparency. The ability of a building or structure to visually transmit light, allowing for a clear view
of the interior or exterior spaces via doors and windows.
30. Triplex. A residential building with three (3) units.
31. Unoccupied Space. An enclosed space in a building not intended for human activities but only for
building services, such as storage, trash, equipment, building utilities.
32. Wall Plane Variation. Change in condition, character, or form of a continuous exterior wall
implemented through one or more options outlined Section 9-4.130(f)(3)(ii).
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Attachment 2: Draft Open Space Standards
Outdoor Recreation or Gathering Areas.
1. Size and Type of Open Space. Outdoor recreational or gathering open space shall be provided
at a ratio of two (200) square feet per unit.
a. Two- or three-unit projects must provide outdoor space as: (1) a private amenity
designed for exclusive use of a dwelling unit; or (2) as common open space provided
that no individual common open space area is less than four hundred (400) square feet;
or (3) a combination of private and common open space provided no individual
common open space is less than four hundred (400) square feet.
b. For developments of four (4) to nine (9) dwelling units, outdoor space must be provided
as common open space or a combination of private and common areas, provided no
more than 50 percent of the open space is private and no common open space is less
than eight hundred (800) square feet.
c. For developments of ten (10) or more dwelling units, outdoor open space shall be
provided as common open space or a combination of private and common areas,
provided no more than 50 percent of the open space is private and no common open
space is less than one thousand (1,000) square feet. Open space may include upper floor
private or common gathering spaces.
2. Private Open Space Standards. Any private outdoor open space used to satisfy Section 9-
3.262(c)(1) shall meet the following standards:
a. Minimum dimensions shall be six (6) feet (width and depth) in any direction.
b. The private open space shall be adjacent to, and directly accessible from, the residential
unit being served.
3. Common Open Space – Location. Common open space areas are subject to the following
location requirements:
a. May be located at grade, on an upper floor terrace or courtyard, or a building rooftop,
in the form of a roof deck.
b. May not be located in drainage basins with a depth of two (2) feet or greater and/or
areas not accessible via pedestrian paths or trails to the units being served.
4. Common Open Space – Required Amenities. All projects shall incorporate the number of
common open space amenities indicated in Table 9-3.262-1, choosing from the options listed
in respective Subsections (i), (ii), and (iii) below.
Table 9-3.262-1: Minimum Number of Required Common Open Space Amenities by Project
Size
Project Size Tier 1 Tier 2 Tier 3
2-3 units 1 1 1
4-9 units 1 2 1
10+ units 1 2 2
a. Tier 1 Amenities. Projects shall incorporate, at a minimum, the number of open space
amenities identified in Table 9-3.262-1 for Tier 1, choosing from the following list of
amenities:
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• Open space that is designed as a courtyard entry for three (3) or more units that is
physically separated from the parking area and directly accessible from, and
oriented towards, a public street with a pedestrian pathway. For flag lots, the
courtyard and pedestrian connection must be oriented to a shared parking lot.
• Shade covering a minimum of fifty percent (50%) of the outdoor common open
space, which shall include at least one canopy tree and may also be supplemented
with shade covers.
• Public art or interactive art, such as sculpture, murals, or water features. A mural
shall measure at least one-hundred twenty (120) square feet; sculptures (including
any decorative base) and water features shall have a minimum cumulative footprint
of twenty-five (25) square-feet.
• Preservation of an on-site native tree, heritage tree, as defined in Chapter 11 (Native
Tree Regulations), or other healthy, mature tree, defined as a non-protected tree
with a diameter-at-breast-height (DBH) of 12 inches or greater.
b. Tier 2 Amenities. Projects shall incorporate, at a minimum, the number of open space
amenities identified in Table 9-3.262-1 for Tier 2, choosing from the following list of
amenities:
• Fixed or movable seating or outdoor dining areas such as picnic-style tables, at a
ratio of no less than one seat per unit with a maximum of 15 seats per project.
• An enclosed, off-leash dog run/relief/wash area that includes signage, pet waste
bag, and disposal receptacle(s) adjacent to all entrances/exits, and potable water
connection for dog bowl refilling and dog wash capabilities.
• Children’s play area, subject to the following:
o Projects of less than three (3) units: at least one (1) piece of play equipment
designed for children of all abilities and ages.
o Projects of four (4) to nine (9) units: at least two (2) pieces of play
equipment designed for children of all abilities and ages, or the equivalent
in size, scale, and recreation diversity.
o Projects of ten (10) or more units: at least four (4) pieces of play equipment
designed for children of all abilities and ages, or the equivalent in size, scale,
and recreation diversity.
• Sports court or other outdoor activity stations (ping pong, etc.).
• Pool or spa.
• Outdoor kitchen, subject to the following:
o Equipment must be located at least twenty (20) feet from adjacent existing
or proposed residential units.
o Barbeque with a permanent natural gas line installed
o A sink with waste line must be provided
o An electrical outlet must be provided within the gathering space
• Fire pit with permanent natural gas line installed located at least twenty (20) feet
from adjacent existing or proposed residential units surrounded by hardscape that
allows for seating.
• Preservation of twenty-five percent (25%) of existing mature tree canopy over the
entirety of the project site based on recommendations of a qualified arborist.
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• For projects of four (4) units or less that have available on-street parking or garages
that accommodate cars outside of the shared driveway and parking lot, a parking
court area with pavers or integral color and stamped concrete measuring no less
than fifteen (15) feet in any direction, with defined edges of three (3) foot tall
fencing or wall and/or five (5) foot wide landscaping.
c. Tier 3 Amenities. Projects shall incorporate, at a minimum, the number of open space
amenities identified in Table 9-3.262-1 for Tier 3, choosing from the following list of
amenities:
• Vertical landscaping, either climbing or cascading vines or plants.
• Community garden, which shall include the following:
o At least one (1) potable water connection and irrigation to all gardening
areas;
o One (1) potting station, including a table no less than two (2) feet by four
(4) feet;
o One (1) compost bin that is protected from animals; and
o One (1) tool storage structure that is either designed to match the main
structure’s appearance or is placed behind a principal building and designed
and constructed with agrarian appearance, and sized adequately to contain
gardening tools.
• Flowering plants or edible landscape.
• One hundred percent (100%) native, drought-tolerant plants and habitat, unless
combined with edible landscape, in which case at least seventy-five percent (75%)
must be native, drought-tolerant plants, with the remainder edible landscape.
• Interpretive or educational information about geography, history, ecology, or
indigenous history.
• Nature trail measuring no less than one quarter (¼) mile in length, defined as a path
through undeveloped (no buildings, pavement, or utilities), vegetated areas, used
for walking and seeing plants and wildlife.
5. Open Space Area – Additional Standards and Restrictions. Private and common open space
areas intended to comply with Section 9-3.262(c)(1) shall meet the following standards:
a. Except for trails, required open space areas shall be located in a flat or terraced area of
six percent slope (6%) or less;
b. Required open space areas shall not be located within drainage basins that are more
than two feet deep and do not have a flat bottom;
c. Required open space areas shall not include walkways to doors, or other areas that
cannot accommodate people gathering and/or are meant for a different purpose (such
as a passageway); and
d. If located in a front setback, open space use areas shall be set back at least five (5) feet
from the property line/edge of right-of-way.
Open Space Reductions. Open space requirements may be reduced as follows:
1. Up to twenty-five percent (25%) of the required open space (Section 9 -3.262(c)(1)) may be
reduced if the project site is located within one thousand (1,000) feet of a publicly accessible
park, or up to fifty percent (50%) if located within five hundred (500) feet of a publicly
accessible park.
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2. For developments of fifty (50) units or more, up to twenty-five percent (25%) of the open space
area may be satisfied with an indoor recreation area measuring at least two thousand (2,000)
square feet and directly accessible to an outdoor common area.
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