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HomeMy WebLinkAboutDRC_2018-09-26_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, September 26, 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 AUGUST 15, 2018 City of Atascadero Design Review Committee Agenda Regular Meeting, Sept. 26, 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 2. HISTORIC COLONY HOUSE USE PERMIT DESIGN INTERPRETATION 3. 2ND DESIGN REVIEW OF OVERSIZED ACCESSORY STRUCTURE AT 3425 LA LUZ Property Owner: Stephen Wagner Applicant: Stephen Wagner Project Title: PLN 2017-1658 / Permit Revision 18-0575 Project Location: 7735 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN 030-132-074 Project Description: The DRC is being asked to provide a determination on exterior windows for a histo ric colony home remodel that was previously reviewed and approved by the Planning Commission to allow for a mixed-use development. Proposed Environmental Determination: Section 15301 of the California Environmental Quality Act (CEQA): minor alteration of an existing structure that will have no expansion of the existing use. This exemption was applied to the original CUP for the mixed-use development. City Staff: Kelly Gleason, Senior Planner, Phone: (805) 470-3446, Email: kgleason@atascadero.org Staff Recommendation: Staff recommends the Design Review Committee make a determination on revision to window design. Property Owner: Kenneth Klassen Project Title: DEV 18-0071 Project Location: 3425 La Luz, Atascadero, CA 93422 (San Luis Obispo County) APN 049-073-016 Project Description: The project includes a Conditional Use Permit for an oversized accessory structure to be used for personal storage. The applicant is proposing a 2,000 sf oversized accessory structure located in the back of the property. Proposed Environmental Determination: CEQA Class 3 Categorical Exemption City Staff: Mariah Gasch, Asst. Planner, Phone: (805) 470-3436, Email: mgasch@atascadero.org Staff Recommendation: Staff recommends the Design Review Committee: 1. Review the appearance of the proposed structure and make recommendations to ensure compatibility with the single-family residential neighborhood; and, 2. Make a recommendation to Planning Commission for consideration of the CUP for a 2,000 square foot detached metal garage located in the Residential Suburban zoning district. City of Atascadero Design Review Committee Agenda Regular Meeting, Sept. 26, 2018 Page 3 of 3 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website 4. 2ND DESIGN REVIEW OF 10630 W FRONT (INGLESIDE) COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next DRC meeting is tentatively scheduled for Wednesday, October 10, 2018, at 2:00 p.m. Agendas, Minutes and Staff Reports are available online at www.atascadero.org under City Officials & Commissions, Design Review Committee. Property Owner: Shirley Barratt Applicant: William Vaughn Project Title: PLN 2008-1290 / AMND18-0091 Project Location: 10630 West Front Road, Atascadero, CA 93422 (San Luis Obispo County) APN 045-353-007 Project Description: The project is an amendment to Conditional Use Permit 2000-0004, which currently allows a 7,696 sf, 15-room care facility for 16 residents. The amendment would allow the expansion of the facility to include a total of 25 assisted-living bedrooms and 9 hospice-care bedrooms. The expansion would include 10,645 sf of additional care- facility space and a 2,880 sf detached garage/workshop. At full capacity, the facility could accommodate 50 assisted-living residents and 9 hospice-care patients. A total of 32 parking spaces are proposed. Proposed Environmental Determination: The project is not exempt from the California Environmental Quality Act. Staff will complete an initial study before the Planning Commission hears the project. City Staff: Katie Banister, Assoc. Planner, Phone: (805) 470-3480, Email: kbanister@atascadero.org Staff Recommendation: Staff recommends the Design Review Committee: 1. Review the design and appearance of the proposed project; and 2. Make recommendations to the Planning Commission regarding the neighborhood compatibility of a 59-resident care facility for the elderly in the Residential Suburban zoning district DRC Draft Minutes of 8/15/2018 Page 1 of 4 ITEM NUMBER: 1 DATE: 9-26-18 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT MINUTES Regular Meeting – Wednesday, August 15, 2018 – 2:00 P.M. City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, CA CALL TO ORDER – 2:00 p.m. Chairperson Fonzi called the meeting to order at 2:00 p.m. ROLL CALL Present: Chairperson Roberta Fonzi Committee Member Duane Anderson Committee Member Jamie Jones Absent: Committee Member Charles Bourbeau Committee Member Mark Dariz Staff Present: Community Development Director, Phil Dunsmore Assistant Planner, Mariah Gasch Planning Intern, Erick Gomez Recording Secretary, Annette Manier Others Present: Kenneth Klassen Eric Gobler Members of the Public APPROVAL OF AGENDA MOTION: By Committee Member Anderson and seconded by Chairperson Fonzi 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 JUNE 27, 2018 1 DRC Draft Minutes of 8/15/2018 Page 2 of 4 ITEM NUMBER: 1 DATE: 9-26-18 MOTION: By Committee Member Anderson and seconded by Committee Member Jones to approve the Consent Calendar. There was Committee consensus to approve the Consent Calendar. DEVELOPMENT PROJECT REVIEW 2. DESIGN REVIEW OF OVERSIZED ACCESSORY STRUCTURE AT 3425 LA LUZ Assistant Planner Gasch presented the staff report and announced that the staff report says the height is 16 ft., but the owner has agreed to reduce the height to 14 ft. at the eaves. The applicant has indicated that this structure will be used for personal use, not a commercial use, and there will be no sales to the public and no lift inside the structure. Staff is recommending adding a Condition of Approval to plant landscaping around the structure for screening. Eric Gobler, owner’s representative, stated that an Arborist Report recently obtained (Exhibit A) states that the three (3) trees slated for removal are because of their poor condition. In doing so, they can move the structure farther away from property lines and reduce the amount of grading. Applicant Klassen announced that this structure will be for a personal car collection, and it’s not going to be a restoration shop, and the structure will need electricity and fire sprinklers. A letter was received from Peggy Walker (Exhibit B) and was distributed to the Committee. Owner/Applicant: Kenneth Klassen Project Title: DEV 18-0071 Project Location: 3425 La Luz, Atascadero, CA 93422 (San Luis Obispo County) APN 049-073-016 Project Description: The project includes a Conditional Use Permit for an oversized accessory structure to be used for personal storage. The applicant is proposing a 3,000 sf detached metal garage located in the back of the property. Proposed Environmental Determination: To be determined prior to Planning Commission Hearing. City Staff: Mariah Gasch, Asst. Planner, Phone: (805) 470-3436, Email: mgasch@atascadero.org Staff Recommendation: Staff recommends the Design Review Committee: 1. Review the appearance of the proposed structure and make recommendation to ensure compatibility with the single-family residential neighborhood; and, 2. Make a recommendation to Planning Commission for consideration of the CUP for a 3,000 sf detached metal garage located in the Residential Suburban zoning district. 2 DRC Draft Minutes of 8/15/2018 Page 3 of 4 ITEM NUMBER: 1 DATE: 9-26-18 . PUBLIC COMMENT The following members of the public spoke during public comment: Karen Pierson, Tom Shaw, Linda Shaw, Gregory Clayton (who distributed photos, Exhibit C), Peggy Walker, and Kathy Dobie. Chairperson Fonzi closed the Public Comment period. Applicant Klassen stated that although he has heard concerns, he would like to mitigate the concerns, and does not want to abandon the project. Community Development Director Dunsmore stated that these issues will need to be resolved prior to the project moving on to Planning Commission. Major concerns are size, appearance (looks like a commercial building), incorporate features into the building, and drainage. The Committee made the following recommendations (in red): 1. Architectural design, scale, and size of structure including neighborhood compatibility The Committee was not in support of the size of the building. The building looks like a commercial structure, and is not compatible with the neighborhood. The Committee suggested looking at features that could be incorporated into the structure to make the appearance more compatible. 2. Possible pole / flag test to observe size and height of structure from off- site The Committee will review this at a later date when new plans are submitted. 3. Landscape screening The Committee agrees with providing landscape screening; however, this topic will be reviewed again when new plans are submitted. 4. Setbacks to adjacent properties The Committee will revisit setbacks when new plans are submitted. 5. Grading and driveway improvements The Committee recommends the applicant further investigate drainage and how it may affect neighboring properties. 6. Native tree removals The Committee was not concerned as much with the 3 trees in decline, but suggested looking into siding to protect the heritage tree that is behind the building. 7. Utility line location to minimize tree impacts The Committee would like utilities realigned to avoid the dripline. The Committee continued the item to a date uncertain to allow the applicant to consider the public testimony and decide whether to make design changes to the building or abandon the project. 3 DRC Draft Minutes of 8/15/2018 Page 4 of 4 ITEM NUMBER: 1 DATE: 9-26-18 COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTOR’S REPORT Director Dunsmore stated that the next meeting is scheduled for September 12, 2018, however, there are currently no items scheduled for that meeting so it may be cancelled. ADJOURNMENT– 2:50 p.m. The next regular meeting of the DRC is scheduled for September 12, 2018, at 2:00 p.m. MINUTES PREPARED BY: _________________________________________________ Annette Manier, Recording Secretary Administrative Assistant The following exhibits are available in the Community Development Department: Exhibit A – Arborist Report Exhibit B - Letter from Peggy Walker Exhibit C – Photos from Gregory Clayton 4 ITEM 2 Colony Home Permit Revision PLN 2017-1658 / Wagner 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 Home Remodel Permit Revision MEETING DATE PROJECT PLANNER APPLICANT CONTACT PLN NO. 9/26/2018 Kelly Gleason Stephen Wagner PLN 2017-1658 PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 7735 El Camino Real General Commercial (CR) Commercial Professional (CP) 030-132-024 9,148 sf RECOMMENDATION Staff Requests the Design Review Committee: 1. Make a determination on Use Permit consistency for a building permit request to modify the window design for a remodel of a historic colony home. PROJECT DESCRIPTION The applicant is requesting modifications to the window design for a historic colony house remodel. The project was previously reviewed by the Planning Commission for approval of a mixed-use development. The applicant is in the middle of the construction process to complete the conversion of the top floor to a residence and upgrade the building to meet current codes. ENVIRONMENTAL DETERMINATION The City of Atascadero’s environmental review process incorporates the requirements in implementing the California Environmental Quality Act. Persons, agencies, or organizations interested in obtaining more information regarding the environmental should contact the Community Development Department. ☐ EIR / MND / ND / Statutory Exemption to be circulated ☐ Prior CEQA Review: ☒ Categorical Exemption completed for the previous approval ☐ No Project - § 15268 Ministerial Project 5 ITEM 2 Colony House Permit Revision PLN 2017-1658 / Wagner Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero SPECIAL DEVELOPMENT PLAN STANDARDS ☐ Downtown Revitalization Plan ☐ Specific Plan ______________________________________________________ ☐ Planned Development Overlay____________________________________________ USE CLASSIFICATION ALLOWED OR CONDITIONALLY ALLOWED USE STRUCTURE 50-YEARS OLD OR GREATER JURISDICTIONAL CREEK Mixed-Use ☒ Allowed ☐ Conditional ☒ Yes ☐ No ☐ Atascadero ☐ Graves ☐ Paloma ☐ Boulder ☐ Other ☒ N/A ☐ Registered Building ☐ No historical significance EXISTING USES Current building permit to convert the upper floor into a residential unit and maintain the ground floor as office SURROUNDING ZONING DISTRICTS AND USES North: South: East: West: Commercial Professional (CP) Commercial Professional (CP) Residential Multi- Family (RMF-10) Commercial Retail (CR) ADVISORY BODIES / OUTSIDE AGENCIES THAT REQUIRE REVIEW OF PROPOSED PROJECT: ☐ Native American Tribes ☐ Atascadero Mutual Water Company (AMWC) ☐ Caltrans District 5 ☐ Regional Water Quality Control Board (RWQCB) ☐ Dept. of Fish & Wildlife (DFW) ☐ SLO Air Pollution Control (APCD) ☐ SLO County ☐ _____________________________ ☐ _____________________________ ☐ _____________________________ APPROVAL PROCESS ☒ DRC ☐ AUP ☐ PC ☐ CC 6 ITEM 2 Colony House Permit Revision PLN 2017-1658 / Wagner Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DISCUSSION: The Planning Commission reviewed and approved a mixed -use development on the site. The existing historic colony home required foundation upgrades and the upper floor was approved to be converted into a residential unit. As part of the permit, the applicant was required to make modifications to the roof to provide an egress compliant window at the upper floor bedroom. Planning Commission approval included a condition to retain the historic character of the building and, in particular, adopted a condition requiring the windows to be architectural grade and double hung style. “All window replacements shall be “double hung” wood or wood clad windows of architectural grade, specified on all building plans. Vinyl double hung windows shall not be utilized. Submitted building plans must include a detail sheet calling out window details.” There were some discussions with planning staff prior to the Planning Commission meeting about flexibility regarding the window material; however, the condition language was not discussed at the hearing and no changes were made. To honor this prior agreement, staff did allow the applicant to install high quality vinyl windows that were compatible with the historic style of the building. The approved permit showed windows designs that complied with the project conditions. During the remodel, the applicant widened the front window framing and installed a larger, white vinyl framed window with a fixed pane above and slider below. The applicant was advised by the building inspector that a revision needed to be submitted for building and planning review to approve the as-built changes. In light of the conditions of approval for the project, staff scheduled the request for DRC review. Staff is requesting that the Design Review Committee make a consistency determination regarding the proposed window style. ATTACHMENTS: 1. Site Photos 2. Elevations 7 ITEM 2 Colony House Permit Revision PLN 2017-1658 / Wagner Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 1: Site Photos PLN 2017-1658 / Permit Revision 18-0575 Pre-Construction Photos 8 ITEM 2 Colony House Permit Revision PLN 2017-1658 / Wagner Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Photos of existing condition Windows requiring DRC determination Approximate height of railing 9 ITEM 2 Colony House Permit Revision PLN 2017-1658 / Wagner Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 2: Approved Elevations PLN 2017-1658 / Permit Revision 18-0575 10 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Atascadero Design Review Committee Staff Report – Community Development Department Oversized Accessory Structure at 3425 La Luz MEETING DATE PROJECT PLANNER APPLICANT CONTACT PLN NO. 9/26/18 Mariah Gasch Assistant Planner Kenneth Klassen DEV 18-0071 RECOMMENDATION Staff recommends the Design Review Committee: 1. Review the appearance of the proposed structure and make recommendations to ensure compatibility with the single-family residential neighborhood; and, 2. Make a recommendation to Planning Commission for consideration of the CUP for a 2,000 square foot detached metal garage located in the Residential Suburban zoning district. PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESOR PARCEL NUMBER(S) SITE AREA 3425 La Luz Road Suburban Estate Residential Suburban 049-073-016 0.98 acres PROJECT DESCRIPTION The proposed project consists of a Conditional Use Permit for an oversized accessory structure to be used for the owner’s personal vehicles. The applicant is proposing a 2,000 square f oot detached metal garage located in the back of the property with a maximum height of twenty feet. ENVIRONMENTAL DETERMINATION The City of Atascadero’s environmental review process incorporates the requirements in implementing the California Environmental Quality Act. Persons, agencies, or organizations interested in obtaining more information regarding the environmental should contact the Community Development Department. ☐ EIR / MND / ND / Statutory Exemption to be circulated ☐ Prior CEQA Review CEQA # ____________ Certified: _________ ☒ Cat. Exemption Class 3 CEQA Guidelines § 153XX ☐ No Project - § 15268 Ministerial Project SPECIAL DEVELOPMENT PLAN STAND ARDS 11 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ☐ N/A ☐ Specific Plan ______________________________________________________ ☐ Planned Development Overlay____________________________________________ USE CLASSIFICATION ALLOWED OR CONDITIONALLY ALLOWED USE STRUCTURE 50-YEARS OLD OR GREATER JURISDICTIONAL CREEK Residential Accessory Use ☐ Allowed ☒ Conditional ☒ No ☐ Atascadero ☐ Graves ☐ Paloma ☐ Boulder ☐ Other ☒ N/A ☐ Colony Home / Commercial ☐ Registered Building ☐ Yes, but deemed not historical significance EXISTING USES The parcel has an existing 1650 sq. ft. single-family residence. The project site is located behind the residence and is currently a vacant portion of the lot including sparse vegetation and native trees. The site includes an existing driveway that circles around the residence which allows access to a covered parking structure behind the residence. The existing driveway will be extended to add access to the proposed structure. SURROUNDING ZONING DISTRICTS AND USES North: Residential Suburban; Single-family residences on Del Rio Road South: Residential Suburban; Single-family residences on Arena Road East: Residential Suburban; Single-family residences West: Residential Suburban; Single-family residences ZONING ORDINANCE / MUNICIPAL CODE STANDARDS / CITY POLICIES City Standards Meets Requirements Exception Requested 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 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 12 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Lighting Standards (AMC 9-4.137) ☒Yes ☐No Water Efficient Landscaping(AMC Title 8, Chapter 10 ) ☒Yes ☐No Use Classification Standards: Residential Accessory Structure ☐Yes ☐No DRC to consider compatibility of use per definition and standards ADVISORY BODIES / OUTSIDE AGENCIES THAT REQUIRE REVIEW OF PROPOSED PROJECT: ☐ Native American Tribes ☐ Atascadero Mutual Water Company (AMWC) ☐ Caltrans District 5 ☐ Regional Water Quality Control Board (RWQCB) ☐ Dept. of Fish & Wildlife (DFW) ☐ SLO Air Pollution Control (APCD) ☐ SLO County ☐ _____________________________ ☐ _____________________________ ☐ _____________________________ APPROVAL PROCESS ☒ DRC ☐ AUP ☒ PC ☐ CC DISCUSSION: Project History This project was brought before the DRC on August 15, 2018. Neighbors attended this meeting and expressed concerns about the scale of the structure. The Committee determined that the applicant should revise plans and consider the following:  Architectural design, scale, and size of the structure;  Setbacks from nearby property lines;  Vegetation to screen the structure;  Moving the structure to increase setback sizes from neighboring residents;  Protecting the large tree to the north of the structure;  Plan for drainage on the site. Project Description / Summary The applicant has reduced the size of the proposed structure from 3,000 square feet to 2,000 square feet and has reduced the height from 16 feet to 14 feet at the eaves. Additionally, the setback has been increased from adjacent property lines. The detached metal garage would be forty (40) feet by fifty (50) feet. The proposed height of the structure includes fourteen (14) feet at the eaves and twenty (2 0) feet at the peak of the roofline. The applicant is proposing the garage for storage of their personal car collection and has agreed that the space will not be leased for storage of commercial vehicles. The existing driveway is currently eleven (11) feet wide and is proposed to be widened to twelve (12) feet by adding a Class 2 Base gravel shoulder. An existing covered parking structure is located on the parcel. Staff could not locate permits for this structure and a condition will be added to the CUP that this structure be removed or permitted before finalization of building permits. 13 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Analysis Oversized accessory structures, including garages which exceed 50% of the size of the main residence, are conditionally allowed in single -family zoning districts. Since the existing residence on the site is 1,650 square feet, the new structure exceeds the 50% requirement and therefore would require a Planning Commission use permit. Design review is required to ensure compatibility with the single-family neighborhood. The DRC’s recommendations will be presented to the Planning Commission when they consider a Conditional Use Permit for this project. DRC DISCUSSION ITEMS: 1. Architectural Design and Scale The applicant is proposing a detached garage with a total square footage of 2,000 square feet and a maximum height of twen ty (20) feet. The structure was previously proposed to sit on a 5.5-foot stem wall. This has been reduced to a three-foot stem wall. Atascadero Municipal Code 9-6.106 limits the gross floor area of a detached accessory structure to less than fifty percent (50%) of the gross floor area of the principal structure. Since the existing residence is 1,650 square feet, the maximum size of an accessory structure is limited to 825 square feet without a use permit. The structure is set far back off of La Luz Road on a downward slope, keeping it almost entirely hidden from La Luz Road. The size and height of the proposed structure would make it visible from Del Rio Road when looking between the houses behind the subject parcel. The proposal is being presented to DRC f or consideration of the revised scale and character of the structure since the applicant is trying to accommodate his storage needs while responding to neighborhood concerns. The structure is proposed to be painted a medium green color, which will blend with the surrounding trees. The applicant is also proposing cream colored trim, white doors and a dark grey roof. The applicant has provided a vegetation plan for the site. The plan includes planting seven (7) additional native oak trees around the proposed garage. Three (3) of these trees would be located on the graded slope in front of the structure and four (4) trees would screen the structure from Del Rio Road. The graded slope in front of the structure will also need to be revegetated with drought tolerant plants prior to final. If the DRC has concerns regarding the visibility of the building, a new flag test may be completed to test the visibility of the project from surrounding neighborhoods. The applicant could install temporary indicators to show the height and corners of the building with poles and flags. 2. Setbacks The applicant increased the side setback from ten (10) feet to twenty (20) feet from the neighboring property to the east. The proposed setback exceeds the City’s requirement set in Atascadero Municipal Code 9-4.107 as five feet minimum from side property lines. The two properties are currently separated by 14 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero a chain link fence, making the proposed structure visible from the neighboring back yard. The DRC should consider if this modified setback is adequate given the size of the structure proposed near neighboring single-family residences. The minimum side setback on the eastern side of the property could be further increased through the CUP requirements if there are neighborhood concerns. 3. Native Trees The subject site has dense native tree coverage over most of the parcel. The applicant is proposing to remove three (3) native Live Oak trees for construction of the proposed garage. All of the trees onsite were given a rating from zero to ten by the arborist. The arborist’s tree rating system rates trees categorized as zero as deceased and ten as a tree in perfect health. The trees proposed for removal were given a rating of one. Trees with a rating of one indicate that the tree has “evidence of massive past failures, extreme disease and is in severe decline.” The applicant is proposing to plant seven (7) new oak trees onsite surrounding the proposed garage. An 18-inch stump also remains in the proposed building footprint after a tree was removed recently. According to the arborist’s report, the proposed project impacts a total of twenty-seven (27) native oak trees. Twenty-five (25) of these are live oak trees and two (2) are valley oak trees. There is a large Coast Live Oak with a 52 -inch diameter trunk located approximately twenty-five (25) feet from the proposed structure. The applicant is proposing a four-inch drain pipe leading from the extended driveway to the depressed landscaping and infiltration area. The proposed drain pipe has been positioned away from the tree but will run under the outer edge of the dripline of this large oak.. Staff believes that the tree removals are justified. If the DRC would like additional trees to be planted to mitigate or reduce visibility, a condition can be added to the CUP for additional planting. Staff also believes that the applicant has addressed concerns about the protection of this large oak tree. The DRC can adjust the drain further away from the dripline if there are still concerns. 4. Utilities The applicant is proposing to run the water and electricity lines from the existing residence to the proposed garage. The utilities run under the dripline of a large, three prong Live Oak with 36”, 28” and 18” trunks. The applicant is relocating this utility line closer to the western property line and further from the tree, reducing potential impacts to the tree’s root system. 15 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Staff believes that the applicant has addressed the concern of protecting this tree. 5. Drainage The applicant is proposing one four-inch drain pipe that would drain water from the proposed driveway extension to a depressed landscaping and infiltration area. This drainage area is located on the north eastern section of the site. Grading for drainage to this area is also being proposed on the north eastern section of the site. This grading also allows for drainage to the depressed landscaping and infiltration area. Staff believes that the applicant has addressed drainage onsite. ATTACHMENTS: Attachment 1: Aerial Photo Attachment 2: Updated Proposed Site Plan Attachment 3: Updated Proposed Elevations Attachment 4: Updated Proposed Renderings Attachment 5: Vegetation Plan Attachment 6: Applicant Statement Attachment 7: Site Photos Attachment 8: Arborist Report 16 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 1: Aerial Photo DEV18-0071 Proposed metal garage Existing residence Existing carport (conditioned to be removed or permitted) 17 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 2: Site Plan DEV18-0071 Depressed drainage and infiltration 20’ Proposed garage 2,000 square feet Proposed retaining wall to match final topography (30” Max ht.) Proposed Class 2 Base shoulder Proposed retaining wall stepped to match topography (±18” Max ht.) Proposed tree removals Proposed utilities to extend from residence Existing residence 1,650 square feet 4” drain pipe to basin Proposed vegetation Proposed vegetation 18 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 3: Elevations DEV18-0071 Front Elevation Side elevation Aerial 19 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 4: Updated Proposed Renderings DEV18-0071 Proposed garage Front View 20 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Back View Left View 21 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Right View View looking to the north 22 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 5: Vegetation Plan DEV18-0071 Proposed oak trees Proposed oak trees 23 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 6: Applicant Statement DEV18-0071 24 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 7: Site Photos DEV18-0071 Project site viewed from edge of driveway looking north Project site viewed from edge of driveway looking northwest 25 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 3 x 30” Live Oak proposed for removal 2 x 28” Live Oak proposed for removal 26 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 32” Live Oak proposed for removal 3 prong 36”, 28” and 18” Live Oak near utilities from residence 27 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero View of site from La Luz Road Current 11-foot wide driveway 28 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero View of site from Del Rio Road Project Area 29 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ATTACHMENT 8: Arborist Report DEV18-0071 30 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 31 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 32 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 33 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 34 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 35 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 36 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 37 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 38 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 39 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 40 ITEM 3 3425 La Luz Oversized Accessory Structure DEV18-0071 / Klassen Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 41 ITEM 4 Amendment to the Master Plan of Development for Ingleside Assisted Living PLN 2008-1290 / Vaughn 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 Amendment to Conditional Use Permit 2000-0004 Expansion of Ingleside Assisted Living (PLN 2008-1290 / AMND18-0091) MEETING DATE PROJECT PLANNER APPLICANT APPLICATION 9/26/2018 Katie Banister, Associate Planner William Vaughn, Ingleside Assisted Living PLN 2008-1290 AMND18-0091 RECOMMENDATION Staff Recommends the Design Review Committee: 1. Review the design and appearance of the proposed expansion of Ingleside Assisted Living; and 2. Make recommendations to the Planning Commission regarding the ne ighborhood compatibility of a 59-resident care facility for the elderly in the Residential Suburban zoning district. PROJECT ADDRESS GENERAL PLAN DESIGNATION ZONING DISTRICT ASSESSOR PARCEL NUMBER(S) SITE AREA 10630 West Front Road RE RS 045-353-007 2.56 acres PROJECT DESCRIPTION Ingleside Assisted Living is an existing 15-room, 16-resident residential care facility for the elderly (RCFE). The applicant proposes expanding the facility to include a total of 25 assisted-living bedrooms and 9 hospice-care rooms for a maximum of 59 residents. In addition, a detached garage/workshop is proposed. Eight native trees are proposed for removal. ENVIRONMENTAL DETERMINATION The City of Atascadero’s environmental review process incorporates the requirements of implementing the California Environmental Quality Act. Persons, agencies, or organizations interested in obtaining more information regarding the environmental review should contact the Community Development Department. ☒ EIR / MND / ND / Statutory Exemption to be circulated ☐ Prior CEQA Review CEQA # ____________ Certified: _________ ☐ Categorical Exemption ☐ No Project - § 15268 Ministerial Project 42 ITEM 4 Ingleside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero SPECIAL DEVELOPMENT PLAN STANDARDS ☒ Master Plan of Development ☐ Specific Plan ______________________________________________________ ☐ Planned Development Overlay____________________________________________ USE CLASSIFICATION ALLOWED OR CONDITIONALLY ALLOWED USE STRUCTURE 50-YEARS OLD OR GREATER JURISDICTIONAL CREEK Residential Care Facility for the Elderly (RCFE) 7 Clients or More ☐ Allowed ☒ Conditionally Allowed ☒ No ☐ Atascadero ☐ Graves ☐ Paloma ☐ Boulder ☐ Other ☒ N/A ☐ Colony Home / Commercial ☐ Registered Building ☐ Yes, but deemed not historically significance EXISTING USES Ingleside Assisted Living, a Residential Care Facility for the Elderly with a capacity of 16 clients. SURROUNDING ZONING DISTRICTS AND USES North South East West RS RSF-Y RS HWY 101 RS AVERAGE SLOPE VEGETATION Approximately 5-10% Landscaped areas mixed with natural areas of annual grasses ZONING ORDINANCE / MUNICIPAL CODE STANDARDS / CITY POLICIES City Standards Meets Requirements Exception Requested Setback standards (AMC 9-4.103-.110) ☐Yes ☒No Approvals for the parcel map creating the lot include a 100- foot building setback from the Highway 101 right-of-way. Height Standards (AMC 9-4.112-113) ☒Yes ☐No Parking Standards (AMC 9-4.114-121) ☒Yes ☐No Landscaping (AMC 9-4.124-127) ☒Yes ☐No Fencing Standards (AMC 9-4.128) ☐Yes ☒No Screening between residential and non-residential 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 Use Classification Standards: Residential care facilities: AMC 9-6.135 ☒Yes ☐No ADVISORY BODIES / OUTSIDE AGENCIES THAT REQUIRE REVIEW OF PROPOSED PROJECT: 43 ITEM 4 Ingleside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero ☐ Native American Tribes ☐ Atascadero Mutual Water Company (AMWC) ☐ Caltrans District 5 ☐ Regional Water Quality Control Board (RWQCB) ☐ Dept. of Fish & Wildlife (DFW) ☐ SLO Air Pollution Control (APCD) ☐ SLO County ☐ _____________________________ ☐ _____________________________ ☐ _____________________________ APPROVAL PROCESS ☒ DRC ☐ AUP ☒ PC ☐ CC DATE APPLICATION DEEMED COMPLETE N/A DISCUSSION: A Conditional Use Permit (CUP) was approved by the Planning Commission in November of 2000 for the Assisted Living Facility. The use permit authorized a 6,480 square-foot, 15-bed residential care facility; however the previous owner constructed a 7,652 square foot facility with a different design. In 2008, the use permit was amended to recognize the discrepancy in the building size and design. In 2012, the Planning Commission approved an amendment to the use permit to allow an increase to the number of client beds to 16. Building and encroachment permits were issued in January of 2017 to attach the facility to the public sewer; previously waste was treated by an on-site septic disposal system (septic tank and leach field). The applicant brought the project to the DRC in the fall of 2017 to evaluate a proposed metal building. The DRC made comments on the appearance of the building and expressed concerns regarding zoning and neighborhood compatibility for expanding the project further. The current proposal is a master plan of development to expand the facility to accommodate additional clients as described in the phases below: Phase 1 1. Construct detached garage/workshop; 2. Construct a paved driveway with 19 additional parking spaces; 3. Provide a curb along the shared driveway between West Front and the guest parking lot to discourage parking; and 4. Expand services to a maximum of 30 clients within 15 existing rooms. Phase 2 1. Construct a 10-bedroom expansion to the existing facility for 20 additional clients; 2. Construct a new front parking area for 13 cars; 3. Complete the curb along the shared driveway; 4. Construct a detached covered patio behind the existing building; and 5. Relocate the existing gazebo to the front of the building. Phase 3 1. Construct a 9-bedroom hospice-care building for 9 additional clients. 44 ITEM 4 Ingleside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero PROJECT AERIAL MAP 45 ITEM 4 Ingleside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero DRC DISCUSSION ITEMS: 1. Phase 1 - Double Occupancy Rooms and Detached Garage  2,880 square feet (80ft by 36ft)  Same colors and materials as the care facility: fiber cement siding (Hardie board) and concrete tile roof  Parking and storage only  Laundry facility in Phase 2 expansion of the care facility  Landscape screening of live oak trees and sugar bush shrubs between the garage and house at 10620 West Front (about 250 feet away) Freeway-Facing Elevation of the Proposed Garage 2. Facility Expansion (Phase 2)  6,709 square-foot addition to the existing building  Same architectural colors and materials on the exterior of the building  10 bedrooms (20 clients)  Nurses’ station  Activity room  Laundry facility  Detached 375 square-foot 11-foot tall covered patio in back yard area  New un-fenced front parking lot  Total capacity of 50 residents in 25 rooms Staff recommends the DRC review:  The appropriate setback of the expansion from the access easement. AMC 9-4.107 requires a 5-foot building setback from access easements. Staff recommends the buildings be set back 25 feet from the property lines along the shared driveway, as is typically required as a front setback in a residential zoning district. The proposed site plan provides a 25 -foot setback from the shared driveway.  The proposed roofline of the expanded building. The existing building has a false second-floor tower with a hip roof that is capped by a flat ridge as 46 ITEM 4 Ingleside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero viewed in the front elevation. The proposed expansion has a similar tower feature that instead climbs to a single point.  The egress doors in the building expansion are hinged doors while the existing building has sliding-glass doors in each bedroom. Elevation drawings show either a solid paneled door or doors with divided panes of glass. Doors with a single pane of glass might look more consistent with the existing building appearance. As shown in the proposed elevations, new windows should be of the same material as in the existing building . Bigger windows should be the same height as existing windows installed at the same elevation. Phase 2 West Elevation – Facing Shared Driveway 3. Hospice Building (Phase 3)  Detached 3,936 square-foot building  9-bedrooms for hospice-care (9 clients)  Total capacity of 59 residents in 34 rooms  Consistent architectural style, materials and colors as the exp anded assisted living facility Staff recommends the DRC review:  The roofline includes a tower similar to the existing facility. The tower rises to a ridge visible from the front parking lot (south eleva tion).  The roofline includes a section of Hardie board siding, which is visible from both the freeway and the shared driveway. T he wall appears to screen rooftop mechanical equipment similar to a fence currently used to screen rooftop equipment. The current screening has a makeshift appearance (see photo below). Staff recommends the Hardie Board siding either be replaced with a sloped roof with concrete tiles or the tower feature be expanded to screen the mechanical equipment for a cleaner, more residential appearance. Another alternative might be to place mechanical equipment at ground surface with adequate landscape screening. 47 ITEM 4 Ingleside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Current Rooftop Mechanical-Equipment Screening Hospice Elevation with Hardie Board Screening 4. Parking Atascadero Municipal Code 9-6.134 requires one parking space for each 4 beds in skilled nursing and residential care facilities. Currently, 10 onsite parking spaces are located in a fenced lot. Care-facility parking is spilling out into an unimproved lot in the future location of the proposed hospice building and onto the shared driveway. An analysis of the required and proposed parking spaces is in the table below. 48 ITEM 4 Ingleside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Parking Analysis Phase Total Beds Parking Requirement Parking Proposed Total Parking Existing 16 4 10 Phase 1 30 8 + 19 29 Phase 2 50 13 + 3 32 Phase 3 59 15 32 View from Shared Driveway toward Makeshift Parking Areas  Previous project approvals limited the number of on-site parking spaces to 10 in order to reduce the commercial appearance of the facility.  Phase 1 parking spaces are located away from the residential neighborhood, between the proposed structures and Highway 101.  The Phase 2 parking lot is adjacent to the shared driveway with 13 spaces in a landscaped area. Staff recommends the project be conditioned to prevent fencing this parking lot.  Phase 1 will also include a curb along the shared driveway between Highway 101 and the existing fenced parking lot to deter guests from parking on the shared driveway. Restricting parking on the driveway will reduce the impact of parking on the neighborhood. Staff recommends the DRC review:  Whether the Phase 2 parking lot should be allowed immediately adjacent to the shared driveway. AMC 9-4.116 restricts the use of the front setback for parking.  Staff suggests a review of the parking situation following occupancy of Phase 2, prior to issuance of permits for Phase 3. 49 ITEM 4 Ingleside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 5. Landscaping and Native Tree Removals The applicant received comments from the DRC in 2017 requesting additional landscaping especially adjacent to the new parking area. The revised plan addresses the comments with extensive new tree coverage and landscaping along the perimeter of all parking and property lines. Staff recommends the DRC review:  Landscaping Phasing. The construction of the buildings will be phased, therefore interim plans for undeveloped areas should be provided . Which portion of the landscaping should be installed with each phase?  Staff recommends the trash enclosure be required with Phase 1 improvements, and be constructed with colors and materials that are compatible with the buildings.  The landscape plan includes very small trees (crepe myrtle trees) in the Phase 2 parking lot. AMC 9-4.119 requires shade trees in parking areas at an approximately 30-foot interval. Crepe myrtle trees are generally considered a large shrub. Staff recommends a larger ornamental tree such as Chitalpa or strawberry tree (Arbutus Unedo).  Conditions of approval for the 2008 amendment included a requirement to plant 20 native trees. Eight of the nine native trees observed on the property by the project arborist are proposed for removal. The proposed landscape plan includes more than 30 oak trees, which staff considers adequate for the project. 6. Fencing Atascadero Municipal Code 9-4.128 requires 6-foot tall fencing or similar screening between commercial and residential uses. Currently, the fencing between the care facility and adjacent residences is transparent, ag-type and metal fencing. At the September 2017 DRC meeting, the neighbors expressed a concern for tall fencing at the rear property line, which would block the view of the area. The DRC recommended a sp lit rail fence with landscape screening as an alternative. The applicant now proposes these screening mechanisms , which staff considers adequate. 7. Signage The 2008 CUP amendment limited on-site commercial signage to one 20 square- foot wall sign, and one 20 square-foot, 6-foot tall monument sign. No freeway oriented signs were permitted. Atascadero Municipal Code 9-15.009 requires the approval of a use permit for all freeway oriented signage. For single tenant buildings less than 10,000 square feet in size, freeway oriented wall signs are limited to 40 square feet in area with maximum letter height of 14 inches. For buildings greater than 10,000 square feet in size, 60 square feet of signage may be approved. The applicant proposes a freeway oriented s ign on the building expansion proposed for Phase 2. The sign would be 55 square feet in size with 50 ITEM 4 Ingleside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 18-inch tall letters. The sign would not be visible within the surrounding neighborhood. While, freeway oriented signage is not typically permitted in the residential zones, staff recommends the DRC endorse the freeway oriented sign as it is not visible from the neighborhood and is proportional to the size of the building. 8. Neighborhood Compatibility In order to approve this amendment to the conditional use permit for the project, the Planning Commission must find the proposed expansion is compatible with the neighborhood, which is in a low-density single-family residential zoning district. The site is accessed from a driveway shared with 3 other single-family residential properties. It is located immediately adjacent to an on -ramp for Highway 101. In 2017, the Design Review Committee was generally comfortable with an expansion of the facility to 30 beds, but expressed concerns over further expansion. The current proposal is for 59 beds at build-out. AMC 9-3.252 provides the allowed density for medical extended care services in the multi - family zones. In the high-density multi-family zone, up to 55 beds per acre are permitted. In the low-density multi-family zone, up to 34 beds per acre are permitted. No maximum density is prescribed for the RS zoning district. The project would have a density of 21 beds per acre. Although the project is within the RS zone, this site is unique in its freeway- oriented location, and may be appropriate for such a use. Staff recommends the appropriate conditions be incorporated into the project, and required findings of neighborhood compatibility be tailored to the special circumstances of the site to avoid setting a precedent for other properties with similar zoning that are farther from major roads. ATTACHMENTS: Attachment 1: Phase 1 Site Plan Attachment 2: Phase 2 Site Plan Attachment 3: Phase 3 Site Plan Attachment 4: Detached Garage Elevations (Phase 1) Attachment 5: Facility Expansion Elevations (Phase 2) Attachment 6: Hospice-Care Building Elevations (Phase 3) Attachment 7: Phases 2 and 3 Conceptual Floor Plan Attachment 8: Landscape Plan Attachment 9: Freeway-Oriented Signage Plan 51 ITEM 4 Ingleside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 1: Phase 1 Site Plan PLN 2008-1290 / AMND18-0091 52 ITEM 4 Ingleside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 2: Phase 2 Site Plan PLN 2008-1290 / AMND18-0091 53 ITEM 4 Ingleside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 3: Phase 3 Site Plan (Complete) PLN 2008-1290 / AMND18-0091 54 ITEM 4 Ingleside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 4: Detached Garage Elevations (Phase 1) PLN 2008-1290 / AMND18-0091 North Elevation – Freeway Facing Side Elevations South Elevation – Facing Neighbor 80 feet 36 feet 55 ITEM 4 Ingleside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 5: Facility Expansion Elevations (Phase 2) PLN 2008-1290 / AMND18-0091 56 ITEM 4 Ingleside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 57 ITEM 4 Ingleside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 6: Hospice Care Building Elevations (Phase 3) PLN 2008-1290 / AMND18-0091 58 ITEM 4 Ingleside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero 59 ITEM 4 Ingleside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 7: Phases 2 and 3 Conceptual Floor Plan PLN 2008-1290 / AMND18-0091 60 ITEM 4 Ingleside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 8: Landscape Plan PLN 2008-1290 / AMND18-0091 61 ITEM 4 Ingleside Assisted Living PLN 2008-1290 / Vaughn Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero Attachment 9: Freeway-Oriented Signage Plan PLN 2008-1290 / AMND18-0091 Dimensions of proposed signage Freeway-facing elevation with Sign 62