HomeMy WebLinkAboutCC_2021-06-22_MinutesDEL RIO RANCH ±25.9 ACRE COMERCIAL RESORT COMMUNITY
THE FUTURE OF COMMERCIAL REAL ESTATE
CONTACT
Jack Phelan
805.215.2703
Jennifer Kim
213.820.1282
Ted Lawton
415.987.6928
License No. 01862677
THE ULTIMATE Commercial Resort & Recreation Destination! Come and experience all
the Central Coast has to offer at Del Rio Ranch experiential resort community located
perfectly between beautiful wine country and stunning coastal beaches.
EXHIBIT A
https://calcoastalcommunities.com
DEL RIO RANCH RV RESORT –Introduction
Project Team
jennifer@calcoastalslo.com
DEL RIO RANCH RV RESORT –Approved Project
“A local company focused on local community goals” -Cal Coastal Communities
DEL RIO RANCH -Commercial Program
“A local company focused on local community goals” -Cal Coastal Communities
Del Rio Ranch Resort
Commercial Retail
109,000 ±square feet
Recreational Lodging
±4.85acres
Outdoor Amphitheater
±300 person
48 Residential Condos
2bd/2bth
48,000 ±square feet
Single Family Homes
±3.68 acres
TRADITIONAL RETAIL MALLS & CENTERS ARE DEAD
DEL RIO RANCH –Old Retail Centers Model
Death by Amazon
Future
EXPERIENTIAL, COVID FRIENDLY, INDOOR/OUTDOOR IS THE
DEL RIO RANCH RV RESORT -Modern Retail
Indoor / Outdoor / Experiential
The following commercial uses are not allowed by Walmart:
(i)a Discount Department Store (as hereinafter defined),(ii)wholesale membership/warehouse club,(iii)Grocery
Store/Supermarket (as hereinafter defined),(iv)pharmacy/drug store;(v)gas station,quick lube/oil change facility,
automobile tire sales;(vi)a variety,general,“dollar”type store;(vii)primary or urgent care medical facility;(viii)any
lockers,lock-boxes or other type of storage system that is used to receive or store merchandise from a catalog or online
retailer;(ix)operating a fulfillment facility in connection with selling,receiving,storing or distributing merchandise from
a catalog or online retailer;(x)operating an Internet Fulfillment Center;Discount Department Store;as used herein shall
mean a store containing in excess of eight thousand (8,000)square feet of dedicated retail floor space that sells a full line
of hard goods and soft goods (e.g.clothing,cards,gifts,electronics,garden supplies,furniture,lawnmowers,toys,health
and beauty aids,hardware items,bath accessories and auto accessories)at a discount,in a retail operation similar to that
of Walmart.(xi)grocery store/supermarket,shall mean a food store of food department that sells food for consumption
off the premises,and which may include but not be limited to the sale of dry,refrigerated or frozen groceries,meat,
seafood,poultry,produce,delicatessen or bakery products,refrigerated or frozen dairy products or any grocery products
normally sold in such stores or departments.Notwithstanding the foregoing,a Lodging C-Store (as hereinafter defined)
shall be a permitted use,and may sell grocery products that would otherwise be prohibited by the Grocery Store /
Supermarket restriction above.“adult”business activities,including without limitation any massage parlor,escort service,
facility with nude (or partially nude,bathing suit-clad or lingerie-clad)models or dancers or any establishment selling or
exhibiting sexually explicit materials;(ii)pawn shop,gambling activities (including but not limited to electronic
gambling,slot machines and other devices similar to the aforementioned);(iii)any business that cashes checks or makes
short-term or “payday advance”type loans;(iv)any business or facility used in growing,delivering,transferring,
supplying,dispensing,dispersing,distributing or selling marijuana or any synthetic substance containing
tetrahydrocannabinol,any psychoactive metabolite thereof,or any substance chemically similar to any of the foregoing,
whether by prescription,medical recommendation or otherwise,and whether consisting of live plants,seeds,seedlings or
processed or harvested portions of the marijuana plant;or (v)involuntary human detention or incarceration (the “Noxious
Walmart –-Property Deed Restrictions
Small Excerpt of Commercial Restrictions
By
DEL RIO RANCH -Commercial Program
“A local company focused on local community goals” -Cal Coastal Communities
One of the last Large Strategic Commercial Sites
-Maximize the amount of Commercial Use the site can support
-Generate the LARGEST amount of Sales Tax & TOT Revenue for Atascadero
-Focus on untapped RV Lodging Market
-Create a large tourism/visitor serving opportunity
-Provide an entertainment hub for the residents and visitors of Atascadero
-Attract head-of-household jobs & businesses to the city
-Walmart Deed Restrictions (5 pages of prohibited uses)
-Provides much needed dining options of local residents
-Solution for Jobs/Housing/Imbalance
Phasing Plan / CUP Application:
Phase I –Site Clean Up, Beautification, Landscaping, Temp facilities,
create equipment & material staging area, small onsite temporary
interim use Lodging component (TOT)
Phase II –permanent site improvements, install roads for circulation
commercial frontage & lodging development, required offsite
improvements
Phase III –Residential Affordable-by-Design Housing
Phases IV –Hotel, Conference Center, Parking Structure
DEL RIO RANCH -Project Phasing Plan
“A local company focused on local community goals” -Cal Coastal Communities
-Site Clean Up & Beautification
-New Landscaping
-Tree Care & Maintenance
-Preservation of Heritage Oak Trees
-Temp facilities, Restrooms & Office
-Establish equipment & material
staging area
-Create small onsite Lodging
component (TOT) located outside
Phase II areas of development
DEL RIO RANCH -Phase I (June 23rd,2021)
Phase I
DEL RIO RANCH -Phase I Interim Use
DEL RIO RANCH -Phase I Interim Use
Interim Use
-Check In Office
-Security Shack
-Bath House
-Restroom Facilities
-Portable Dump Station
-Interim Privacy Screens
-Interim & Landscaping
-Fully Enclosed Trash
Receptacles
-Stabilized Entrances & Roads
-Picnic Tables
-Fire Pits
-Adirondack Chairs
-Walking Paths
-Pop Up Vendors
DEL RIO RANCH -Phase I Interim Use
Interim Use
-Check In Office
-Security Shack
-Bath House
-Restroom Facilities
-Portable Dump Station
-Interim Privacy Screens
-Interim & Landscaping
-Fully Enclosed Trash
Receptacles
-Stabilized Entrances & Roads
-Picnic Tables
-Fire Pits
-Adirondack Chairs
-Walking Paths
-Pop Up Vendors
DEL RIO RANCH -Phase I Interim Use
Interim Use
-Check In Office
-Security Shack
-Bath House
-Restroom Facilities
-Portable Dump Station
-Interim Privacy Screens
-Interim & Landscaping
-Fully Enclosed Trash
Receptacles
-Stabilized Entrances & Roads
-Picnic Tables
-Fire Pits
-Adirondack Chairs
-Walking Paths
-Pop Up Vendors
DEL RIO RANCH -Phase I Interim Use
Interim Use
-Check In Office
-Security Shack
-Bath House
-Restroom Facilities
-Portable Dump Station
-Interim Privacy Screens
-Interim & Landscaping
-Fully Enclosed Trash
Receptacles
-Stabilized Entrances & Roads
-Picnic Tables
-Fire Pits
-Adirondack Chairs
-Walking Paths
-Pop Up Vendors
DEL RIO RANCH -Phase I Site Beautification & Interim Use
“A local company focused on local community goals” -Cal Coastal Communities
DEL RIO RANCH -Phase I Interim Use
Phase II
-Permanent site improvements
-Install roads for circulation
-Build commercial frontage &
lodging development
-Install required offsite
improvements
DEL RIO RANCH -Phase II (by -June 20,2022)
“A local company focused on local community goals” -Cal Coastal Communities
DEL RIO RANCH -Phase II
DEL RIO RANCH -Open Space Park & Amenities
DEL RIO RANCH –Commercial Frontage
Condominium Over Retail
DEL RIO RANCH -Food & Dining Experience
HIGH QUALITY FOOD -Del Rio Ranch is
focused on providing a high quality
dining experience by combining both
indoor/outdoor environments with
amazing an assortment of farm-to-table
food creations:
FOOD TYPES
-Organic Americana
-Italian Cuisine
-Vintner’s Restaurant
-Taste of Asia Cuisine
-Sports Bar & Grill
-Indoor/Outdoor Cafe
-Sandwich Shop
-Artisan Bakery
-Ice Cream Shop
-Assorted Food Trucks
DEL RIO RANCH -Craft Cider, Micro Brew, Winery & Distilleries
CRAFT BEVERAGES Del Rio Ranch is
the center for all CRAFT Beverages
in Northern San Luis Obispo County.
Options will include non-alcoholic
beverages for visitors who wish to
enjoy the quality of craft beverages
without the side effects.
BEVERAGE TYPES
-Organic Winery & Tasting
-Microbreweries
-Craft Cider / Kombucha House
-Coffee Roaster & Café
-Fresh Organic Juice Bar
-Micro Distillery
DEL RIO RANCH –RV Lodging
1. Over Water Bungalows
2. Vintage VW Village
3. Glamp Ground
4. Airstream City
5. Boxcar Hotel
Open Space Lodging Types
6. Interim RV Sites
1. Over Water Bungalows
2. Vintage VW Village
3. Glamp Ground
4. Airstream City
5. Boxcar Hotel
DEL RIO RANCH -Entertainment Center +/-30,000SF
DEL RIO RANCH -Entertainment Center +/-30,000SF
Phase III
-Residential Single Family Homes
DEL RIO RANCH -Phase III (by December 2023)
DEL RIO RANCH -Phase III
DEL RIO RANCH -Residential Housing Affordable-By-Design
Del Rio Ranch Terrace: will include
+/-3.6 Ac. of for sale, fee simple
homes that can be purchased using
traditional financing. These units will
all be sold at or below San Luis
Obispo County’s affordable housing
standards for moderate family
income purchase price requirements.
Phase IV
-Conference Center
-Outdoor Amphitheater
-Parking Structure
-Hotel
-Final Site Improvements
DEL RIO RANCH -Phase IV (By December 2024)
DEL RIO RANCH -Phase IV
DEL RIO RANCH -Conference & Event Center
DEL RIO RANCH -Convention Expo Center
The New Expo Center will feature 3 separate ballroom options that expand into a large
full expo center and will include large exterior roll-up doors to create an indoor /
outdoor experience for attendees. The center will also feature a commercial kitchen
and restaurant to service the programmed events. BALLROOM A 5,420SFBALLROOM B 5,420SFBALLROOM C 5,420SFKITCHENBack of House
WOMENBack of HouseWOMENMENMEN
DEL RIO RANCH -OUTDOOR AMPHITHEATER
Amphitheater –this outdoor venue will seat up to 300
attendees with a mixture of seating types and reservations.
The venue will serve the community for local school band
performances, outdoor plays, music concerts and movie
nights for both Atascadero residents and resort community
guests to share. Noise and event hours will be compliant
with city codes & ordinances.
DEL RIO RANCH -Parking Structure
DEL RIO RANCH -Boutique Hotel & Pool
Key Priorities Driving Development of the 2019-2021 Budget
Leverage Place-Making in the Commercial Areas for Long-Term Economic Development: 9 out of 10
-Complete the El Camino Corridor Study which shall be used as a basis to guide future policies, updates and
development along the corridor.
-Facilitate Downtown infrastructure enhancements.
-Facilitate commercial development near Del Rio.
-Examine future uses of City-owned lots to best facilitate vibrancy in the Downtown.
-Support and adopt legislation that maintains quality public spaces, and a vibrant environment in the
downtown.
-Explore and investigate potential Code options / changes to the Code that would promote creative solutions
to perceived barriers to redevelopment.
-In coordination with the El Camino Corridor Plan, focus on other opportunity areas for community place-
making.
-Continue to encourage and expect quality development.
-Work to reduce the number of vacant store fronts.
-Build partnerships and alliances with local business interests.
DEL RIO RANCH -City Economic Development Goals
“A local company focused on local community goals” -Cal Coastal Communities
Transient Occupancy Tax (TOT)
The TOT is collected from guests staying at hotels within the City. The City has recently seen
significant increases to TOT revenues, and with the Council’s emphasis on promotion and
economic growth, these increases are expected to continue. The Atascadero Tourism Business
Improvement District (ATBID) became effective June 1, 2013, and results in a two percent
assessment on the nightly rent of all occupied rooms or spaces in addition to the City’s
standard ten percent base TOT rate. The activities to be funded by the ATBID are tourism
promotions and marketing programs to promote the City as a tourism destination, as
recommended by the Council-appointed ATBID Board and confirmed by the Council. The 2019-
2021 budget document contains an estimated increase to TOT due to an newly constructed
hotel which is expected to open in April 2020. Base TOT revenues are projected to be about
$1.4 million in 2019-2020 and about $1.6 million in 2020-2021.
The ATBID revenues are projected to be about $284,000 in 2019-2020 and about $327,000 in
2020-2021.
-Atascadero Budget for Fiscal Years 2019-2021
DEL RIO RANCH -City Economic Development Goals
“A local company focused on local community goals” -Cal Coastal Communities
DEL RIO RANCH -City Economic Development Goals
“A local company focused on local community goals” -Cal Coastal Communities
Lodging Type Units Day Rate Occupancy Annual TOT
RV Sites 60 $ 85.00 0.75%$ 1,396,125.00 $ 167,535.00
Glamping 25 $ 250.00 0.65%$ 1,482,812.50 $ 177,937.50
Airstreams 10 $ 250.00 0.65%$ 593,125.00 $ 71,175.00
VW Campers 10 $ 225.00 0.65%$ 533,812.50 $ 64,057.50
Box Car 16 $ 275.00 0.65%$ 1,043,900.00 $ 125,268.00
Hotel 100 $ 250.00 0.85%$ 7,756,250.00 $ 930,750.00
221 $ 222.50 0.65%$ 12,806,025.00 $ 1,536,723.00
Direct Impact –(TOT)
DEL RIO RANCH -City Economic Development Goals
“A local company focused on local community goals” -Cal Coastal Communities
Direct Impact –Sales Tax / Measure #D-20
Commercial Use Revenue Sales Tax Taxes Paid City Of Atascadero
Restaurant (sm)$ 2,000,000.00 8.75%$ 175,000.00 $ 35,000.000
Restaurant (sm)$ 2,000,000.00 8.75%$ 175,000.00 $ 35,000.000
Restaurant (med)$ 3,000,000.00 8.75%$ 262,500.00 $ 52,500.000
Restaurant (med)$ 3,000,000.00 8.75%$ 262,500.00 $ 52,500.000
Winery $ 2,000,000.00 8.75%$ 175,000.00 $ 35,000.000
Micro Brew $ 2,000,000.00 8.75%$ 175,000.00 $ 35,000.000
Conference Center $ 1,000,000.00 8.75%$ 87,500.00 $ 17,500.000
Ampitheater $ 500,000.00 8.75%$ 43,750.00 $ 8,750.000
Retail 1 $ 1,500,000.00 8.75%$ 131,250.00 $ 26,250.000
Retail 2 $ 1,500,000.00 8.75%$ 131,250.00 $ 26,250.000
Retail 3 $ 1,500,000.00 8.75%$ 131,250.00 $ 26,250.000
Retail 4 $ 1,500,000.00 8.75%$ 131,250.00 $ 26,250.000
Retail 5 $ 1,500,000.00 8.75%$ 131,250.00 $ 26,250.000
$ 23,000,000.00 $ 2,012,500.00 $ 402,500.000
DEL RIO RANCH -City Economic Development Goals
“A local company focused on local community goals” -Cal Coastal Communities
Direct Impact –Summary
Commercial Head Count
Restaurant (sm)15
Restaurant (sm)20
Restaurant (med)30
Restaurant (med)30
Winery 12
Micro Brew 12
Conference Center 30
Amphitheater 35
Retail 1 8
Retail 2 8
Retail 3 6
Retail 4 6
Retail 5 6
Hotel 120
RV Resort 30
Total New Job Count 368
Total Economic Benefits:
-City Maker Project
-350 to 400 New Jobs
-$1.5M in TOT Revenue
-$400K Sales Tax
-Estimated $2M of new revenue
-New Tourism Serving Attraction
-Sales Tax Measure #D-20
-Atascadero Tourism Serving District
______________________________________________________________________________
Add $2,000,000 to City Revenue
Conditions of Approval –Interim Use
Applicants are proposing for the establishment of temporary uses as part of phase I of the overall master plan of development. The Interim Use will allow for temporary lodging
and the required temporary facilities to support, manage, and operate the onsite use lodging, site safety, SWPPPS compliance,and both proper on and offsite traffic control
measure, as well as ensuring emergency means of site access and navigation.
The Interim Use will provide the following minimum of services and improvements:
1.Stabilized points of ingress and egress from both Del Rio Rd and El Camino Real.
2.The site will provide for adequate Black & Grey water disposal, through a portable collection station that will be collected and serviced on a regular basis.
3.The applicant will also install temporary power, water, and fire waiter lines for both lodging guests and site operations.
4.All main interior roads for site circulation will be improved and approved by the public works and fire department to compile with their minimum standards i.e. compacted
decomposed granite, gravel and other road base materials.
5.All lodging guest and site operations must comply with city ordinances regarding hours of operations to by from 7am to 10pm.
6.Interim Use will only be allowed up to and until the final and permanent site improvements have been fully reviewed, approved and permitted for phase I of the master
plan of development by the City and City Staff.
7.All roads and Interim Site Improvements will be subject to proper SWPPP’s compliance and mitigation BMPs as required.
8.The Interim will also include temporary facilities like: portable restrooms & shower units, portable security office and chec k In location as will as site storage areas and
storage containers to support onsite operations and management.
9.Allowance for non-permanent “Pop-Up” Vendors such as food, beverage, artisan crafts, and basic amenities.
10.The applicant will be responsible for maintaining cleanliness of site and provide covered trash enclosures and regular trash removal with the Waste Management Company.
11.No long-terms stays over 29 days shall be permitted. The RV and glamping sites are approved as a tourist-serving transient occupancy only. No residential uses are
permitted within these sites. No installation of mobile homes or other structures that will require that the State preside over construction permit jurisdiction shall be
permitted within any portion of the entire site.
Enclosing we would kindly ask that any decision and or recommendation regarding the proposed Interim Use be
forwarded to the city council for their final review and consideration.
DEL RIO RANCH -Interim Use Request
DEL RIO RANCH -Tobin James Winery -Case Study
8950 Union Rd, Paso Robles, CA 93446,
DEL RIO RANCH RV RESORT
THANK YOU
PUBLIC COMMENT PROVIDED BY EMAIL
COMMUNITY FORUM
SUBMISSION FROM: Stephanie Drexler
From: Stephanie Drexler <Stephaniedrexler@hotmail.com>
Sent: Tuesday, June 22, 2021 12:26 PM
To: City Clerk <cityclerk@atascadero.org>
Subject: City Council Meeting 6.22.21-Public Comments
Good evening,
We are writing to you today regarding our concerns about the safety of our children and community due
to the recent incidents near Centennial Plaza, Sunken Gardens, and the surrounding area. We had hoped
to speak to you in person at the council meeting but appreciate you reading our letter. We are not only
parents, but leaders in our community involved with sports, 4H, PTA and numerous other organizations.
We request that you listen to our concerns and continue to take action.
The safety issues downtown due to drug use and homelessness have put our children, surrounding
businesses and community in danger. The recent escalation of incidents includes, stabbings, assault,
drug use, an incident involving a man in the creek with a gun during school hours and an arrest of a man
for Lewd or Lascivious acts with a child under 14. This is the same area the middle school kids
congregate with friends, get dropped off by parents for school and even visit the local orthodontist
office. The issues have escalated and now we believe that it is not if a child will get hurt, it is when. This
is not acceptable.
We understand that this issue is important to the City Council and APD and appreciate the recent
patrolling of the area. Our concern is that the area is still unsafe for our children when they return to
school in August. We want to be sure there is a plan in place to secure this area is safe for all. We ask
that you add this issue to your next agenda meeting for the community to speak and express their
concerns as well as to adopt a plan of action.
As parents and involved community members we are willing to be a part of the solution.
Thank you for your time.
Sincerely,
Concerned Atascadero Parents
Stephanie Drexler
Josh and Tracy Alldredge
Tricia England
Travis and Amanda Ferrie’
Richard and Beth Caddy
Jared Heinemann
Garet and Aubrey Pyle
Troy and Julia Witt
Doug and Iris Martin
Greg and Margaux O’Quest
Eric and Kathy Schwartz
Andy and Kristy Smith
Ronnaug Purchase
Lisa Mallory
Gordon and Sharon West
Tania and Jon Litten
Guy and Kelly Azelton
Aaron and Carrie Schechter