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HomeMy WebLinkAboutDRC_2018-03-28_AgendaPacket http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website CITY OF ATASCADERO DESIGN REVIEW COMMITTEE AGENDA Committee Meeting Wednesday, March 28, 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 FEBRUARY 14, 2018 2. APPROVAL OF DRAFT MINUTES OF FEBRUARY 28, 2018 City of Atascadero Design Review Committee Agenda Regular Meeting, March 28, 2018 Page 2 of 3 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website DEVELOPMENT PROJECT REVIEW 3. DESIGN REVIEW OF COLONY HERITAGE CENTER AT 6305 and 6105 CAPISTRANO AVE. (PLN 2018-1690) Property Owner: Filipponi Family Trust Applicant: Jim Wilkins, Atascadero Historical Society Project Location: 6305 and 6105 Capistrano Ave., Atascadero, CA 93422 (San Luis Obispo County) APN 029-363-049 Project Description: The proposed project includes a Master Plan of Development review of the Historical Society’s Colony Heritage Center, which is proposed to be located within Hotel Park, adjacent to the County Library and Highway 41. The plan includes relocation of three (3) historic structures to the subject site, which are proposed to be utilized as archive centers and a café. Two (2) carriage house structures which include ADA accessible restrooms and storage are proposed to be constructed. Site improvements include landscape, pathways, a small amphitheater, and plaza. The project is proposed to be constructed in phases as funding becomes available. General Plan Designation: Downtown (D) Zoning District: Downtown Office (DO) Proposed Environmental Determination: The project is consistent with the 1987 Negative Declaration for development of the subject site and the 2012 final EIR for the Del Rio Commercial Area Specific Plan, which addressed relocation of the 2 colony homes, subject to mitigation measures. City Staff: Callie Taylor, Sr. Planner, Phone: 470-3448 Email: ctaylor@atascadero.org Staff Recommendation: Staff requests that the DRC review and approve the conceptual Master Plan of Development for the Colony Heritage Center at Hotel Park, with any modific ations or Conditions of Approval as recommended by the DRC. City of Atascadero Design Review Committee Agenda Regular Meeting, March 28, 2018 Page 3 of 3 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website 4. DESIGN REVIEW OF MULTI-FAMILY CUP AT 8740 EL CAMINO REAL (PLN 2017-1664) COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next DRC meeting is tentatively scheduled for Wednesday, April 11, 2018 at 2 p.m. Agendas, Minutes and Staff Reports are available online at www.atascadero.org under City Officials & Commissions, Design Review Committee. Property Owner: Roger Grant Applicant: Michael Groh Project Location: 8740 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 056-051-021 Project Description: The proposed project includes a Conditional Use Permit to allow three (3) multi - family residential units to be established within an existing Colony Hou se in the Commercial Service zone. A new carport, onsite parking, driveway improvements and landscape are proposed and conditioned for consistency with Muni Code requirements. General Plan Designation: Service Commercial (SC) Zoning District: Commercial Service (CS) Proposed Environmental Determination: The project qualifies for a Class 3 Categorical Exemption under CEQA, which exempts new construction of small structures, including a duplex or similar multi- family residential structure totaling no more than 4 dwelling units and accessory structures including garages, carports, and fences. City Staff: Callie Taylor, Sr. Planner, Phone: 470-3448 Email: ctaylor@atascadero.org Staff Recommendation: Staff requests that the DRC recommend the Planning Commission approve a CUP to establish three (3) multi-family units in a historic structure in the CS zone, subject to Conditions of Approval. DRC Draft Minutes of 2/14/2018 Page 1 of 3 ITEM NUMBER: 1 DATE: 3-28-18 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT MINUTES Regular Meeting – Wednesday, February 14, 2018 – 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 Charles Bourbeau Committee Member Duane Anderson Committee Member Mark Dariz Absent: Committee Member Jamie Jones Staff Present: Community Development Director, Phil Dunsmore Associate Engineer, Mike Bertaccini Assistant Planner, Katie Banister Recording Secretary, Annette Manier Others Present: David Graves 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 JANUARY 24, 2018 1 DRC Draft Minutes of 2/14/2018 Page 2 of 3 ITEM NUMBER: 1 DATE: 3-28-18 MOTION: By Committee Member Anderson and seconded by Committee Member Bourbeau to approve the Consent Calendar. There was Committee consensus to approve the Consent Calendar. DEVELOPMENT PROJECT REVIEW 2. DESIGN REVIEW OF PROPOSED SUBDIVISION AT 6450 PORTOLA RD. Assistant Planner Banister presented the staff report. Planner Banister and Director Dunsmore answered questions from the Committee in regards to setbacks, future 2nd residences, driveways, open space easement, utilities, surveying of the land, and the flag lot configuration. Director Dunsmore stated that the objective of the DRC today is to determine if they will be recommending the project move forward, or make a determination that a subdivision is not acceptable in this location. If the Committee recommends that the project move forward, then the applicant will be putting forth financial resources. Property Owner: Bent Barrel RE Holdings, LLC Applicant: David Graves Project Title: PLN 2018-1680 Project Location: 6500 Portola Road., Atascadero, CA 93422 (San Luis Obispo County) APN 054-072-006 Project Description: The proposed project is a parcel map to subdivide a 3-acre single-family residential property into two 1.5-acre single-family residential properties. The project will require an exception to the Subdivision Ordinance to allow lots that are narrower and deeper than normally allowed. The proposed lots would be approximately 800 feet deep and 82.5 feet wide. General Plan Designation: SFR-Z Zoning District: RSF-Z Proposed Environmental Determination: The project is not exempt from the California Environmental Quality Act. An Initial Study will be prepared. City Staff: Katie Banister, Assistant Planner, Phone: 470-3448, Email:kbanister@atascadero.org Staff Recommendation: Staff requests that the DRC review the proposed design for a two-lot subdivision of a single lot and make a recommendation to the Planning Commission regarding whether the subdivision should proceed with an exception to the depth-width relationship required by the Atascadero Subdivision Ordinance. 2 DRC Draft Minutes of 2/14/2018 Page 3 of 3 ITEM NUMBER: 1 DATE: 3-28-18 David Graves gave a presentation on the project and explained his reason for requesting the parcel map. PUBLIC COMMENT The following members of the public spoke during public comment: Bob Smith, Sharon West, Gordon West and Bev Claud. Chairperson Fonzi closed the Public Comment period. COMMITTEE DELIBERATIONS The Committee considered the following:  Is this worth doing? The proposed house location may be close to the neighbors who assumed the site would not be further developed.  Planning Commission could place conditions on the project stating no 2nd unit shall be built in the future to lessen the impact to the neighbors.  Survey is needed to determine exact lot size.  A flag lot may not be possible unless there is more acreage.  Can we do this with restrictions? Can we restrict the open space easement?  Are we setting a precedent? The Committee recommended the applicant return to DRC with the following (in red):  Additional information regarding the area and topography of the site.  The Committee would like to see a different configuration for the lot (narrower area at the front of Lot 2, and wider in the back) so the neighbors have a greater buffer from new development.  Layout building footprints, driveways, and development paths.  Lot 2 should be wider at the front.  Lot 1 (Colony House Lot) shall be wider in the back. Staff will work with the applicant to come up with a solution, and t his project will come back before the DRC. COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTORS REPORT Director Dunsmore stated that the next meeting is scheduled for February 28, 2018. On that agenda will be a revamping of an ap artment project on Santa Ysabel and a residential care facility on Portola. ADJOURNMENT– 3:22 p.m. The next regular meeting of the DRC is scheduled for February 28, 2018, at 2 p.m. MINUTES PREPARED BY: __________________ ____________ Annette Manier, Recording Secretary Administrative Assistant 3 DRC Draft Minutes of 2/28/2018 Page 1 of 5 ITEM NUMBER: 2 DATE: 3-28-18 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT MINUTES Regular Meeting – Wednesday, February 28, 2018 – 2:00 P.M. City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, CA CALL TO ORDER – 2:04 p.m. Chairperson Fonzi called the meeting to order at 2:04 p.m. ROLL CALL Present: Chairperson Roberta Fonzi Committee Member Charles Bourbeau Committee Member Duane Anderson Committee Member Mark Dariz Committee Member Jamie Jones Absent: None Staff Present: Community Development Director, Phil Dunsmore Sr. Planner, Callie Taylor Assistant Planner, Katie Banister Recording Secretary, Annette Manier Others Present: Darya Oreizi, Peoples’ Self Help Housing (PSSH) Morgan Benevedo, PSHH Todd Broussard, Contractor for PSSH Randy Rea, Architect for PSSH Emily Baranek, Jade Architecture Alison Edwards Members of the Public APPROVAL OF AGENDA MOTION: By Committee Member Dariz and seconded by Committee Member Bourbeau to approve the Agenda. There was Committee consensus to approve the Agenda. 4 DRC Draft Minutes of 2/28/2018 Page 2 of 5 ITEM NUMBER: 2 DATE: 3-28-18 PUBLIC COMMENT None Chairperson Fonzi closed the Public Comment period. CONSENT CALENDAR None DEVELOPMENT PROJECT REVIEW 1. DESIGN REVIEW FOR CHANGES TO 7480 SANTA YSABEL AVE. Senior Planner Taylor presented the staff report. Planner Taylor and Director Dunsmore answered questions from the Committee. Planner Taylor said she did receive a phone call from a tenant in the complex who said there is a problem with parking, but the tenant was unable to attend today’s meeting. The applicant team gave a presentation on the project and explained that this a deadline- driven project. As far as parking, they are currently unable to get to the parking count and reach compliance. Additionally, they would like to decline installation of a new sidewalk, as it would be cost prohibitive and would take away from another portion of the project. The applicant explained that they are working towards obtaining in-lieu fees through the City, and the applicant has not witnessed parking problems at this site. Property Owner/Applicant: People’s Self Help Housing Project Title: PLN 2018-1684 Project Location: 7480 Santa Ysabel Ave., Atascadero, CA 93422 (San Luis Obispo County) APN 030-121-041 Project Description: The proposal includes adding one additional bedroom to five of the existing units. A request to allow reduced parking standards is included. Site and building upgrades are also proposed. General Plan Designation: HDR Zoning District: RMF-16 Proposed Environmental Determination: The project qualifies for a CEQA Class 1 Categorical Exemption (Section 15301) for existing facilities. City Staff: Callie Taylor, Sr. Planner, Phone: 470-3448, Email: ctaylor@atascadero.org Staff Recommendation: Staff recommends the Planning Commission approve a CUP for an existing 18- unit multi-family residential development, including site improvements, 5 additional bedrooms, building upgrades, and a parking reduction, subject to Conditions of Approval and any DRC recommendations for modifications. 5 DRC Draft Minutes of 2/28/2018 Page 3 of 5 ITEM NUMBER: 2 DATE: 3-28-18 PUBLIC COMMENT None Chairperson Fonzi closed the Public Comment period. The Committee made the following recommendations (in red): 1. Bedroom and Kitchen Additions The Committee was in support of adding one (1) bedroom to five (5) of the existing units. 2. Exterior Paint Colors The Committee was in favor of improving the exterior paint color to include a more modern/fresh/new look, and agreed the color should be more compatible with the roof color (possibly a warm gray). 3. Site Landscaping and Fencing The Committee was in favor of the applicant working with staff to work within the code to provide drought-tolerant landscaping, perhaps not landscaping all the way up to the curb, and possibly providing a dg strip 5’ wide so there is a walkable path. 4. Frontage Improvements The Committee was in favor of the applicant’s request to waive the requirement for a sidewalk. A sidewalk is desirable, but not mandatory. The Committee would like to see the applicant put in a sidewalk if they can get funding for one. 5. Parking Reduction Request The Committee agreed that parking is an issue in this high density neighborhood and asked the applicant to find 4 more parking spaces to bring the total number to 30 parking spaces. The Committee was in favor of allowing the applicant to explore into the setback area and explore the location of the trash enclosure to obtain additional parking. The Committee was in favor of the applicant working with staff on the above solutions, and then moving the project forward to Planning Commission . 2. DESIGN REVIEW OF RESIDENTIAL CARE FACILITY AT 7500 PORTOLA RD. Property Owner: Thomas & Georgianna Carter Applicant: Emily Baranek, Jade Architecture Project Title: PLN 2018-1682 Project Location: 7500 Portola Road., Atascadero, CA 93422 (San Luis Obispo County) APN 054-085-016 Project Description: The applicant proposes a Residential Care Facility for the Elderly (RCFE) with a maximum occupancy of 15 clients. 6 DRC Draft Minutes of 2/28/2018 Page 4 of 5 ITEM NUMBER: 2 DATE: 3-28-18 Assistant Planner Banister presented the staff report, and she and Director Dunsmore answered questions from the Committee The applicant team gave a presentation on the project and answered questions from the Committee. PUBLIC COMMENT The following members of the public spoke during public comment: Melissa McGill. Chairperson Fonzi closed the Public Comment period. The Committee made the following recommendations (in red): 1. Fencing The Committee recommended that the applicant work with staff on an alternative to the current fencing. Fencing could be wrought iron or steel picket in the portion NE of the building closest to Portola. Where in the front setback, the fence should be open. An alternative could be a combination of wood fence and wrought iron/steel picket as long as it’s open and decorative. Wood fence should include a top cap. If the wood is stained, is shall be a non-neon color, not painted, and should be compatible with the neighborhood. Landscaping could be added to the fencing. 2. Elevations The Committee was in favor of the applicant adding shutters to the small window, if the applicant keeps the smaller window. 3. Parking & Driveway The Committee was in favor of the applicant working with staff to find more parking, possibly up to 8 more spaces, Some suggestions were to look at angled parking, eliminate the fire turnaround, and widen the driveway. The driveway will be given a new surface per staff recommendations. 4. Lighting The Committee was in favor of the staff’s recommendations, and would like the lights to be shielded. General Plan Designation: SFR-Z Zoning District: RSF-Z Proposed Environmental Determination: The project is categorically exempt from the California Environmental Quality Act (CEQA) as a Class 32 exemption for infill developments (CEQA Guidelines Section 15332. City Staff: Katie Banister, Assistant Planner, Phone: 470-3480, Email: kbanister@atascadero.org Staff Recommendation: Staff recommends the Design Review Committee review and make recommendations to the Planning Commission for the Master Plan of Development for Park Place Residential Care Facility (CUP 2018-0322). 7 DRC Draft Minutes of 2/28/2018 Page 5 of 5 ITEM NUMBER: 2 DATE: 3-28-18 5. Landscape Plant and Native Trees The Committee agreed that interior landscaping is okay, as is. Exterior landscaping (generally outside the front fence) shall be used to mitigate the appearance of the front fence. 6. Walkable shoulder The Committee agreed that a walkable shoulder will not be required. 7. Sewer The Committee encouraged the applicant to go forward with connecting to sewer. The Committee was in favor of the applicant working with staff on the above solutions, and then moving the project forward to Planning Commission. COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTORS REPORT Director Dunsmore stated that the next meeting is scheduled for March 14, 2018. On that agenda may be a Master Plan for the History Center and the Creekside building. ADJOURNMENT– 4:00 p.m. The next regular meeting of the DRC is scheduled for March 14, 2018, at 2 p.m. MINUTES PREPARED BY: __________________ ____________ Annette Manier, Recording Secretary Administrative Assistant 8 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT http://www.atascadero.org 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 Atascadero Design Review Committee Staff Report – Community Development Department COLONY HERITAGE CENTER, CAPISTRANO AVE, HOTEL PARK MEETING DATE PROJECT PLANNER APPLICANT CONTACT PLN NO. 3/28/2018 Callie Taylor, Senior Planner Atascadero Historical Society PLN 2018-1690 DRC 2018-0116 RECOMMENDATION Staff recommends DRC: Review and approve the conceptual Master Plan of Development for the Colony Heritage Center at Hotel Park, with any modifications or Conditions of Approval recommended by DRC. PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 6305 & 6105 Capistrano Ave. Downtown (D) Downtown Office (DO) 029-363-049 & 029-363-050 2.55 acres PROJECT DESCRIPTION The proposed project includes Master Plan of Development review of the Historical Society's Colony Heritage Center, which is proposed to be located within Hotel Park adjacent to the County library and Highway 41. The plan includes relocation of three (3) historic structures to the subject site, which are proposed to be utilized as archive centers and a café. Two (2) carriage house structures, which include ADA accessible restrooms and storage, are proposed to be constructed. Site improvements include landscape, pathways, a small amphitheater, and plaza. The project is proposed to be constructed in phases as funding becomes available. ENVIRONMENTAL DETERMINATION The project is consistent with the 1987 Negative Declaration for development of the subject site, and the 2012 final EIR for the Del Rio Commercial Area Specific Plan which addressed relocation of the two colony homes, subject to mitigation measures. APPROVAL PROCESS ☒ DRC ☐ AUP ☐ PC ☐ CC 9 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY 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 Offices & restaurant ☒ Allowed ☐ Conditional ☐ No ☒ Colony Home / Commercial ☐ Registered Building ☐ Yes, but not deemed historically significant ☐ Atascadero ☐ Graves ☐ Paloma ☐ Boulder ☐ Other ☒ N/A EXISTING USES Vacant site, surrounded by offices and County library within Hotel Park SURROUNDING ZONING DISTRICTS AND USES North: High Density Residential South: County Library and Office, Colony Square, Downtown Office & Commercial East: Highway 41, Single Family Residential West: Hotel Park Offices, Atascadero Creek, Downtown Commercial 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 Shared parking in Hotel Park Landscaping (AMC 9-4.124-127) ☒Yes ☐No Fencing Standards (AMC 9-4.128) ☒Yes ☐No 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 DISCUSSION: Background A Master Plan of Development was originally approved in 1987 as a 5.5 acre business park complex, known as Hotel Park. A “plot plan” and environmental determination (Precise Plan) was approved by the Community Development Director for the 10 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero conceptual master plan, which included 10 office and restaurant buildings totaling 69,696 sq. ft. to be constructed over multiple phases. Phase I included overall site improvements, the main parking lot, and 5 office buildings totaling 30,000 sq. ft. In 2003, a CUP was approved by the Planning Commission for redesign of Phase II of Hotel Park to include a 21,000 sq. ft. office building. The amended Phase II was constructed and is now the County library and offices. Shared parking is located at the center of the Hotel Park development, and an existing shared parking and maintenance agreement is in place. Phase III of Hotel Park is located at the back of the parking lot adjacent to Highway 41. The 1987 Master Plan identifies Phase III to include 2 office buildings and a restaurant. The Atascadero Historical Society has developed an updated site plan for construction of the “Colony Heritage Center” as Phase III of Hotel Park. Original Master Plan for Hotel Park, approved 1987 Phase I: 5 office buildings 30,000 sq. ft. Phase II: County library & offices 21,000 sq. ft. Phase III: Proposed Colony Heritage Center - Archives and café 11 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Analysis The Atascadero Municipal Code requires DRC appearance review for all new commercial developments. Developments of over 10,000 square feet are to be approved with a Master Plan of Development. Currently, a third phase of Hotel Park is being proposed. The Atascadero Historical Society has submitted an updated Master Plan of Development for the property, which includes relocation of 3 historic structures to the site for use as archival buildings and a café. The proposed site development is in substantial conformance with the previous 1987 plot plan (Master Plan of Development.) The 1987 master plan identified two 6,000 sq. ft. office buildings and one large restaurant on the subject site for Phase III of Hotel Park. The Historical Society is proposing two offices and one café totaling approximately 5,000 sq. ft. of structures, plus outdoor plaza and gathering areas. The proposed Colony Heritage Center will have a smaller footprint and less site impact than the buildings in the 1987 concept plan. 1. Site Plan & Structures The Colony Heritage Center has been in concept planning stages since the property was acquired by the Atascadero Historical Society a few years ago. The concept plan incorporates relocation of 3 historic structures to be restored and utilized on the project site. The buildings are approximately 1500 square feet each and would be used as archival centers and a café. Restrooms and on-site storage are proposed in small detached structures, which will look like carriage houses to compliment the historic buildings. A small plaza and amphitheater, outdoor seating, and pathways connect the buildings and could be utilized for public events such as Colony Days. Proposed Site Plan: Colony Heritage Center 12 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Building 1 - The Cabin Moved to the subject site in July 2015 to make room for the construction of new buildings at the Atascadero Junior High. The building will be used to display artifacts and will be known as the “Doug Lewis Natural History Museum.” Building 2 - Rordorf Family House, 1915 Currently located adjacent to Highway 101 on the Madonna property in the Del Rio Commercial Area Specific Plan area. Construction of the new hotel on the Madonna property is set to begin very soon, so the Historical society is planning to move the 1915 Rordorf house to be saved and restored, as required by the 2012 Del Rio EIR. The house will be known as the "Thelma Archival Center" and will be used to store photos and paper artifacts. A data base of images and articles is being digitally compiled by the Historical Society, and the public will be able to research on computers at the archival center. Building 3 - Palms Family house, 1915 Currently located on the Walmart property near Del Rio Road. The house will need to be moved for future development of the commercial retail site. It is proposed to be relocated, restored, and utilized as the “Alumnus café.” The building will house collections of Atascadero school memorabilia and have a small café that would be leased out to a restaurant operator. 13 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 14 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 2. Shared Parking & Circulation There are currently 154 onsite parking spaces developed within Hotel Park. A shared parking agreement is in place to address the shared maintenance and use of the onsite parking. Per the Municipal Code, land uses within Hotel Park require the following parking: Use Square Footage Parking Ratio (AMC) Total Spaces Required 5 office buildings 30,000 sf 1/400 sf to 1/500 sf for offices, minimum 2 spaces per office; 1/200 sf for health care uses, minimum 2 per exam room Approx. 75 spaces if 100% office; or 112 spaces if 50% is medical office County library 10,500 sf 1/500 sf 21 spaces County offices 10,500 sf 1/400 sf 26 spaces Colony heritage center - archives 3000 sf 1/500 sf 6 spaces Colony Center Alumni Cafe 1,500 sf 1 space per customer table plus employees (estimate 10 tables) Approx. 13 spaces Total AMC parking requirement: 141- 178 spaces required, depending on type of offices Up to 20% parking reduction allowed for shared use sites: 113 to 142 spaces, with parking adjustment, depending on type of offices The type of offices within the five existing office buildings at Hotel Park vary significantly, and each office type has different parking requirement. Accounting, engineering, government, real estate, etc. require between 1 space per 400 sq. ft. to 1 space per 500 sq. ft. of office, with no less than 2 spaces per office . Medical offices have a much higher parking requirement, with 1 space required per 200 sq. ft. of medical office, and not less than 2 spaces per exam room. A parking adjustment is allowed per AMC section 9-4.115 for shared on-site parking. Where two (2) or more nonresidential uses are on a single site, the number of parking spaces may be reduced up to a maximum of twenty percent (20%), as long as the total number of spaces is not less than required for the use with the largest parking demand. With this parking reduction allowance, required parking on site would be between 113 to 142 required spaces, depending on the mix of office types. The Hotel Park Phase III site plan for the Historical Society’s Colony Heritage Center proposes to utilize the existing 154 parking spaces located within the area of the shared parking agreement. No new parking is proposed to be constructed with 15 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Phase III. Per the uses identified in the parking table above, the existing shared onsite parking satisfies the Municipal Code parking requirements. The previously approved 1987 conceptual master plan identified approximately 250 parking spaces within Hotel Park, however, not all parking areas were constructed. Parking behind the library building adjacent to Highway 41 and portions of parking on the vacant subject site (Phase III) were not previously constructed. The additional spaces are not required to be constructed to meet minimum Municipal Code parking requirements for a shared use site. An interior connection from Hotel Park to the Bank of America parking lot was also originally identified in the 1987 site plan; however, there are no current plans to connect these sites, as there are no easements in place at this time.- 3. Landscape & Fencing The Atascadero Historical Society has developed a conceptual landscape plan for the overall site. Plans include a plaza for an E.G. Lewis statue and a small amphitheater to be used for various events. Drought tolerant plants and trees will be used throughout the property. Walkways shall be built of bric k and a trail to a lookout above Atascadero Creek in the open space is included. No fencing is proposed around the Heritage Center. Landscape will be one of the later phases of construction after the structures have been moved onsite and restored. The Atascadero Historical Society anticipates developing a formalized landscape plan for the site later in the process. 4. Signage There are two existing monument signs on Capistrano Ave. near the entrance to Hotel Park. The “Hotel Park” monument sign was installed in the early 1990’s, and the County library monument sign was installed without permits in 2014 (this sign does not comply with code requirements for design or location.) A number of temporary signs are located in the grass in front of the main entrance to advertise the offices within the commercial center. A master sign program has been recommended by the City to the Hotel Park owners with each phase of construction; however, a cohesive sign plan has not been developed by the multiple property owners. The lack of street visibility often causes business owners to try other methods, such as banners, A -frames, or other temporary signs along the public road frontage to let customers know where they are located. A more inclusive and informative monument sign could be constructed to display names of businesses within Hotel Park, and allow sign space for the multiple ownership groups that share the main access at Capistrano. The Historical Society does not own any property directly fronting Capistrano and is therefore not proposing any signage at this location at this time. 16 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero The Historical Society has reserved a location for a future City welcome sign on the back of their property facing Highway 41. The monument sign could also identify the Colony Heritage Center. 5. Timeline: Construction and Phasing The Atascadero Historical Society anticipates an overall timeline of approximately five (5) years to construct the Heritage Center. Construction timeframes are dependent on fund raising. The applicants hope to move the buildings onto foundations as quickly as possible, and minimize stockpiles of dirt and chain link security fencing as soon as they have the funding to complete the first phases of building restoration. Once the three buildings are moved to the site, they will be placed on new foundations. The buildings will be rehabilitated and brought up to the current code so Certificates of Occupancy can be issued to utilize the buildings. Next, the two ADA accessible restrooms/storage buildings (carriage houses) will be constructed. The last phase of construction includes hardscape, the EG Lewis statue, and landscape. DRC DISCUSSION ITEMS 1. Site plan & structures 2. Parking and circulation 3. Landscape & fencing 4. Signage / monument signs 5. Construction timeline ATTACHMENTS: Attachment 1: Aerial Photo Attachment 2: Site Photos Attachment 3: Original Master Plan for Hotel Park, approved 1987 Attachment 4: Applicant’s project description and proposed plans 17 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 1: Aerial Photo: Hotel Park Phase I: 5 office buildings 30,000 sq. ft. Phase II: County library & offices 21,000 sq. ft. Phase III: Proposed Colony Heritage Center - Archive center and café 18 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 2: Site Photos 19 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 20 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 21 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 3: Original Master Plan for Hotel Park, approved 1987 22 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 4: Applicant’s project description and proposed plans 23 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 24 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 25 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 26 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 27 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 28 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 29 ITEM 3 COLONY HERITAGE CENTER, 6305 & 6105 CAPISTRANO AVE. PLN 2018-1690 / ATASCADERO HISTORICAL SOCIETY Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 30 ITEM 4 MULTI-FAMILY CUP, 8740 EL CAMINO REAL PLN 2017-1664 / GRANT ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT http://www.atascadero.org 6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000 Atascadero Design Review Committee Staff Report – Community Development Department MULTI-FAMILY USE PERMIT, 8740 EL CAMINO REAL MEETING DATE PROJECT PLANNER OWNER / APPLICANT PLN NO. 3/28/2018 Callie Taylor, Senior Planner Roger Grant / Michael Groh PLN 2017-1664 CUP 2017-0321 RECOMMENDATION Staff recommends DRC: Recommend Planning Commission approve a Conditional Use Permit to establish three multi-family units in a historic structure in the Commercial Service zone, subject to Conditions of Approval. PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 8740 El Camino Real Service Commercial (SC) Commercial Service (CS) 056-051-021 0.38 acres PROJECT DESCRIPTION The proposed project includes a Conditional Use Permit (CUP) (PLN 2017-1664) to allow three (3) multi-family residential units to be established within an existing colony house in the Commercial Service zone. A new carport, onsite parking, driveway improvements, and landscape are proposed and conditioned for consistency with Municipal Code requirements. ENVIRONMENTAL DETERMINATION The project qualifies for a Class 3 Categorical Exemption under CEQA, which exempts new construction or conversion of small structures, including a duplex or similar multi-family residential structure totaling no more than four dwelling units, and accessory structures including garages, carports, and fences. APPROVAL PROCESS ☒ DRC ☐ AUP ☒ PC ☐ CC 31 ITEM 4 MULTI-FAMILY CUP, 8740 EL CAMINO REAL PLN 2017-1664 / GRANT 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 ☒ Conditional ☐ No ☒ Colony Home / Commercial ☐ Registered Building ☐ Yes, but not deemed historically significant ☐ Atascadero ☐ Graves ☐ Paloma ☐ Boulder ☐ Other ☒ N/A EXISTING USES 1916 Colony Home, built as single family home SURROUNDING ZONING DISTRICTS AND USES North: Commercial Service South: Commercial Service East: El Camino Real, Commercial Retail West: Commercial Service, Highway 101 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 With construction of site improvements Landscaping (AMC 9-4.124-127) ☒Yes ☐No With construction of site improvements & conditions Fencing Standards (AMC 9-4.128) ☒Yes ☐No Partial wood fence instead of solid wall separating uses 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 With construction of site improvements & conditions Creek setbacks ☒Yes ☐No Use Classification Standards: Multi-family residential dwellings ☒Yes ☐No With construction of site improvements & conditions 32 ITEM 4 MULTI-FAMILY CUP, 8740 EL CAMINO REAL PLN 2017-1664 / GRANT Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DISCUSSION: Background The Colony House on the subject property was originally constructed in 1916. In 2009, the Atascadero Building Department observed ongoing construction on the house and found that the structure had been converted into multiple units without permits. A stop work was issued and the owner was notified in writing of the steps needed to legalize the units and permit work on the structure. Several architects and representatives of the property owner have met with City staff over the years to discuss options for potential uses for the colony home at 8740 El Camino Real. In 2014, the City updated the Atascadero Municipal Code to identify multi-family residential as a conditionally allowed use within historic structures in the Commercial Service zone. In July 2017, the Building Department observed that tenants were living in the structure, although permits had never been submitted and the stop work order had not been lifted. The owner was contacted to bring in plans and obtain the necessary permits. A CUP application was submitted in August 2017, and City staff has worked with the applicant through two plan checks to develop a site plan that can meet Municipal Code requirements. Tenants have not been relocated, and are occupying the structure today. Analysis Multi-family units can be permitted in the Commercial Service zone only when they are located in a structure of historical significance, and if a Conditional Use Permit is approved by the Planning Commission. DRC review is required for all multi-family and commercial development in Atascadero. 1. Colony Home No additional changes are proposed on the exterior of the existing colony home. The owner has done work on the structure to rehabilitate the exterior; however, no permits have been issued. DRC does have the discretion to request changes to colony home if there is interest in having the structure restored for historic preservation, with colors or windows consistent with the original colony home. 33 ITEM 4 MULTI-FAMILY CUP, 8740 EL CAMINO REAL PLN 2017-1664 / GRANT Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 2. Site Improvements, Access, & Parking In order to convert the structure to multi-family, development standards of AMC section 9-3.262 must be met. This includes providing covered parking, laundry facilities, and storage for each of the units. In order to provide this, the applicant is proposing to demolish the existing garage structure on site, which is in very poor condition, and build a new carport. Three covered parking spaces are proposed, and four uncovered spaces, which would comply with AMC parking requirements. The existing driveway on the south side of the property will need to be widened and paved to be 20 feet in width to meet Fire Department access standards, as shown on the proposed plans. All parking and accessways will be paved, as required by the Municipal Code. A letter was submitted from a neighbor who wanted to ensure that on -site parking would be made available to the tenants. The letter expressed concerns that multi- family units in the commercial zone would take the limited on-street parking on El Camino Real which the surrounding businesses rely on. See Attachment 4. Trash storage is proposed to be located behind a fence adjacent to the carport structure. Trash would be storage in individual containers for use by each unit and taken out to the curb weekly. The subject property at 8740 El Camino Real is surrounded by Commercial Service properties which include warehousing, storage, construction services, and the Atascadero Glass sales office which is under common ownership with the subject site proposed for multi-family. The applicant’s proposal is to develop the majority of the subject site for the multi-family residential use, but the leave the back 40 feet of the lot in its current condition (gravel base) for continued use by the commercial business at the rear. The DRC may recommend that site improvements are completed on the subject lot, and paving or landscape be extended to cover the entire subject site. Proposed detached carport, laundry, and storage 34 ITEM 4 MULTI-FAMILY CUP, 8740 EL CAMINO REAL PLN 2017-1664 / GRANT Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Proposed Site and Landscape Plan 3. Landscape A conceptual landscape plan has been submitted by the applicant. The plan incorporates landscape areas along the south property line and adjacent to the parking area, as required by the Municipal Code. S taff recommends that the landscape plan be refined to include additional plants with closer spacing to provide adequate coverage and fill the landscape areas. The plants proposed in the front yard appear to be sporadically placed throughout the front yard, and would be better served by clustering like species, using shrubs around pathways and next to the structure, including additional ground cover, and possibly preserving a small section of lawn that does not exceed the water efficient landscape standards. Staff recommends a Condition of Approval be included with the CUP that the applicant shall work with a qualified landscape designer to prepare a complete landscape and irrigation plan with building permits. The existing semi-paved driveway along the northern property line of the site is in poor condition and does not serve a designated use for the project. The applicant has proposed to leave the driveway; however, staff is recommending a condition be added to the CUP that the driveway be removed and replaced with landscape. AMC section 9-4.125(b)(2) (Landscape standards) states that all areas of a building site that are not identified for a specific use or purpose must be landscaped. In addition, AMC section 9-4.125(b)(8) requires a minimum five (5) foot landscape strip to be 35 ITEM 4 MULTI-FAMILY CUP, 8740 EL CAMINO REAL PLN 2017-1664 / GRANT Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero provided within the side yard setback of all commercial and multi-family project sites. The existing unused driveway access must be removed to comply with commercial and multi-family landscape requirements. A wood fence is proposed across a portion of the rear parking area to separate the multi-family residential use from the commercial use to the rear. The fence is not proposed to extend across the entire back of the site, and access would still be open for the commercial uses through the residential site. DRC may recommend that additional separation of uses be established by continuing the fence or a solid wall along the rear area of residential use area. 4. Timing of Improvements & Ongoing Code Enforcement Staff is recommending that a timeline be included with the CUP to ensure that building permits, inspections, and site improvements are completed in a timely manner. The City has been dealing with code enforcement on this property for the past 9 years, and the owner has continued to do construction and move tenants into the building without obtaining permits, despite City letters and stop work orders which have been issued. Staff recommends that a deadline of 6 months be included in the CUP, so that if all work is not completed within 6 months from approval of the CUP, the building will be red tagged and code enforcement action, including daily fines, will resume for the unpermitted work and non-compliant site. DRC DISCUSSION ITEMS 1. Proposed use for 3 multi-family units in Commercial Service zone 2. Colony home - exterior appearance 3. Proposed carport structure 4. Parking, driveway, site circulation 5. Area of use and development for multi-family (rear 40’ of lot not included) 6. Landscape plan 7. Fencing & separation of residential and commercial uses 8. North driveway – require removal to comply with AMC standards 9. Construction timeline & code enforcement ATTACHMENTS: Attachment 1: Aerial Photo – Subject Site Attachment 2: Aerial Photo – Surrounding Uses Attachment 3: Site Photos Attachment 4: Letter from Neighbor Attachment 5: Applicant’s Proposed Plans 36 ITEM 4 MULTI-FAMILY CUP, 8740 EL CAMINO REAL PLN 2017-1664 / GRANT Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 1: Aerial Photo – Subject Site Subject site: 8740 El Camino Real 37 ITEM 4 MULTI-FAMILY CUP, 8740 EL CAMINO REAL PLN 2017-1664 / GRANT Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 2: Aerial Photo – Surrounding Uses Subject site: 8740 El Camino Real 38 ITEM 4 MULTI-FAMILY CUP, 8740 EL CAMINO REAL PLN 2017-1664 / GRANT Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 3: Site Photos 39 ITEM 4 MULTI-FAMILY CUP, 8740 EL CAMINO REAL PLN 2017-1664 / GRANT Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 40 ITEM 4 MULTI-FAMILY CUP, 8740 EL CAMINO REAL PLN 2017-1664 / GRANT Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 41 ITEM 4 MULTI-FAMILY CUP, 8740 EL CAMINO REAL PLN 2017-1664 / GRANT Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 4: Letter from Neighbor 42 ITEM 4 MULTI-FAMILY CUP, 8740 EL CAMINO REAL PLN 2017-1664 / GRANT Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 5: Applicant’s Proposed Plans 43 ITEM 4 MULTI-FAMILY CUP, 8740 EL CAMINO REAL PLN 2017-1664 / GRANT Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 44 ITEM 4 MULTI-FAMILY CUP, 8740 EL CAMINO REAL PLN 2017-1664 / GRANT Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 45 ITEM 4 MULTI-FAMILY CUP, 8740 EL CAMINO REAL PLN 2017-1664 / GRANT Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 46 ITEM 4 MULTI-FAMILY CUP, 8740 EL CAMINO REAL PLN 2017-1664 / GRANT Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 47 ITEM 4 MULTI-FAMILY CUP, 8740 EL CAMINO REAL PLN 2017-1664 / GRANT Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 48