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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, January 24, 2018
2:00 P.M.
City Hall
6500 Palma Avenue, Room 306
Atascadero, California
CALL TO ORDER
Roll Call: Chairperson Roberta Fonzi
Committee Member Charles Bourbeau
Committee Member Duane Anderson
Committee Member Mark Dariz
Committee Member Jamie Jones
APPROVAL OF AGENDA
PUBLIC COMMENT
CONSENT CALENDAR
1. APPROVAL OF DRAFT MINUTES OF NOVEMBER 29, 2017
City of Atascadero Design Review Committee Agenda Regular Meeting, Jan. 24, 2018
Page 2 of 2
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DEVELOPMENT PROJECT REVIEW
2. DESIGN REVIEW OF MULTI-FAMILY RESIDENTIAL DEVELOPMENT AT
8390 SANTA YNEZ AVE.
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Wednesday, Feb. 14, 2018.
Agendas, Minutes and Staff Reports are available online at www.atascadero.org
under City Officials & Commissions, Design Review Committee.
Property Owner: Mekhail Aloush
Applicant: Nelson Bernal, NRB Drafting
Certified Arborist: Henry Curtis, Whit’s Turn Tree Care
Project Title: PLN 2017-1671 / DRC 2017-0110 / TRP 2017-0218
Project Location: 8390 Santa Ynez Ave., Atascadero, CA 93422
(San Luis Obispo County) APN 031-291-039
Project
Description:
The proposed project includes construction of two (2) new residential units on a
multi-family lot. There is one existing residence on site which will remain. A
carport is proposed to be attached at the existing residence to provide cover ed
parking. A proposed site plan, elevations, color board, and conceptual
landscape plan have been submitted for design review. A Tree Removal Permit
to remove one 40” black walnut tree will be reviewed by the Planning
Commission.
General Plan Designation: Medium Density Residential (MDR)
Zoning District: Residential Multi-Family (RMF-10)
Proposed
Environmental
Determination:
The project qualifies for a Class 3 CEQA exemption (CEQA Guidelines §15303)
for new construction of a limited number of small structures.
City Staff: Callie Taylor, Sr. Planner, Phone: 470-3448, Email: ctaylor@atascadero.org
Staff
Recommendation:
Staff recommends DRC review and approve the conceptual site plan, landscape
plan, and elevation designs for two (2) new residences and a carport on an
existing multi-family lot, subject to any modifications recommended by the DRC.
DRC Draft Minutes of 11/29/2017
Page 1 of 4
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Wednesday, November 29, 2017 – 2:00 P.M.
City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, CA
CALL TO ORDER – 2:02 p.m.
Chairperson Fonzi called the meeting to order at 2:02 p.m.
ROLL CALL
Present: Chairperson Roberta Fonzi
Committee Member Duane Anderson
Committee Member Charles Bourbeau
Committee Member Mark Dariz
Committee Member Jamie Kirk
Absent: None
Staff Present: Community Development Director, Phil Dunsmore
Senior Planner, Kelly Gleason
Recording Secretary, Annette Manier
Others Present: Farid and Minerva Roboz
Members of the Public
APPROVAL OF AGENDA
MOTION: By Committee Member Anderson and seconded
by Committee Member Bourbeau to approve the
Agenda.
There was Committee consensus to approve the
Agenda.
PUBLIC COMMENT
None
Chairperson Fonzi closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF DRAFT MINUTES OF OCTOBER 11, 2017
ITEM NUMBER: 1
DATE: 1-24-18
1
DRC Draft Minutes of 11/29/2017
Page 2 of 4
MOTION: By Committee Member Bourbeau seconded
by Committee Member Kirk to approve the Consent
Calendar.
There was Committee consensus to approve the
Consent Calendar.
DEVELOPMENT PROJECT REVIEW
2. DESIGN REVIEW OF MIXED USE DEVELOPMENT AT 8120 MORRO ROAD
Senior Planner Gleason presented the staff report and answered questions from the
Committee. Gleason referred to the design packet that was distributed to the Committee
prior to the meeting as (Exhibit A), and announced the applicant will be required to install
frontage improvements. Community Development Director announced that this land use is
allowed in the Commercial Professional zone and the committee is here to look at the design
of the building as well as the interface with the neighborhood. A letter was distributed for the
record by Matt & Kristina Pettit (Exhibit B).
Applicants Farid and Minerva Roboz gave a presentation on the project. The applicants
stated that their anticipated hours of operation would be M-F, 7 a.m. – 10 p.m., Fri./Sat. 7
a.m. – 11 p.m., and Sunday 7 a.m. – 9 p.m. Deliveries would occur in the morning until noon,
or until 5 p.m. at the latest. There will be a deli inside, and beer and wine will be available
for off-site consumption. The residential units will not be affordable housing units. The
applicants answered questions from the Committee.
Property Owner: Farid Roboz, 671 Atascadero Road, Morro Bay, CA 93442
Applicant: Jason Akraa, 38 Santa Ynez St., Santa Barbara, CA 93103
Project Title: PLN 2017-1654 / DRC 2017-0106 / CUP 2017-0313
Project Location: 8120 Morro Road, Atascadero, CA 93422
(San Luis Obispo County) APN 031-231-028
Project
Description:
The proposed project includes a mixed use development to include a ground
floor retail store and three residential units on the 2 nd floor.
General Plan Designation: GC Zoning District: CP
Proposed
Environmental
Determination:
The project qualifies for a Class 32 CEQA exemption.
City Staff: Kelly Gleason, Sr. Planner, Phone: 470-3446, Email:
kgleason@atascadero.org
Staff
Recommendation:
The DRC review the proposed mixed-use project and provide
recommendations to Planning Commission.
2
DRC Draft Minutes of 11/29/2017
Page 3 of 4
PUBLIC COMMENT
The following members of the public spoke during public comment: Matt Pettit, Kristina
Pettit, Deborah Skinner, Mark Anderson, and Kristin Vino.
Chairperson Fonzi closed the Public Comment period.
Staff addressed questions raised from Committee members in regards to fencing, stucco
wall, alcohol sales concentration is this immediate area, parking, drainage, the staircase,
elevator noise, landscaping, trash location, homeless people in the area, and signage.
The Committee made the following recommendations (in red):
1. Architecture and Color:
The Committee was in favor of the overall proposed site and architecture, but
discussed moving the staircase. After discussion, the Committee decided that
the landscaping will solve the problem as far as privacy, so it was recommended
to leave the staircase in the current proposed location.
2. Morro Road Pedestrian Connection
The Committee was in favor of staff’s recommendations.
3. Parking
The Committee discussed pros and cons of restricing parking and determined not
to restrict it. The Committee recommended moving the trash enclosure to the
back.
4. Signage:
The Committee was in favor of staff’s recommendations and recommended that
there be no flashing or motion signage, and no advertising or paper signs shall be
hung on railings or fence lines.
5. Landscaping:
The Committee was in favor of staff’s recommendations and recommended the
following:
The applicant and neighbors will work together to find a solution that is
agreeable on the fence, such as continuing with the block wall with wood
on the backside that faces the neighbors. The fence shall be 6 feet tall. A
solid wall separation is preferred with proper aesthetics.
Staff will work with the applicant on a landscape plan and choose plants
that are quick-growing, such as larger trees or shrubs. On the lower part,
choose something that is open, and does not create a transient -friendly
atmosphere.
The trees on the adjacent property may need to be trimmed, so the
applicant can work with that property owner on trimming to increase visibility
for their business.
3
DRC Draft Minutes of 11/29/2017
Page 4 of 4
6. Other Discussion Items:
The Committee recommended the following:
Outside tables should be placed in the front under the trellises; none in the
back.
Lighting is needed by the trash can (code requires it be fully shielded),
fixture height should be reviewed so it doesn’t interfere with neighbors, and
no additional parking lot lighting shall be added unless there is a parking lot
concern. It was suggested that motion-security lights could be added as
well.
Trash location should be moved to the corner of the building and it should
be an attractive enclosure. The applicant can request locks be placed on
the trash enclosure to prohibit anything or anyone from getting inside.
The lot line appears to have already been surveyed, (staff to verify)
therefore, please flag the rear property line so everyone knows where the
fence is going in.
The Committee directed the applicant to work with staff on the above changes, and then
the item will move on to Planning Commission.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTORS REPORT
Community Development Director stated that there are no items for the next meeting so
it may be cancelled. Community Development Director Dunsmore provided an update on
the Principal Mixed use project, and the Colony Square Parking Study.
Community Development Director Dunsmore announced that Associate Planner Alfredo
Castillo’s last day will be Friday, and that Alfredo will be going to work for the City of
Grover Beach; therefore, the City is recruiting for his position.
ADJOURNMENT– 3:45 p.m.
The next regular meeting of the DRC is scheduled for December 13, 2017, at 2 p.m.
MINUTES PREPARED BY:
______________________________
Annette Manier, Recording Secretary
Administrative Assistant
The following Exhibit is available in the Community Development Department:
Exhibit A – Design packet
Exhibit B – Letter from Matt & Kristina Pettit
4
ITEM 2
MULTI-FAMILY RESIDENTIAL, 8390 SANTA YNEZ
PLN 2017-1671 / ALOUSH
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 | (805) 461-7612
Atascadero Design Review Committee
Staff Report – Community Development Department
MULTI-FAMILY RESIDENTIAL DESIGN REVIEW, 8390 SANTA YNEZ
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
01/24/2018 Callie Taylor, Senior Planner Nelson Bernal, representative
Mekhail Aloush, owner
PLN 2017-1671
DRC 2017-0110
TRP 2017-0218
RECOMMENDATION
Staff recommends DRC:
1. Review and approve the conceptual site plan, landscape plan, and elevation designs for
two (2) new residences and a carport on an existing multi-family lot, subject to conditions
of approval and any DRC recommendations for modifications.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
8390 Santa Ynez Medium Density
Residential
(MDR)
Residential
Multifamily - 10
(RMF-10)
031-291-039 0.366 acres
PROJECT DESCRIPTION
The proposed project includes construction of two (2) new residential units on a multi-family lot.
There is one existing residence on site which will remain. A carport is proposed to be attached
to the existing residence to provide covered parking. A proposed site plan, elevations, color
board, and conceptual landscape plan have been submitted for design review. A tree removal
permit to remove one 40” black walnut tree will be reviewed by the Planning Commission.
ENVIRONMENTAL DETERMINATION
The project qualifies for a Class 3 CEQA exemption (CEQA Guidelines §15303) for new construction of a
limited number of small structures.
APPROVAL PROCESS
☒ DRC ☐ AUP ☒ PC ☐ CC
5
ITEM 2
MULTI-FAMILY RESIDENTIAL, 8390 SANTA YNEZ
PLN 2017-1671
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
USE
CLASSIFICATION
ALLOWED OR
CONDITIONALLY
ALLOWED USE
STRUCTURE 50-YEARS OLD
OR GREATER
JURISDICTIONAL
CREEK
Multi-family Residential ☒ Allowed, subject
to design review
☐ Conditional
☒ No
☐ Colony Home / Commercial
☐ Registered Building
☐ Yes, but not deemed
historically significant
☒ Atascadero
☐ Graves
☐ Paloma
☐ Boulder
☐ Other
☐ N/A
EXISTING USES
One (1) single-family residence
SURROUNDING ZONING DISTRICTS AND USES
North: Multi-family residential (RMF-10)
South: High density residential (RMF-20), Commercial (CP & CR)
East: Atascadero Creek and single-family residential
West: Commercial Professional / offices / Highway 41
ZONING ORDINANCE / MUNICIPAL CODE STANDARDS / CITY POLICIES
City Standards Meets Requirements Notes
Setback standards (AMC 9-4.103-.110)
☒Yes ☐No
Height Standards (AMC 9-4.112-113)
☒Yes ☐No
Parking Standards (AMC 9-4.114-121)
☐Yes ☐No
DRC to discuss
Enclosed “office” spaces do
not provide parking
Tandem parking proposed for
front unit (allowed for SFR’s)
Landscaping (AMC 9-4.124-127)
☒Yes ☐No
Fencing Standards (AMC 9-4.128)
☒Yes ☐No Conditions of approval to
ensure compliance with codes
Grading Standards (AMC 9-4.138-145)
☒Yes ☐No
Lighting Standards (AMC 9-4.137)
☒Yes ☐No
Water Efficient Landscaping (AMC Title 8,
Chapter 10 ) ☒Yes ☐No
Creek setbacks ☒Yes ☐No 30’ rear setback provided
between new units and creek
reservation
Use Classification Standards:
Multi-family residential dwellings ☒Yes ☐No
6
ITEM 2
MULTI-FAMILY RESIDENTIAL, 8390 SANTA YNEZ
PLN 2017-1671
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project Description
The subject site is a multi-family residential lot (RMF-10), which would allow up to 4
units on the 0.366-acre site. One existing residence is located on site and proposed to
remain. The existing detached garage on site is proposed to be demolished to provide
driveway access to the back of the lot. Two (2) new detached residential units are
proposed at the back of the parcel. Each new unit would include an attached two car
garage. A new carport is proposed to be attached to the side of the exiting front unit to
provide covered parking for this unit. Paved driveway access, new site landscape, and
frontage improvements will be installed with the new development.
One native tree removal is proposed in order to facilitate the proposed development.
The request for removal of one 40” DBH black walnut tree will be reviewed by the
Planning Commission.
Analysis
The proposed multi-family residential units are an allowed use on the subject lot. The
units would be rental units under single ownership. A Condit ional Use Permit is not
required; however, design review is required for all new construction in the multi-family
zone.
1. Architectural Design
The two new units are proposed at two stories in the height, with attached garages.
Designs include decorative exterior siding and window trim. Upon recommendation
from City staff, the applicant has provided larger, enhanced porch designs on both
units to match the scale of the buildings and provide focus at the front entry.
Shutters have also been added.
7
ITEM 2
MULTI-FAMILY RESIDENTIAL, 8390 SANTA YNEZ
PLN 2017-1671
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
2. Color schemes
The applicant has submitted color schemes for each unit. The new units are
proposed with a grey composition roof material. All three units are proposed to be
painted with beige exterior siding and swiss coffee trim.
Color scheme proposed (paint colors for all 3 buildings)
City staff recommends utilizing different exterior paint colors on the 3 units to add
variety to the 3 unit development and help the site blend with the rest of the
neighborhood. A decorative accent color for the front door and shutters is also
recommended. Below are some examples of complimentary exterior colors that
could be utilized. Staff is also recommending the garage doors be painted to match
the exterior wall color.
Examples of additional wall color options:
Examples of accent colors for front doors:
8
ITEM 2
MULTI-FAMILY RESIDENTIAL, 8390 SANTA YNEZ
PLN 2017-1671
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
3. Floor plans – Bedrooms & Offices & Dens
Each of the three units on site include 2 bedrooms, plus either a “den” or “office”
space. The den space in the two new units is located on the second floor and does
not include a door to close off the space. An existing “office” is included in the
existing unit, which has a door. Parking has not been provided for the
offices/den spaces.
Staff recommends DRC discuss how to categorize these office/den spaces for
the purpose of parking requirements. Enclosed spaces like this are typically used
as bedrooms; therefore, it may be prudent to either require additional parking,
modify the spaces, or suggest the applicant pursue a parking exception . Clear
direction or policy from the DRC regarding parking requirements for these interior
spaces, and specific design standards for convertible spaces, is being requested by
City staff.
9
ITEM 2
MULTI-FAMILY RESIDENTIAL, 8390 SANTA YNEZ
PLN 2017-1671
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
4. Parking
A total of seven parking spaces are provided on the proposed site plan. The new
units include two car garages for parking. One guest parking space is provided next
to Unit A behind the existing residence.
The exiting unit is proposed to include an attached carport and a tandem parking
space in front of the carport. The Municipal Code allows tandem parking for single-
family dwellings provided that both spaces are for the same dwelling and are not
located in a required front setback. Given that the units are detached and each is
provided with their own designated spaces, staff believes the proposal for tandem
parking is in compliance with the intent of the ordinance.
5. Landscape & Fencing
A landscape plan has been provided to meet the requirements of the Municipal
Code. A 5-foot landscape setback is provided along the side property line adjacent
to the shared driveway. Landscape planters will be located between the two new
units and adjacent to the guest parking. The front lawn will be replaced with drought
tolerant shrubs and one new street tree. Chain link fencing shall be removed and
replaced with wood fence with decorative capped tops to enhance the appearance
of the site.
Landscape Plan & Parking Location
P
P
P
P P
P P
10
ITEM 2
MULTI-FAMILY RESIDENTIAL, 8390 SANTA YNEZ
PLN 2017-1671
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DRC DISCUSSION ITEMS
Potential Modifications and Conditions of Approval:
Office / Den spaces – DRC to discuss parking requirements, design standards
Color schemes - Use a different color for exterior walls of each unit
- Add accent color for doors & shutters
- Paint garage doors to match exterior body color
- Use architectural grade comp roof shingles to add depth
Landscape in front of units, alongside property lines, and at front yard of existing
dwelling to be installed prior to final. Shall include drip irrigation
Trash storage – concrete pads & access gates to be installed for trash storage
Fencing - All existing chain link fencing on site shall be removed
- Fencing to comply with height limitations within front setback
ATTACHMENTS:
Attachment 1: Aerial Photo
Attachment 2: Site Photos
Attachment 3: Proposed Site Plan
Attachment 4: Proposed Landscape Plan
Attachment 5: Proposed Elevations
Attachment 6: Proposed Floor Plans
11
ITEM 2
MULTI-FAMILY RESIDENTIAL, 8390 SANTA YNEZ
PLN 2017-1671
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: Aerial Photo
Existing residence
at 8390 Santa
Ynez
12
ITEM 2
MULTI-FAMILY RESIDENTIAL, 8390 SANTA YNEZ
PLN 2017-1671
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: Site Photos
13
ITEM 2
MULTI-FAMILY RESIDENTIAL, 8390 SANTA YNEZ
PLN 2017-1671
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 3: Proposed Site Plan
14
ITEM 2
MULTI-FAMILY RESIDENTIAL, 8390 SANTA YNEZ
PLN 2017-1671
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 4: Proposed Landscape Plan
15
ITEM 2
MULTI-FAMILY RESIDENTIAL, 8390 SANTA YNEZ
PLN 2017-1671
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 5: Proposed Elevations – Unit A
16
ITEM 2
MULTI-FAMILY RESIDENTIAL, 8390 SANTA YNEZ
PLN 2017-1671
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 5: Proposed Elevations – Unit B
17
ITEM 2
MULTI-FAMILY RESIDENTIAL, 8390 SANTA YNEZ
PLN 2017-1671
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 5: Proposed Elevations - Existing Residence with New Carport
18
ITEM 2
MULTI-FAMILY RESIDENTIAL, 8390 SANTA YNEZ
PLN 2017-1671
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 6: Proposed Floor Plans – Unit A
19
ITEM 2
MULTI-FAMILY RESIDENTIAL, 8390 SANTA YNEZ
PLN 2017-1671
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 6: Proposed Floor Plans – Unit B
20
ITEM 2
MULTI-FAMILY RESIDENTIAL, 8390 SANTA YNEZ
PLN 2017-1671
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 6: Floor Plan - Existing Residence with Proposed Carport
21