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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, November 14, 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 SEPTEMBER 26, 2018
City of Atascadero Design Review Committee Agenda Regular Meeting, November 14, 2018
Page 2 of 3
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DEVELOPMENT PROJECT REVIEW
2. SETBACK EXCEPTION FOR GREENHOUSE AT 11275 SANTA LUCIA ROAD
3. DESIGN REVIEW OF FUELING STATION AT 1860 EL CAMINO REAL
Property
Owner/Applicant:
Karen Beene/Diego Imana
Project Title: PRE18-0120
Project Location: 11275 Santa Lucia Road, Atascadero, CA 93422
(San Luis Obispo County) APN 054-271-003
Project
Description:
The project is a request for a setback exception for a greenhouse.
Proposed
Environmental
Determination:
Section 15303 of the California Environmental Quality Act (CEQA): New
construction or conversion of small structures.
City Staff: Mariah Gasch, Assistant Planner, Phone: (805) 470-3436, Email:
mgasch@atascadero.org
Staff
Recommendation:
Staff recommends the Design Review Committee approve the exception to allow the
greenhouse with a reduced setback from Santa Lucia Road with Conditions of
Approval.
Property
Owner/Applicant:
Rick Armet / Robert Armet
Project Title: DEV18-0105
Project Location: 1860 El Camino Real, Atascadero, CA 93422
(San Luis Obispo County) APN 049-131-081
Project
Description:
The project includes a proposal for a fueling station (gasoline + electric vehicle
charging), market, deli, and carwash. The applicant is seeking DRC input prior to
building permit submittal.
Proposed
Environmental
Determination:
Ministerial project – Not under the purview of CEQA
City Staff: Kelly Gleason, Senior Planner, Phone: (805) 470-3446, Email:
kgleason@atascadero.org
Staff
Recommendation:
Staff recommendation is to provide any necessary direction to staff and the applicant
related to site and/or building design.
City of Atascadero Design Review Committee Agenda Regular Meeting, November 14, 2018
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4. DESIGN REVIEW OF 11405 EL CAMINO REAL MINI-STORAGE
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Wednesday, November 28, 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/Applicant:
Scott Newton
Project Title: DEV18-0103
Project Location: 11450 Viejo Camino and & 11505 El Camino Real, Atascadero, CA 93422
(San Luis Obispo County) APN 045-342-009, 010
Project
Description:
The proposed project is a mini-storage facility with approximately 57,000 square feet
of storage space and a caretaker’s residence in the Public zoning district. The
project includes restoration of onsite wetlands.
Proposed
Environmental
Determination:
The project will require an initial study to determine the type of environmental
review required by the California Environmental Quality Act (CEQA).
City Staff: Katie Banister, Associate Planner, Phone: (805) 470-3480,
Email: kbanister@atascadero.org
Staff
Recommendation:
Staff recommendation is to approve the project with conditions of approval.
DRC Draft Minutes of 9/26/2018
Page 1 of 6
ITEM NUMBER:
1
DATE: 11-14-18
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Wednesday, September 26, 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 Charles Bourbeau
Committee Member Mark Dariz
Absent: Committee Member Duane Anderson
Committee Member Jamie Jones
Staff Present: Community Development Director, Phil Dunsmore
Senior Planner, Kelly Gleason
Assistant Planner, Mariah Gasch
Associate Planner, Katie Banister
Recording Secretary, Annette Manier
Recording Secretary, Jessica Gibson
Others Present: Stephen Wagner
Gary Miyamoto
Kenneth Klassen
Eric Gobler
Pam Jardini
Larry Gabriel
David Garibay
Shirley Barratt
Randy Vaughn
Tom Schaub
Gregory Clayton
Peggy Walker
Members of the Public
1
DRC Draft Minutes of 9/26/2018
Page 2 of 6
ITEM NUMBER:
1
DATE: 11-14-18
APPROVAL OF AGENDA
MOTION: By Committee Member Bourbeau and seconded
by Chairperson Dariz 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 AUGUST 15, 2018
MOTION: By Chairperson Fonzi and seconded
by Committee Member Dariz to approve the
Consent Calendar.
There was Committee consensus to approve the
Consent Calendar.
PUBLIC COMMENT
None
Chairperson Fonzi closed the Public Comment period.
DEVELOPMENT PROJECT REVIEW
2. HISTORIC COLONY HOUSE USE PERMIT DESIGN INTERPRETATION
Property Owner /
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
historic 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.
2
DRC Draft Minutes of 9/26/2018
Page 3 of 6
ITEM NUMBER:
1
DATE: 11-14-18
Planner Gleason presented the staff report giving background on the project. The
property had previously been commercial use and was approved by the Planning
Commission for mixed-use with conditions to retain the historic character and architecture
for the colony home, including windows. The applicant replaced the windows, but did not
keep with the colony-style architecture. Planner Gleason clarified that the windows were
not larger than previously stated, but were kept to the original size.
Director Dunsmore commented that there was a discrepancy by what the Planning
Commission condition states and what was actually built and asked the DRC to make a
determination on consistency.
PUBLIC COMMENT
The following members of the public spoke during public comment: Robert Gober.
Chairperson Fonzi closed the Public Comment period.
MOTION: By Committee Member Dariz and seconded
by Chairperson Fonzi to replace the front-facing
windows to be more consistent with the
craftsman style and to allow the side windows to
remain as currently installed.
Motion passed 2:1 (Bourbeau opposed)
This item will not go back before the Planning Commission unless the applicant appeals
the decision of the DRC. Director Dunsmore explained the appeal process.
DEVELOPMENT PROJECT REVIEW
3. 2nd DESIGN REVIEW OF OVERSIZED ACCESSORY STRUCTURE AT 3425 LA LUZ
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.
3
DRC Draft Minutes of 9/26/2018
Page 4 of 6
ITEM NUMBER:
1
DATE: 11-14-18
Planner Gasch presented the staff report. The proposed project had previously been
presented to the DRC on August 15, 2018. The Committee had determined that the
applicant should make some revisions in the following areas:
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
Plan for drainage on the site
The applicant revised the project to reduce the size of the structure from 3,00 0 sf to
2,000 sf; the maximum height would be 20 feet at the peak and 14 feet at the eaves.
The setback would be increased from 10 feet to 20 feet from the neighboring property
line to the east. The driveway would be widened from 11 feet to 12 feet and extended
to the garage. There would be an addition of two new retaining walls and the removal
of 3 native Live Oak trees and replanting with 7 new oak trees. Drainage pipes would
also be installed. The stem wall that the structure would sit on has been reduced from 5
½ feet to 3 feet and will make the structure sit lower.
Applicant Klassen stated that he chose to replace the trees with oaks since it would fit in
with the natural landscape.
Eric Gobler, owner’s representative, stated that the drainage plan will be completed
after the DRC makes a decision on whether or not to approve the project.
PUBLIC COMMENT
Kathy Dobie, who was not present, sent a letter (Exhibit A).
The following members of the public spoke during public comment: Tom Schaub who
distributed a letter (Exhibit B), Gregory Clayton, and Peggy Walker.
Chairperson Fonzi closed the Public Comment period.
The Committee gave recommendations on the following items:
1. Architectural Design and Scale:
a. 2,000 sf
b. Add windows
c. Neutral colors
d. Work with staff to make appearance to be more barn-like and compatible
with the neighborhood
2. Setbacks:
a. 20 feet from the property line
b. Landscaping to be closer to the chain link fence
3. Native Trees:
a. Work with staff - remove 3 Live Oaks and replace with 7 new oak or other
trees that are compatible
4. Utilities:
4
DRC Draft Minutes of 9/26/2018
Page 5 of 6
ITEM NUMBER:
1
DATE: 11-14-18
a. Keep as proposed – run water and electricity lines from existing residence
to proposed garage closer to the western property line under the dripline
(further from the tree root system)
5. Drainage:
a. Work with staff to meet current regulations: 4-inch pipe or swale
The applicant will work on the above revisions, and the project will be forwarded on to
Planning Commission.
DEVELOPMENT PROJECT REVIEW
4. DESIGN REVIEW OF 10630 W FRONT (INGLESIDE)
Planner Banister presented the staff report and answered questions from the
Committee.
Pam Jardini and Larry Gabriel gave a presentation on the project and an overview of
the proposed phases. Pam Jardini distributed drawings to the Committee (Exhibit C).
PUBLIC COMMENT:
The following members of the public spoke during public comment: David Garibay.
Chairperson Fonzi closed the Public Comment period.
Property Owner: Shirley Barratt
Applicant: William Vaughn
Project Title: PLN 2008-1290 / AMND 18-0091
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 7,695 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.
5
DRC Draft Minutes of 9/26/2018
Page 6 of 6
ITEM NUMBER:
1
DATE: 11-14-18
The Committee made the following recommendations:
Lighting: Work with staff to adjust the lighting; keep below the roofline and
create the least impact with the neighbors (possible bollard lighting).
Driveway/Parking: Reduce parking spaces and redesign the parking lot to have
a circular shape driveway with a drop off area and an island with landscaping.
The side area parking spaces can stay as proposed.
Trees: Plant more trees, especially along the driveway.
Gazebo: Relocate Gazebo – W ork with staff to look at other options for location.
Gate: W ork with staff to be compatible with the neighborhood.
Landscaping: Provide extra landscaping along the street as well as close to the
buildings.
Roofline: Keep lower roofline as proposed.
Garage: Possible change of location (work with staff).
Doors: Keep as proposed.
Driveway Maintenance Agreement: W ork with staff on wording and put
agreement in writing.
The applicant will work with staff on the above items before the project is forwarded on
to Planning Commission.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Dunsmore gave an update on upcoming projects:
High-end RV Park Lodging with 35 separate units on a 2-acre parcel on W est Del
Rio Rd.
Storage facility near Viejo Camino.
Cell tower located on the west side in a residential zone.
ADJOURNMENT– 4:58 p.m.
The next regular meeting of the DRC is scheduled for October 10, 2018, at 2:00 p.m.,
but may be cancelled.
MINUTES PREPARED BY:
_________________________________________________
Jessica Gibson, Recording Secretary
Administrative Support Assistant
The following exhibits are available in the Community Development Department:
Exhibit A – Letter from Kathy Dobie
Exhibit B – Letter from Tom Schaub
Exhibit C – Project description and site plans for Ingleside from Pam Jardini
6
ITEM 2
11275 Santa Lucia Road Setback Exception
PRE 18-0120
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
Front Setback Exception at 11275 Santa Lucia Road
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
11/14/18 Mariah Gasch
Assistant Planner
Karen Beene & Diego
Imana
PRE 18-0120
RECOMMENDATION
Staff Recommends to the Design Review Committee:
1. Review the appearance of the proposed structure and approve the setback exception
with Conditions of Approval.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
11275 Santa Lucia
Road
Rural Estate Residential
Suburban
054-271-003 0.3-acres
PROJECT DESCRIPTION
The proposed project consists of a setback exception to allow a forty (40) square foot
greenhouse to be located ten (10) feet from the front property line. The applicant is proposing a
greenhouse from a kit that would be eight (8) feet long, six (6) feet wide and six (6) feet high.
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 § 15303
☐ No Project - § 15268
Ministerial Project
SPECIAL DEVELOPMENT PLAN STANDARDS
7
ITEM 2
11275 Santa Lucia Setback Exemption
PRE 18-0120
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 one existing residence. The proposed structure would be located within the
standard twenty-five (25) foot setback on a vacant portion of the land.
SURROUNDING ZONING DISTRICTS AND USES
North: Residential Suburban; Single-family residences
South: Open Space; Graves Creek
East: Residential Suburban; Single-family residences & Open Space; Graves Creek
West: Residential Suburban; Single-family residences
AVERAGE SLOPE VEGETATION
Flat Sparse vegetation
ZONING ORDINANCE / MUNICIPAL CODE STANDARDS / CITY POLICIES
City Standards Meets Requirements Exception Requested
Setback standards (AMC 9-4.103-.110)
☐Yes ☐No Exemption to allow 10-foot
setback for structure under 10
feet high
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
8
ITEM 2
11275 Santa Lucia Setback Exemption
PRE 18-0120
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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
Use Classification Standards:
Accessory Structure
☒Yes ☐No
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 Description / Summary
The applicant proposes building a detached greenhouse that would be forty (40) square
feet in size. The structure would be six (6) feet wide, eight (8) feet long and six (6) feet
high. The parcel is 0.3 acres and located in the Residential Suburban zoning district.
The lot has one existing single-family residence. The applicant is proposing the
greenhouse for growing flowers and propagating other plants for the property as well as
growing vegetables for personal consumption. The greenhouse would not be used for
commercial activities. Due to the structure being less than 120 square feet, the
greenhouse would not require a building permit; however, it’s placement in the front
yard setback does require City approval.
Analysis
An exception to the standard twenty-five (25) foot front setback can be approved by the
Design Review Committee (DRC) to allow a reduced minimum setback of t en (10) feet.
Atascadero Municipal Code 9-4.106 allows the DRC to grant an exemption to the front
setback requirement based on neighborhood compatibility for structures that meet the
following criteria:
a) Structures are no greater than ten (10) feet in height;
b) Structures do not exceed front yard coverage of more than fifty percent (50%);
and
Structures do not impair sight distance for vehicular traffic as reviewed by the City
Engineer.
9
ITEM 2
11275 Santa Lucia Setback Exemption
PRE 18-0120
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DRC DISCUSSION ITEMS:
1. Neighborhood Compatibility
The applicant has proposed a detached greenhouse that would be forty (40)
square feet. The DRC may grant an exemption based on the criteria previously
listed according for AMC 9-4.106. The proposed structure would be placed
between the existing residence and a garden area. The land is flat and the
structure would not impair sight distance of traffic on Santa Lucia Road.
ATTACHMENTS:
Attachment 1: DRC Notice of Action
Attachment 2: Aerial Photo
Attachment 3: Proposed Site Plan
Attachment 4: Proposed Greenhouse
Attachment 5: Proposed Elevations
Attachment 6: Site Photos
10
ITEM 2
11275 Santa Lucia Road Setback Exception
PRE 18-0120
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
ATTACHMENT 1: DRC Notice of Action
PRE 18-0120
11
ITEM 2
11275 Santa Lucia Setback Exemption
PRE 18-0120
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: Site Plan
PRE 18-0120
12
ITEM 2
11275 Santa Lucia Road Setback Exception
PRE 18-0120
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
ATTACHMENT 3: Site Plan
PRE18-0120
N
Proposed
Greenhouse
13
ITEM 2
11275 Santa Lucia Road Setback Exception
PRE 18-0120
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
ATTACHMENT 4: Proposed Greenhouse
14
ITEM 2
11275 Santa Lucia Road Setback Exception
PRE 18-0120
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
ATTACHMENT 5: Elevations
PRE18-0120
View looking straight onto the site
View looking to the south
15
ITEM 2
11275 Santa Lucia Road Setback Exception
PRE 18-0120
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
ATTACHMENT 6: Site Photos
PRE18-0120
Location of Proposed Greenhouse
View looking to the south from Santa Lucia Road
16
ITEM 2
11275 Santa Lucia Setback Exemption
PRE 18-0120
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
View looking to the north from Santa Lucia Road
17
ITEM 3
Fueling Station
DEV 18-0105 / Armet
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
Fueling Station
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
11/14/18 Kelly Gleason Rick and Bob Armet DEV 18-0105
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION ZONING DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
1860 El Camino
Real
General
Commercial
(GC)
Commercial
Tourist (CT) 049-141-048 Approximately
1.49 acres
RECOMMENDATION
Staff Requests the Design Review Committee:
1. Review the proposed design for a service station and direct the applicant to make any
modifications to the site or building design as necessary.
PROJECT DESCRIPTION
The applicant proposes a fueling station with deli and market. The fueling station is designed
with 12 gasoline pumps and 9 electric vehicle charging stations. The design is styled after
Googie architecture which is influenced by car culture, jets, the Space Age, and the Atomic
Age.
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
☒ No Project - § 15268
Ministerial Project
18
ITEM 3
Fueling Station
DEV 18-0105 / Armet
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
Service Station
☒ Allowed
☐ Conditional
☒ Yes
☐ No
☐ Atascadero
☐ Graves
☐ Paloma
☐ Boulder
☐ Other
☒ N/A
☐ Registered Building
☒ No historical significance
EXISTING USES
Vacant
SURROUNDING ZONING DISTRICTS AND USES
North: South: East: West:
CR CT CR/SP-2 Hwy 101
AVERAGE SLOPE VEGETATION
<10% Annual Grasses
DENSITY / FLOOR AREA RATIO
☐ RSF-X / LSF-X: 4 units per acre
☐ RMF-10: 2-10 units per acre
☐ RMF-20: 20-24 units per acre
☐ CP/CR/CS/CN/DO/DC: Max 20
units per acre
☒ Other: N/A
☐ State Density Bonus
Requested
☐ Density Bonus for High
Quality Architecture
☐ City Inclusionary Housing
Density Bonus
☐ Inclusionary Housing
Required
☒ Floor Area Ratio (FAR)
17%
(Total square foot of building
compared to the size of the
property)
ZONING ORDINANCE / MUNICIPAL CODE STANDARDS / CITY POLICIES
City Standards Meets Requirements Exception Requested
Setback standards (AMC 9-4.103) ☒Yes ☐No
Height Standards (AMC 9-4.111) ☒Yes ☐No
Parking Standards (AMC 9-4.114) ☒Yes ☐No
Landscaping (AMC 9-4.124) ☒Yes ☐No
Fencing Standards (AMC 9-4.128) ☒Yes ☐No
Grading Standards (AMC 9-4.138) ☒Yes ☐No
19
ITEM 3
Fueling Station
DEV 18-0105 / Armet
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:
“Service Station” ☒Yes ☐No
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
Aerial Map
DISCUSSION:
Project History
The property has recently
been used as a residential
property and for seasonal
tree sales along with the
storage of landscape
materials. The site is
adjacent to the Del Rio
Specific Plan area with the
new Hilton Hotel under
construction on the
adjacent property to the
north. Two residential
structures have been on
this property for many
years. One of those structures was recently demolished, and the second one wil l be
demolished before the end of the year. Neither of the structures would have qualified as
historic structures due to lack of significant architectural style and poor condition.
Project Description / Summary
The subject site is approximately 1.5 acres in size. The applicant proposes a fueling
station with 12 gas pumps, 9 electric vehicle charging stations, a market and deli, and a
Future Annex
Development
20
ITEM 3
Fueling Station
DEV 18-0105 / Armet
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
car wash. The project is designed to integrate with the adjacent hotel development and
future commercial development at the Del Rio /ECR intersection.
Site Plan
Analysis
Site Design The project proposes two driveways at El Camino Real. The southernmost
driveway is a shared driveway that will also serve future commercial development of the
currently vacant parcels at the corner of Del Rio and El Camino Real. There is a
vehicular connection at the rear of the site to allow access to the ho tel parking lot and
allow hotel patrons to utilize the electric vehicle charging stations. The site is designed
to integrate pedestrian connections between the project and the hotel. Sidewalks are
connected along the project edges for pedestrian connectivity and a pedestrian walk is
included from the sidewalk on El Camino Real.
21
ITEM 3
Fueling Station
DEV 18-0105 / Armet
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Architectural Design. The design is styled after Googie architecture which is influenced
by car culture, jets, the Space Age, and the Atomic Age. The applicant has included a
sloped overhang and roof that extends from the building over the gas pumps. The roof
structure has perforations to allow light in at key locations. The building incorporates
materials such as old freeway signs consistent with the architectural theme. Angular
undulating walls surround the car wash component of the site as an architectural design
feature and to limit noise intrusion to adjacent properties.
The main color theme consists of dark and light gray consistent with the architectural
theme. Accents of red are included under the canopy and on the main market/deli
building and car wash. Yellow accents are included on the decorative structural bracing.
Perimeter landscaping will add layering and color and contrast with the angular building
forms. The outdoor seating area associated with the deli contains metal screening
further enhancing the autopia theme. The overall design theme creates a unique
custom design that is likely to complement the hotel and provide an attractive
destination for highway travelers and local residents.
Side Elevations
Front Elevation
Showing car wash
Non showing car wash
22
ITEM 3
Fueling Station
DEV 18-0105 / Armet
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Landscaping. Landscaping includes street trees and perimeter planters around the
building. The landscape planter along the El Camino Real frontage provides
approximately 15-feet for street trees and landscape screening from back of sidewalk,
providing an ample buffer between the El Camino Real streetscape and the project.
Staff has conditioned the project to work with the adjacent property owner of the hotel to
consolidate and share pedestrian pathways wherever feasible. This will minimize site
pavement and allow for additional landscaping around the building.
DRC DISCUSSION ITEMS:
1. DRC Action
2. Site and Landscape Design.
3. Architectural Design.
ATTACHMENTS:
1. Notice of Action
2. Conceptual Plans
23
ITEM 3
Fueling Station
DEV 18-0105 / Armet
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Notice of Action
DEV 18-0105
DRC NOTICE OF ACTION
Conditions of Approval: 1. The DRC’s approval shall approve the architecture and site
design concept for a fueling station at 1860 El Camino Real.
2. All landscaping shall be drought tolerant and compatible with
Sunset Zone 7.
3. Street trees shall be provided at a maximum spacing of 30-feet
on center. Trees shall be London Plane Sycamores.
4. The applicant shall work with the adjacent property owner to
combine pedestrian pathways wherever possible to allow for
maximized landscape area and minimized site pavement.
Action/ Decision Summary: To be recorded at meeting conclusion
Meeting Date: November 14, 2018
Project Planner: Kelly Gleason
Senior Planner
24
ITEM 3
Fueling Station
DEV 18-0105 / Armet
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Conceptual Plans
DEV 18-0105
25
ITEM 3
Fueling Station
DEV 18-0105 / Armet
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
26
ITEM 3
Fueling Station
DEV 18-0105 / Armet
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
27
ITEM 3
Fueling Station
DEV 18-0105 / Armet
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
28
ITEM 3
Fueling Station
DEV 18-0105 / Armet
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
29
ITEM 3
Fueling Station
DEV 18-0105 / Armet
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
30
ITEM 3
Fueling Station
DEV 18-0105 / Armet
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
31
ITEM 4
Dove Creek Mini Storage
DEV18-0103 / Newton
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
Dove Creek Mini Storage
MEETING
DATE PROJECT PLANNER APPLICANT PROJECT NO.
11/14/2018 Katie Banister Scott Newton DEV18-0103
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
11450 Viejo Camino
11505 El Camino Real
Public Facilities
(PUB) Public (P) 045-342-009
045-341-010
Approximately
4.2 acres
RECOMMENDATION
Staff Requests the Design Review Committee:
1. Provide guidance on whether a mini-storage use is compatible with the neighborhood
and with the policies of the General Plan,
2. Review the preliminary design of the site and buildings.
PROJECT DESCRIPTION
The applicant proposes a mini-storage facility with approximately 53,000 square feet of storage
space and a caretaker’s residence in the Public zoning district. The project includes
preservation and restoration of wetlands.
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
☐ No Project - § 15268
Ministerial Project
32
ITEM 4
Dove Creek Mini Storage
DEV18-0103 / Newton
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
Mini Storage and Single-
Family Residence
☐ Allowed
☒ Conditionally
Allowed
☐ Yes
☒ No
☐ Atascadero
☐ Graves
☒ Paloma
☐ Boulder
EXISTING USES
Single-family residence (geodesic dome) and accessory animal grazing
ZONING AND LOCATION 2014 AERIAL
SURROUNDING ZONING DISTRICTS AND USES
North: CN, RMF-24 South: P East: L, RMF-10 West: RMF-10, OS
AVERAGE SLOPE VEGETATION
Less than 10% Generally annual grasses with wetland-indicator species on
a portion of the lot
ZONING ORDINANCE / MUNICIPAL CODE STANDARDS / CITY POLICIES
City Standards Meets
Requirements Exception Requested
Setback standards (AMC 9-4.103) ☒Yes ☐No
Height Standards (AMC 9-4.111) ☒Yes ☐No
Parking Standards (AMC 9-4.114) ☒Yes ☐No 4 spaces required
Landscaping (AMC 9-4.124) ☒Yes ☐No 10% lot coverage required
Fencing Standards (AMC 9-4.128) ☐Yes ☐No
L
P
RMF-24
RMF-10 RSF-Y 33
ITEM 4
Dove Creek Mini Storage
DEV18-0103 / Newton
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Grading Standards (AMC 9-4.138) ☒Yes ☐No
Lighting Standards (AMC 9-4.137) ☒Yes ☐No
Water Efficient Landscaping (AMC Title 8,
Chapter 10 ) ☒Yes ☐No
Use Classification Standards:
Mini-storage and single-family dwelling ☒Yes ☐No
Subdivision Design Standards ☒Yes ☐No
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
DATE APPLICATION DEEMED COMPLETE
N/A
DISCUSSION:
Project Description / Summary
The applicant proposes more than 53,000 square feet of storage buildings, an office
and a caretaker’s residence in 9 buildings. Paved drive aisles and four parking spaces
are included. The project includes wetland rehabilitation and will require approximately
8,000 cubic yards of cut and 12,000 cubic yards of fill material in order to create a level
development area.
34
ITEM 4
Dove Creek Mini Storage
DEV18-0103 / Newton
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Project Setting and City Economic Development
Between Viejo Camino and El Camino Real from Santa Barbara Road to the subject
property, the General Plan designation is Public Facilities. Correspondingly, the
properties are in the Public zoning district, which has a very limited list of allowed and
conditionally allowed uses including schools, churches, parks, cemeteries, single -family
residences, and mini-storage facilities. This block has some of the largest, flat, non-
residential properties remaining vacant in Atascadero. It was likely given a public
designation since the area’s drainage pattern, wetlands and location made it
challenging for typical residential or commercial development.
Mini-storage facilities are not generally considered a desirable land use. They require a
large amount of flat land and provide neither sales tax revenue nor a significant number
of jobs. Storage buildings are typically unattractive long, narrow, featureless metal
buildings. They do, however, provide a desired service for community members and
can reduce on-site storage, increase the use of residential garages for parking, and
potentially increase aesthetics elsewhere in the City. This is especially the case near
multi-family neighborhoods where smaller units, create storage constraints. The
applicant proposes to provide some oversized units to cater to building contractors that
might otherwise operate from their personal residences. Some communities enact
creative solutions to derive a public benefit from this type of facility, such as a tax on
mini-storage units. The City of Atascadero currently has no such tax.
The DRC should make a recommendation regarding whether the project is
consistent with the economic development goals of the City’s General Plan, and
whether the project is “…consistent with the character of the immediate
neighborhood [and not] contrary to its orderly development” as must be found for
conditional use permit approval.
Wetland Restoration
The Paloma Creek watershed area was historically subject to periodic flooding and
contains wetlands generally associated with the high water table surrounding the creek.
The Dove Creek residential development, located across El Camino Real from the
project, required special construction techniques to address the interaction of building
foundations with wet soils.
The US Fish and Wildlife Service (FWS)
online “wetland mapper” tool indicates
approximately 1.8 acres of the 4.2-acre site
may be jurisdictional wetlands. In order to
complete the proposed project, the applicant
must work with the US Army Corps of
Engineers and FWS to obtain a Clean Water
Act Section 404 permit to alter the onsite
wetlands. A biologist will need to determine
the actual extent of the wetlands and the
Army Corps of Engineers will determine the
FWS Wetland Mapper Data
35
ITEM 4
Dove Creek Mini Storage
DEV18-0103 / Newton
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
amount of compensatory mitigation required. Generally it is expected that more wetland
area will exist after a project is complete than before it commences.
The applicant has proposed the triangular southern corner of the property be used to
create a more functional wetland than exists today. The depressed area will also need
to capture post-construction stormwater runoff created by new impervious surfaces.
State and federal agencies will ultimately determine the appropriate design of the
wetland restoration. Their decisions may require additional land be devoted to
mitigation. The proposed wetland basin is about 4 feet deep.
Site Plan
A concrete channel with approximately 3-foot-tall vertical concrete sides is proposed to
convey overflow water from the wetland on the El Camino side of the property to the
Viejo Camino side where a stormwater culvert travels under the road. The proposed
channel is adjacent to a 15-foot wide utility easement that runs the length of the
easternmost property line between the two streets. The sewer easement provides a
unique opportunity to explore providing a mid -block connecting walking path from El
Existing Wetland
Drainage Channel
Existing Wetlands
Sewer Easement
Proposed Wetland
Existing Wetland
A
D
C
B
E
F
H
J
I
36
ITEM 4
Dove Creek Mini Storage
DEV18-0103 / Newton
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Camino Real to Viejo Camino. The applicant h as been generally open to the concept,
but the City Engineer has concerns about a path that may encourage pedestrians to
cross El Camino Real where there is no signalized intersection . An additional concern
is the trail might be difficult to see from publ ic streets and could become attractive to the
homeless.
Site Section through the Drainage Channel and Sewer Easement
Planning staff recommends:
The drainage channel be given an unpaved surface
with sloped and vegetated sides for a more natural
appearance. This recommendation would require more
area be dedicated to the channel.
The DRC consider the pros and cons of a mid-block
walking path
Building Design
The applicant proposes 9 buildings. Building A will house
the office, a single-family residence and some storage.
This is the best articulated building with variation in both
the height and width of the building. The roof is layered
and windows give a welcoming appearance.
Looking East from El Camino Real
Example of a more natural
drainage channel
37
ITEM 4
Dove Creek Mini Storage
DEV18-0103 / Newton
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Southern Elevation – View from El Camino Real
The remaining 8 buildings are long and relatively low in stature with unadorned masonry
block walls facing the streets. Proposed materials, including split-face masonry and
horizontally-ribbed metal wall panels, add to the institutional or industrial appearance of
the development. With the exception of Building A, the view from El Camino Real is of a
175-foot-long concrete masonry wall placed next to a 160-foot-long concrete masonry
wall. Similarly, the building next to Viejo Camino is 220 feet long. On a positive note,
the bases of these walls are lower than the pavement of the adjacent streets, which will
have the effect of softening their visual impact, especially when coupled with street
trees and other landscaping.
After receiving comments from staff, the applicant has added periodic vertical column
features to provide building depth, but due to the width to height ratio of the building, it is
staff’s opinion the concern has not been adequately addressed.
From both side property lines, rows of metal roll up doors would be visible (Buildings B
and E). The view of Building B would be largely buffered by landscaping trees, but
Building E may need additional screening as it is adjacent to the stormwater channel
and sewer easement.
Staff recommends:
The height of the buildings be given more variation with the addition of taller roof
sections such as tower or cupola-type features similar to the tallest section of
Building A (see image below).
Long exterior walls be divided into wall sections of varying depth and
construction material. The use of concrete masonry should be minimized or
eliminated to avoid the appearance of a penitentiary. Suggested alternative
materials are some combination of smooth stucco, barn wood (or similar), stone,
brick, tile veneer; or vertical standing-seam siding.
Provide additional screening for Building E.
If the Design Review Committee approves of the use of vertical columns to break
up the long sides of the buildings, the columns should be of a contrasting
material or color and perhaps spaced further apart along the wall.
Southern Elevation with Staff recommended Additional Roof “Towers”
38
ITEM 4
Dove Creek Mini Storage
DEV18-0103 / Newton
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Proposed Materials
Frontage Improvements
Frontage improvements will be required on both public streets abutting the property.
The Viejo Camino right-of-way is wide enough to accommodate new curb, gutter,
sidewalk and bike lanes. On the El Camino Real side, the City Engineer has
determined an integral sidewalk will be added to the edge of the road, which currently
has one existing north-bound vehicle travel lane and a shoulder. The shoulder will
become the bike lane.
Landscaping
The Municipal Code requires 10% of the site to be landscaped including the setbacks,
and around the parking area. The site plan shows formal landscaping on the Viejo
Camino side of the property. The wetland will be located on the El Camino Real side of
the property. Street trees will be required on both frontages.
Staff recommends:
Building A be setback 10 feet from the (northwestern) side property line. No
setback is required by the Zoning Ordinance here, but due to the windows in the
Standing Seam Metal Roofing
Ribbed Metal Wall Panel
Band of Metal Accent
Concrete Masonry Units
Medium Bronze Aluminum Windows
Bronze Metal Roll-Up Doors
39
ITEM 4
Dove Creek Mini Storage
DEV18-0103 / Newton
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
wall adjacent to the property line, the Building Code will require a minima l
setback for fire separation. The Zoning Ordinance does not require a side
setback on the neighboring property, and a narrow separation of buildings may
be the result. If expanded and landscaped, the setback would provide an
attractive view of the project from the north while the adjacent lot is vacant.
When the property next door is developed, the distance between the property
line and the building would ensure the windows continue to receive light.
Single-family residence
Due to 24-hour security concerns for mini-storage facilities, a caretaker’s residence is a
common feature; however, the Zoning Ordinance does not identify a caretaker’s
residence as an allowed or conditionally allowed use in the Public zoning district. Th e
Municipal Code does conditionally allow single-family residences.
Staff recommends:
The proposed upstairs caretaker’s residence be permitted as a single-family
residence associated with the business.
SUMMARY OF DRC DISCUSSION ITEMS:
1. Neighborhood compatibility.
2. General Plan consistency.
3. Stormwater channel.
4. Mid-block walking path.
5. Adding height and depth variation to the buildings.
6. Adding exterior material variation.
7. If used, materials and spacing for columns.
8. Screening for Building E (facing adjacent residences)
9. Landscaping setback for Building A
10. Caretaker’s residence.
ATTACHMENTS:
1. Elevations
2. Perspective drawings
3. Colorized Site Plan
40
ITEM 4
Dove Creek Mini Storage
DEV18-0103 / Newton
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Elevations
DEV18-0103
41
ITEM 4
Dove Creek Mini Storage
DEV18-0103 / Newton
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: Perspective Drawings
DEV18-0103
Looking South from Viejo Camino Aerial View of the Office Building 42
ITEM 4
Dove Creek Mini Storage
DEV18-0103 / Newton
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Colorized Site Plan
DEV18-0103
Note, the building layout has been
altered since this site plan was
created, but it shows the location
of proposed landscaping and the
wetland area.
43