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Home My WebLink AboutCC_2021_10_12_AgendaPacket CITY OF ATASCADERO CITY COUNCIL AGENDA In accordance with City Council Resolution No. 2021-066 and the requirements of AB 361, the City Council Meeting will not be physically open to the public and City Council Members will be teleconferencing into the meeting. HOW TO OBSERVE THE MEETING: To maximize public safety while still maintaining transparency and public access, the meeting will be live-streamed on SLO-SPAN.org, on Spectrum cable Channel 20 in Atascadero, and on KPRL Radio 1230AM and 99.3FM. The video recording of the meeting will repeat daily on Channel 20 at 1:00 am, 9:00 am, and 6:00 pm and will be available through the City’s website or by visiting https://us02web.zoom.us/webinar/register/WN_ZwJ7a031S3KXauEym9ehaA. HOW TO SUBMIT PUBLIC COMMENT: Members of the public are highly encouraged to participate in live public comment through the Zoom platform using the link above or by calling 805-538-2888 to listen and provide public comment via phone. If you wish to comment but not via a live platform, please email public comments to cityclerk@atascadero.org by 12:00 pm on the day of the meeting. Such email comments must identify the Agenda Item Number in the subject line of the email. The comments will be forwarded to the City Council and made a part of the administrative record. If a comment is received after the deadline for submission but before the close of the meeting, the comment will still be included as a part of the administrative record of the meeting but will be forwarded to the City Council the next business day. Please note, email comments will not be read into the record. AMERICAN DISABILITY ACT ACCOMMODATIONS: Any member of the public who needs accommodations should contact the City Clerk’s Office at cityclerk@atascadero.org or by calling 805-470-3400 at least 48 hours prior to the meeting or time when services are needed. The City will use their best efforts to provide reasonable accommodations to afford as much accessibility as possible while also maintaining public safety in accordance with the City procedure for resolving reasonable accommodation requests. City Council agendas and minutes may be viewed on the City's website: www.atascadero.org. Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the office of the City Clerk and are available for public inspection on our website, www.atascadero.org. Contracts, Resolutions and Ordinances will be allocated a number once they are approved by the City Council. The Minutes of this meeting will reflect these numbers. All documents submitted by the public during Council meetings that are either read into the record or referred to in their statement will be noted in the Minutes and available for review by contacting the City Clerk's office. All documents will be available for public inspection by appointment during City Hall business hours. Page 1 of 154 CITY OF ATASCADERO CITY COUNCIL AGENDA Tuesday, October 12, 2021 City Hall Council Chambers, 4th floor 6500 Palma Avenue, Atascadero, California COUNCIL CLOSED SESSION: 5:30 P.M. 1. ROLL CALL 2. CLOSED SESSION -- PUBLIC COMMENT 3. COUNCIL LEAVES TO BEGIN CLOSED SESSION 4. CLOSED SESSION -- CALL TO ORDER a. Conference with Real Property Negotiators (Govt. Code 54956.8) Real Property: 6009 Del Rio Road (APN 049141038 – City Property), 2000 Ramona Road (APN 049141039 – City Property), 2455 El Camino Real (APN 049151056 – People Self Help Housing Property), 6105 Olmeda Avenue (APN 029091001 – State of California Property), Atascadero, California, 93422 Agency Negotiator: Rachelle Rickard, City Manager Negotiating Parties: People Self Help Housing and State of California Subject of Negotiations: Purchase price and/or terms of payment. 5. CLOSED SESSION – ADJOURNMENT 6. COUNCIL RETURNS 7. CLOSED SESSION – REPORT (IF ANY) Announcement(s) of any reportable action(s) taken in Closed Session that occur(s) after the adjournment of Regular Session will be made at the beginning of the next Regular City Council meeting as Closed Session is not recorded or videotaped. City Council Closed Session: 5:30 P.M. City Council Regular Session: 6:00 P.M. Page 2 of 154 REGULAR SESSION – CALL TO ORDER: 6:00 P.M. PLEDGE OF ALLEGIANCE: Council Member Bourbeau ROLL CALL: Mayor Moreno Mayor Pro Tem Newsom Council Member Bourbeau Council Member Dariz Council Member Funk APPROVAL OF AGENDA: Roll Call Recommendation: Council: 1. Approve this agenda; and 2. Waive the reading in full of all ordinances appearing on this agenda, and the titles of the ordinances will be read aloud by the City Clerk at the first reading, after the motion and before the City Council votes. PRESENTATIONS: 1. Proclamation Recognizing September 15 - October 15, 2021 as National Hispanic Heritage Month 2. Proclamation Recognizing October 2021 as Domestic Violence ACTION Month 3. Proclamation Recognizing October 3-9, 2021 as Fire Prevention Week A. CONSENT CALENDAR: (All items on the consent calendar are considered to be routine and non-controversial by City staff and will be approved by one motion if no member of the Council or public wishes to comment or ask questions. If comment or discussion is desired by anyone, the item will be removed from the Consent Calendar and will be considered in the listed sequence with an opportunity for any member of the public to address the Council concerning the item before action is taken.) 1. City Council Draft Action Minutes – September 28, 2021  Recommendation: Council approve the September 28, 2021 Draft City Council Regular Meeting Minutes. [City Clerk] 2. Lift Station No. 13 and Force Main Replacement Project - Engineering Design Services Award  Fiscal Impact: $280,735.00  Recommendation: Council authorize the City Manager to execute a contract for $280,735 with MKN & Associates to provide engineering design services for the Lift Station No. 13 and Force Main Replacement Project (Project No. C2020W02). [Public Works] Page 3 of 154 3. Annexation of the 11885 Halcon Road Subdivision into Community Facilities District 2005-1, Annexation No. 24 (AT 18-0123)  Fiscal Impact: Assessments for this annexation are estimated to be $2,226 annually, adjusted each year for inflation.  Recommendation: Council adopt Draft Resolution, declaring its intention to annex territory, into Community Facilities District 2005-1 (Public Services) as Annexation No. 24 and to authorize the levy of special taxes therein (11885 Halcon Road: AT 18-0123). [Community Development] UPDATES FROM THE CITY MANAGER: (The City Manager will give an oral report on any current issues of concern to the City Council.) COMMUNITY FORUM: (This portion of the meeting is reserved for persons wanting to address the Council on any matter not on this agenda and over which the Council has jurisdiction. Speakers are limited to three minutes. Please state your name for the record before making your presentation Comments made during Community Forum will not be a subject of discussion. A maximum of 30 minutes will be allowed for Community Forum, unless changed by the Council. Any members of the public who have questions or need information may contact the City Clerk’s Office, between the hours of 8:30 a.m. and 5:00 p.m. at (805) 470-3400, or cityclerk@atascadero.org.) B. PUBLIC HEARINGS: None. C. MANAGEMENT REPORTS: 1. The El Camino Plan - Corridor Study Caltrans Sustainable Transportation Planning Grant  Fiscal Impact: The study has no direct costs beyond previously approved consultant and staff costs.  Recommendation: Council receive and file the final Draft El Camino Plan. [Community Development] D. COUNCIL ANNOUNCEMENTS AND COMMITTEE REPORTS: (On their own initiative, Council Members may make a brief announcement or a brief report on their own activities. The following represent standing committees. Informative status reports will be given, as felt necessary): Mayor Moreno 1. City Selection Committee 2. County Mayors Round Table 3. Regional Economic Action Coalition (REACH) 4. SLO Council of Governments (SLOCOG) 5. SLO Regional Transit Authority (RTA) Mayor Pro Tem Newsom 1. City / Schools Committee 2. Design Review Committee 3. League of California Cities – Council Liaison 4. Visit SLO CAL Advisory Committee Page 4 of 154 Council Member Bourbeau 1. City of Atascadero Finance Committee 2. City / Schools Committee 3. Integrated Waste Management Authority (IWMA) 4. SLO County Water Resources Advisory Committee (WRAC) Council Member Dariz 1. Air Pollution Control District 2. California Joint Powers Insurance Authority (CJPIA) Board 3. City of Atascadero Finance Committee Council Member Funk 1. Atascadero Basin Ground Water Sustainability Agency (GSA) 2. Design Review Committee 3. Homeless Services Oversight Council E. INDIVIDUAL DETERMINATION AND / OR ACTION: (Council Members may ask a question for clarification, make a referral to staff or take action to have staff place a matter of business on a future agenda. The Council may take action on items listed on the Agenda.) 1. City Council 2. City Clerk 3. City Treasurer 4. City Attorney 5. City Manager ADJOURN Please note: Should anyone challenge any proposed development entitlement listed on this Agenda in court, that person may be limited to raising those issues addressed at the public hearing described in this notice, or in written correspondence delivered to the City Council at or prior to this public hearing. Correspondence submitted at this public hearing will be distributed to the Council and available for review in the City Clerk's office. Page 5 of 154 ITEM NUMBER: A-1 DATE: 10/12/21 Atascadero City Council September 28, 2021 Page 1 of 6 CITY OF ATASCADERO CITY COUNCIL DRAFT MINUTES Tuesday, September 28, 2021 City Hall Council Chambers, 4th floor 6500 Palma Avenue, Atascadero, California REGULAR SESSION – CALL TO ORDER: 6:00 P.M. Mayor Moreno called the meeting to order at 6:02 p.m. and Council Member Dariz led the Pledge of Allegiance. ROLL CALL: Present: By Teleconference – Council Members Bourbeau, Dariz and Funk, Mayor Pro Tem Newsom, and Mayor Moreno Absent: None Others Present: By Teleconference – City Treasurer Gere Sibbach Staff Present: By Teleconference – City Manager Rachelle Rickard, Administrative Services Director Jeri Rangel, Community Development Director Phil Dunsmore, Public Works Director Nick DeBar, Police Chief Robert Masterson, City Attorney Brian Pierik, Deputy City Manager/City Clerk Lara Christensen, Battalion Chief Matt Miranda, Deputy Community Development Director Loreli Cappel and IT Manager Luke Knight APPROVAL OF AGENDA: MOTION: By Council Member Funk and seconded by Council Member Dariz to: 1. Approve this agenda; and, 2. Waive the reading in full of all ordinances appearing on this agenda, and the titles of the ordinances will be read aloud by the City Clerk at the first reading, after the motion and before the City Council votes. Motion passed 5:0 by a roll-call vote. City Council Regular Session: 6:00 P.M. Page 6 of 154 ITEM NUMBER: A-1 DATE: 10/12/21 Atascadero City Council September 28, 2021 Page 2 of 6 CLOSED SESSION – REPORT (IF ANY) a. September 14, 2021 City Attorney Pierik reported that there was no reportable action from Closed Session on September 14, 2021. PRESENTATION: 1. Employee Recognition A pre-recorded presentation of Employee Recognition Awards was shown during the City Council Meeting. City Manager Rickard presented the following employees with Service Awards:  5 Years: Bonnie Williams, Office Assistant III Lara Christensen, Deputy City Manager/City Clerk  10 Years: Steve Tirotta, Lead Zookeeper Chris Robinson, Fire Captain Tom Little, Fire Engineer  20 Years: Jeri Rangel, Administrative Services Director  25 Years: Bob Molle, Police Lieutenant A. CONSENT CALENDAR: 1. City Council Draft Action Minutes – September 14, 2021  Recommendation: Council approve the September 14, 2021 Draft City Council Regular Meeting Minutes. [City Clerk] 2. August 2021 Accounts Payable and Payroll  Fiscal Impact: $3,238,088.52  Recommendation: Council approve certified City accounts payable, payroll and payroll vendor checks for August 2021. [Administrative Services] 3. Wildland Fire Engine Replacement  Fiscal Impact: $447,754.91  Recommendation: Council authorize the City Manager to execute a contract with South Coast Fire Equipment, Inc. for a total cost of $447,754.91 to build and deliver a Pierce/International FX3 Type-3 Fire Engine. [Fire Department] 4. June 2021 Investment Report  Fiscal Impact: None.  Recommendation: Council receive and file the City Treasurer’s report for quarter ending June 30, 2021. [City Treasurer] Page 7 of 154 ITEM NUMBER: A-1 DATE: 10/12/21 Atascadero City Council September 28, 2021 Page 3 of 6 5. Virtual Meetings – AB 361 Requirements  Fiscal Impact: None.  Recommendation: Council adopt Draft Resolution making findings consistent with the requirements of AB 361 to allow for the conduct of virtual meetings. [City Manager] Council Member Funk noted that Consent Calendar Item #A-3 is for the purchase of a wildland fire engine and funding is due to passage of Measure D-20. MOTION: By Council Member Funk and seconded by Mayor Pro Tem Newsom to approve the Consent Calendar, with the change to the August 10, 2021 Minutes as noted. (#A-3: Contract No. 2021-027) (#A-5: Resolution No. 2021-066) Motion passed 5:0 by a roll-call vote. UPDATES FROM THE CITY MANAGER: City Manager Rachelle Rickard gave an update on projects and issues within the City. COMMUNITY FORUM: The following citizens spoke by telephone or through the webinar on this item: Greg Grewal and Geoff Auslen Mayor Moreno closed the COMMUNITY FORUM period. B. PUBLIC HEARINGS: Notice of Public Hearing Cancellation: 1. Ordinance to Amend Title 11, Subdivisions, of the Atascadero Municipal Code Related to Dedications, Tentative Maps, Parcel and Final Maps, and Subdivision Improvement Requirements PUBLIC COMMENT: The following citizens spoke on this item: None Mayor Moreno closed the Public Comment period. Mayor Moreno noted that the Public Hearing was cancelled. Page 8 of 154 ITEM NUMBER: A-1 DATE: 10/12/21 Atascadero City Council September 28, 2021 Page 4 of 6 C. MANAGEMENT REPORTS: 1. AMC Title 9, Chapter 5 Accessory Dwelling Unit Text Amendments  Fiscal Impact: None.  Recommendation: Council review a series of State law amendments that apply to Accessory Dwelling Units and provide staff direction for text amendments to Atascadero Municipal Code (AMC) Title 9, Chapter 5, Accessory Dwelling units. [Community Development] Community Development Director Dunsmore gave the report and answered questions from the Council. Mayor Moreno recessed the meeting at 7:52 p.m. Mayor Moreno reconvened the meeting at 8:00 p.m. with all present. PUBLIC COMMENT: The following citizens spoke by telephone or through the webinar on this item: Brighton Hushing-Kline and Erik Madsen Mayor Moreno closed the Public Comment period. Council provided direction to staff for potential text amendments to Title 9, Chapter 5 regarding Accessory Dwelling Units. 2. Labor Agreements and Salary Schedules for Fiscal Years 2021-2022, 2022- 2023 & 2023-2024  Fiscal Impact: For Fiscal Year 2021-2022, it is estimated that these catch-up salary adjustments will cost approximately $1.5 million. Each of the additional years is expected to cost an additional $650,000 - $700,000.  Recommendations: Council: 1. Approve the Memorandum of Understanding for Atascadero Police Association. 2. Approve the Memorandum of Understanding for Atascadero Professional Firefighters Local 3600. 3. Approve the Memorandum of Understanding for, Mid- Management/Professional Employees. 4. Approve the Side Letter of Agreement for the Local 620 Service Employees International Union. 5. Adopt Draft Resolution for Non-Represented Professional and Management Workers and Confidential Employees. 6. Approve the City Manager Employment Agreement Amendment. 7. Approve the Salary Schedule for Fiscal Years 2021 -2022, 2022-2023, & 2023-2024. [City Manager] Administrative Services Director Rangel gave the report and answered questions from the Council. City Manager Rickard also answered questions from the Council. Page 9 of 154 ITEM NUMBER: A-1 DATE: 10/12/21 Atascadero City Council September 28, 2021 Page 5 of 6 MOTION: By Mayor Pro Tem Newsom and seconded by Council Member Funk to: 1. Approve the Memorandum of Understanding for Atascadero Police Association. (Contract No. 2021-028) 2. Approve the Memorandum of Understanding for Atascadero Professional Firefighters Local 3600 with the following correction:  Change the 3rd bullet point of 6.6(e) to read “Technical Rescue Team (TRT) – up to a maximum of eight (8) employees assigned” (Contract No. 2021-029) 3. Approve the Memorandum of Understanding for, Mid- Management/Professional Employees. (Contract No. 2021-030) 4. Approve the Side Letter of Agreement for the Local 620 Service Employees International Union. (Contract No. 2021- 018-A1) 5. Adopt Resolution No. 2021-067 for Non-Represented Professional and Management Workers and Confidential Employees with the following correction:  Change the 6th line of section (f) to read “salary increase of 5% and the adjustment per “b” of 5%, …” 6. Approve the City Manager Employment Agreement Amendment. (Contract No. 2013-023-A1) 7. Approve the Salary Schedule for Fiscal Years 2021 -2022, 2022-2023, & 2023-2024. Motion passed 5:0 by a roll-call vote. PUBLIC COMMENT: The following citizens spoke on this item: None Mayor Moreno closed the Public Comment period. D. COUNCIL ANNOUNCEMENTS AND COMMITTEE REPORTS: The following Council Members made brief announcements and gave brief update reports on their committees since their last Council meeting: Mayor Moreno 1. County Mayors Round Table 2. Regional Economic Action Coalition (REACH) Council Member Bourbeau 1. Integrated Waste Management Authority (IWMA) Council Member Dariz 1. Air Pollution Control District 2. California Joint Powers Insurance Authority (CJPIA) Board 3. City of Atascadero Finance Committee Page 10 of 154 ITEM NUMBER: A-1 DATE: 10/12/21 Atascadero City Council September 28, 2021 Page 6 of 6 Council Member Dariz noted that he attended the League of California Cities annual conference in Sacramento with Council Member Funk and City Manager Rickard. He also noted that he will be attending the CJPIA annual meeting and conference in San Diego October 6-8, 2021. Council Member Funk 1. Homeless Services Oversight Council 2. Atascadero Basin Ground Water Sustainability Agency (GSA) Council Member Funk noted that she, along with Council Member Dariz and City Manager Rickard, attend the League of California Cities annual conference on September 22-24, 2021. E. INDIVIDUAL DETERMINATION AND / OR ACTION: 1. Council Member Funk requested Council support for a proclamation recognizing ECHO on their 25th anniversary as an organization. There was Council consensus for a proclamation to be done in recognition of ECHO. F. ADJOURN Mayor Moreno adjourned the Meeting at 9:53 p.m. MINUTES PREPARED BY: ______________________________________ Lara K. Christensen City Clerk APPROVED: Page 11 of 154 ITEM NUMBER: A-2 DATE: 10/12/21 Atascadero City Council Staff Report – Public Works Department Lift Station No. 13 and Force Main Replacement Project Engineering Design Services Award RECOMMENDATION: Council authorize the City Manager to execute a contract for $280,735 with MKN & Associates to provide engineering design services for the Lift Station No. 13 and Force Main Replacement Project (Project No. C2020W02). DISCUSSION: Background The City owns and operates a sewer collection system consisting of more than 63 miles of gravity sewer main and trunk lines and 6.8 miles of force mains that convey an average flow of 1.3 million gallons per day (MGD). Additionally, the City owns and operates twelve sewer lift stations. The City’s wastewater collection system serves approximately 5,000 parcels including the majority of high density and business properties within City limits. As part of the Wastewater Collection Systems Master Plan Update, completed in October 2015, multiple portions of the collection system were identified as undersized or hydraulically deficient under existing and/or future peak hour flows. A series of capital improvement projects was developed to upgrade the wastewater collection system to meet these existing and future flow requirements and to reduce ongoing operation and maintenance expenses. Improvements to Lift Station No. 13 and the associated 2.4 miles of downstream force main were identified as a priority collection system upgrade project. During the development of the City’s Local Area Management Plan (LAMP) further analysis of future development flows was completed within the Lift Station No. 13 sewershed. Lift Station No. 13 receives sewage from all sewered parcels north of San Jacinto Avenue along the El Camino Real corridor and pumps into the longest stretch of force main in the City. While this lift station is not one of the largest lift stations by volume, expected development within this corridor, particularly commercial development such as the properties in the Del Rio Specific Plan, is a driver for upsizing the lift station to meet future flows. Page 12 of 154 ITEM NUMBER: A-2 DATE: 10/12/21 Analysis Lift Station No. 13 is currently situated in an approximate 35 by 35-foot easement with access from El Camino Real near the northbound US 101 off -ramp to Santa Rosa Road/San Ramon Road. During initial stages of preliminary design, it was determined that construction for the replacement lift station within the site constraints was not feasible. In addition, long-term bypass pumping would be required during replacement construction at the current site which was considered cost prohibitive. City staff explored multiple options for nearby alternative sites to construct the new lift station, including construction within the existing roadway right-of-way, acquisition of undeveloped parcels, and a permanent easement acquisition. Ultimately, a permanent easement with access to El Camino Real from an undeveloped parcel at 5900 Santa Cruz Road was acquired and approved by the Council at their June 22, 2021 meeting. Similar to upsizing the lift station, the current force main also needs increased capacity. The current force main alignment is approximately 12,500 feet in length and is runs south on El Camino Real before turning easterly on Del Rio Road and discharges to a gravity sewer near the intersection of Traffic Way with Orillas Way. Due the length of the force main, coupled with a steep vertical drop near the discharge location, odors have long been a concern. The Wastewater Department currently spends approximately $40,000 annually on calcium hydroxide to dose wastewater at the existing Lift Station No. 13 to minimize odors at the lift station and Traffic Way discharge location. Chemical dosing has additional negative impacts besides ongoing costs, including staff safety considerations and precipitation within downstream piping and manholes. Subsequently, staff evaluated alternative force main alignments, and determined that constructing a new replacement force main via Santa Cruz Road and Traffic Way would significantly reduce total costs due to shortened total force main length, reduction in total elevation gain and drop, and reduction in future chemical dosing needs. Once in the Project is complete, the existing force main may be abandoned and left in place to be potentially used as conduit for broadband services. The project components are as follows: Lift Station No. 13 Replacement Construct new lift station in permanent easement at 5900 Santa Cruz Road (fronting El Camino Real) and dismantled and abandon existing lift station at 957 El Camino Real. Consultant will coordinate with Community Development and Public Works staff to update sewer modeling software based on expected land use as a first order of work in order to develop accurate future flows. Force Main Replacement Construct approximately 10,400 feet of new 12 -inch force main pipe below Santa Cruz Road and Traffic Way and abandon existing 12,500 feet of 6-inch sewer force main below El Camino Real and Del Rio Road. Existing force main to be abandoned in-place can be used as conduit for future broadband service. Page 13 of 154 ITEM NUMBER: A-2 DATE: 10/12/21 Consultant Selection Staff solicited proposals in early August 2021 from qualified consultants to perform final design services and prepare construction plans and specifications for the Lift Station No. 13 and Force Main Replacement Project. Services in the proposal include geotechnical testing and report, topographic surveying and survey monument research, preparing construction plans, specifications, cost estimates (PS&E), and providing engineering assistance during the bid process. Staff received four proposals from qualified consultants including MKN & Associates (MKN), MNS Engineers, Wallace Group, and Schaff & Wheeler. Proposals were individually reviewed and scored by a selection committee based upon experience with similar projects, responsiveness to City needs, experience of key personnel , and other factors. The City was fortunate to receive excellent proposals from all f our companies and determined that MKN & Associates of Arroyo Grande submitted the most qualified proposal. MKN is an extremely well qualified firm that has completed multiple wastewater projects over the past decade for the City, and is very familiar with the existing wastewater collection system. Additionally, they performed similar engineering design services for the Lift Station No. 2 replacement, currently nearly construction completion. MKN provided a detailed fee estimate worksheet with their proposal that included labor hours/costs, reimbursable expenses, and subconsultant fees for the work scope identified in the City’s request for proposals. Staff reviewed MKN’s work scope and fee and have determined that it is reasonable. Staff is recommending awarding a contract with MKN on a labor plus reimbursable basis for an estimated maximum fee of $280,735 for design engineering services for the project. Design work is anticipated to take approximately one year to complete. Staff anticipates publicly bidding the project sometime in early fall of 2022 with construction occurring between fall 2022 and summer 2023. Linear utility projects are typically good candidates for winter construction due to the relatively small area open to the elements at any time, and since few of the materials are contingent upon warm weather to properly set. FISCAL IMPACT: The project is included in the current budget for $5,965,000 in Wastewater Funding. The following summarizes the estimated project expenditures and funding sources: ESTIMATED EXPENDITURES Design and Bid Phase (includes R/W acquisition) $ 342,500 Construction Contract 4,325,000 Construction Inspection / Testing / Administration @ 10% 432,500 Construction Contingency @ 20% 865,000 Total Estimated Expenditures: $ 5,965,000 BUDGETED FUNDING SOURCES Wastewater Funds $5,965,000 Total Budgeted Funding Sources: $5,965,000 Page 14 of 154 ITEM NUMBER: A-2 DATE: 10/12/21 ALTERNATIVES: Council may direct staff to resolicit for design engineering services for the project, but staff does not recommend this since the top proposals received were qualified and appear to be very competitive. ATTACHMENT: Project Map Page 15 of 154 LIFT STATION #13 AND FORCE MAINEXHIBITREPLACEMENT PROJECTDRAWN BY:DATE:SCALE:PAGE NO:11"=750'9/27/2021OF1SANTA CRUZ RDTRAFFIC WAYEL CAMINO REALDEL RIO RDC H I C O R D P O T R E R O R DEXISTING 6" FORCE MAINTO BE REPLACED (12,500')PROPOSED 12" FORCE MAINALIGNMENT (10,400')PROPOSED LIFT STATION #13EXISTING LIFT STATION #13ITEM NUMBER: A-2DATE: 10/12/21ATTACHMENT: 1Page 16 of 154 ITEM NUMBER: A-3 DATE: 10/12/21 Atascadero City Council Staff Report – Community Development Department Annexation of the 11885 Halcon Road Subdivision into Community Facilities District 2005-1, Annexation No. 24 (AT 18-0123) RECOMMENDATION: Council adopt Draft Resolution, declaring its intention to annex territory, into Community Facilities District 2005-1 (Public Services) as Annexation No. 24 and to authorize the levy of special taxes therein (11885 Halcon Road: AT 18-0123). DISCUSSION: The applicants, Laura and Michael Joy, are required to annex into the City’s Community Facilities District (CFD) as a condition to finalize their subdivision maps and fulfill the conditions of approval. To satisfy this requirement, the applicants have petitioned the City to annex into the CFD. The 11885 Halcon Road subdivision was approved in 2018 as AT 18-0123. In July 2004, as a key part of the adoption of the City’s Comprehensive Financial Strategy, the Council addressed the need to recover all costs associated with new residential development by directing the formation of a Community Facilities District (CFD). California law allows the formation of such districts for the purpose of recovering the cost of providing public safety services, including police and fire services, and park services for new developments. CFDs ensure that new homeowners pay special taxes in order to sustain the service capability for emergency and non-emergency services to new growth areas in the City. Without such special taxes in place, most new residential units have a substantial negative impact on the General Fund. The Citywide CFD was established in 2005 consistent with this policy and a number of projects have been annexed into the CFD as a requirement prior to recordation of a final map. With the resolution of intention, the City and the applicants are initiating the process of annexing the 11885 Halcon Road development into the City’s existing CFD. The 11885 Halcon Road subdivision was originally part of a General Plan Amendment approved in 2016 which included surrounding properties including the Cerro Roble project. The original project established a Planned Development Overlay Zone #33 on the properties which included a requirement to be fiscally neutral. The project consists of three (3) residential parcels. No deed restricted affordable units are included in the project. Page 17 of 154 ITEM NUMBER: A-3 DATE: 10/12/21 Tentative Map The Resolution establishes the date for the public hearing to complete the annexation. The date has been set for December 14, 2021. There are no registered voters in the area being annexed so the election will be a landowner vote. Following completion of the annexation, staff anticipates levying taxes on the parcels on which development has actually begun in the 2022-2023 tax year. The residential planned development project was conditioned to be fiscally neutral through annexation into the existing Citywide CFD. Annexation into CFD 2005-1 will satisfy the project’s conditions of approval and allow for the annexation vote to occur. A total of three (3) residential units will be annexed into the CFD upon recordation of the annexation documents. The CFD annual levy is currently $742.00 for the 2021-2022 tax year, and adjusts each year for inflation. ALTERNATIVE: Council may refer the item back to staff for additional review and analysis. FISCAL IMPACT: Assessments for this annexation are estimated to be $2,226 annually, adjusted each year for inflation. Page 18 of 154 ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENTS: 1. Draft Resolution 2. Petition to Annex into CFD 2005-1 – No. 24 (AT 18-0123) Page 19 of 154 ITEM NUMBER: A-3 DATE: ATTACHMENT: 10/12/21 1 DRAFT RESOLUTION RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ATASCADERO, CALIFORNIA, DECLARING ITS INTENTION TO ANNEX TERRITORY INTO COMMUNITY FACILITIES DISTRICT NO. 2005-1 (PUBLIC SERVICES) AS ANNEXATION NO. 24, AND TO AUTHORIZE THE LEVY OF SPECIAL TAXES THEREIN WHEREAS, the City Council of the City of Atascadero, C alifornia (the “City Council”), has previously conducted proceedings to establish a community facilities district pursuant to the terms and provisions of the “Mello-Roos Community Facilities Act of 1982”, as amended (the “Act”), Chapter 2.5, Part 1, Division 2, Title 5, commencing at Section 53311, of the Government Code of the State of California, thereof designated as COMMUNITY FACILITIES DISTRICT NO. 2005-1 (PUBLIC SERVICES) (“CFD No. 2005-1”); and WHEREAS, the City Council has received a petition (including waivers) from the landowner requesting that it annex into CFD No. 2005-1 under the Act, to provide for the costs of services, and the City Council now desires to commence proceedings to annex territory into CFD No. 2005-1 as described herein; and WHEREAS, under the Act, this City Council, as the legislative body for CFD No. 2005-1, is empowered with the authority to annex territory to CFD No. 2005-1 and now desires to undertake proceedings to annex territory to CFD No. 2005-1. NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Atascadero: SECTION 1. Recitals. The above recitals are true and correct. SECTION 2. Public Convenience and Necessity. This City Council hereby determines that the public convenience and necessity requires that territory be annexed into CFD No. 2005-1 in order to pay the costs and expenses for the required and authorized public services. SECTION 3. Boundaries. A general description of the territory included in the existing CFD No. 2005-1 is hereinafter described as follows: All that property and territory as originally included in the existing CFD No. 2005-1 heretofore recorded as Instrument No. 2005-037685 in the office of the County Recorder for the County of San Luis Obispo on May 9, 2005 in Book 5 at Page 11-13 of Maps of Assessments and Community Facilities Districts, to which map reference is hereby made, and as such map was amended as a result of prior annexations. A description of the boundaries and territory proposed to be annexed is as follows: All that property and territory proposed to be annexed to CFD No. 2005-1, is shown on the Annexation Map for Annexation No. 24 to CFD No. 2005-1, on file in the Office of the City Clerk, the boundaries of which territory are hereby preliminarily approved and to which map reference is hereby made for further particulars. The area proposed to be annexed to CFD No. 2005-1 is as shown on the Annexation Map identified in Exhibit A. The City Clerk is hereby directed to cause to be recorded such Annexation Map, showing the territory to be annexed, in the office Page 20 of 154 ITEM NUMBER: A-3 DATE: ATTACHMENT: 10/12/21 1 of the County Recorder of the County of San Luis Obispo within fifteen days of the date of adoption of this resolution. SECTION 4. Services. The services which CFD No. 2005-1 is authorized to finance are in addition to those provided in or required for the territory within CFD No. 2005-1 and will not be replacing services already available. A general description of the services to be financed is as follows: POLICE AND FIRE SERVICES Police services and fire protection and suppression services (the “Services”) of the City of Atascadero required to sustain the service delivery capability for emergency and non-emergency services to new growth areas of the City of Atascadero, including but not limited to, related facilities, equipment, vehicles, ambulances and paramedics, fire apparatus, services, supplies and personnel; provided, however, that any increases in special taxes for costs related to employee wages and benefits shall be limited as provided in the Rate and Method of Apportionment of the Special Taxes to fund such Services. PARK SERVICES Park services of the City of Atascadero required for the operation and maintenance of public parks. The City of Atascadero is authorized to finance and direct administrative and incidental annual costs and expenses necessary to provide the maintenance and servicing for public services. No additional services will be necessary or provided in CFD No. 2005-1 and the services as described for CFD No. 2005-1 will serve the properties within CFD No. 2005-1. It is presently intended that the services will be provided, without preference or priority, to the existing territory in CFD No. 2005-1 and the territory proposed to be annexed to CFD No. 2005-1. SECTION 5. Special Taxes. It is the intention of this City Council that, except where funds are otherwise available, a special tax sufficient to pay for said services to be provided in CFD No. 2005-1 and Annexation No. 24, secured by recordation of a continuing lien against all non-exempt real property in Annexation No. 24, will be levied annually within the boundaries of Annexation No. 24 from and after the annexation of such property to CFD No. 2005-1. The special taxes shall be those as authorized through the formation of CFD No. 2005-1, adopted by Ordinance of this legislative body, as amended by the adoption of Resolution 2018-001 and no changes or modifications are proposed in the special taxes from those as currently set forth and made applicable to CFD No. 2005-1 in accordance with Resolution 2018-001. For particulars as to the rate and method of apportionment of the proposed special tax (the “RMA”), reference is made to the attached and incorporated Exhibit “B,” which sets forth in sufficient detail the method of apportionment to allow each landowner or resident within Annexation No. 24 to clearly estimate the maximum annual amount that said person will have to pay on said special tax. The special taxes, to the extent possible, shall be collected in the same manner as ad valorem property taxes and shall be subject to the same penalties, procedure, sale and lien priority in any case of delinquency as applicable for ad valorem taxes; provided, however, CFD No. 2005-1 Page 21 of 154 ITEM NUMBER: A-3 DATE: ATTACHMENT: 10/12/21 1 may utilize a direct billing procedure for any special taxes that cannot be collected on the County tax roll or may, by resolution, elect to collect the special taxes at a different time or in a different manner if necessary to meet its financial obligations. SECTION 6. Public Hearing. Notice is given that on Tuesday, December 14, 2021, at 6:00 p.m. or as soon thereafter as the matter may be heard, in the regular meeting place of this City Council at the City of Atascadero, City Hall Council Chambers, 6500 Palma Ave, Atascadero, California, and the same are hereby appointed and fixed as the time and place when and where this City Council, as legislative body for CFD No. 2005-1, will conduct a public hearing on the annexation of territory to CFD No. 2005-1, and consider and finally determine whether the public interest, convenience and necessity require said annexation of territory to the CFD No. 2005-1 and the levy of said special tax therein. (At the time of this printing, it is expected that this meeting will be held virtually. Should circumstances change, which would allow for the meeting to be physically open to the public, the change will be noted on the City’s website with the posting of the agenda and agenda packet.) SECTION 7. Notice. The City Clerk is hereby directed to cause notice of said public hearing to be given by publication one time in a newspaper of general circulation in the area of CFD No. 2005-1, including the area to be annexed to CFD No. 2005-1. The publication of the notice shall be completed at least seven days before the date herein set for said hearing. The City Clerk may also cause a copy of such notice to be mailed to the registered voters and landowners within the territory proposed to annexed, which shall be mailed at least fifteen days before the date of said hearing. PASSED AND ADOPTED at a regular meeting of the City Council held on the ___th day of_______, 2021. On motion by Council Member ___________ and seconded by Council Member ________, the foregoing Resolution is hereby adopted in its entirety on the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: CITY OF ATASCADERO ______________________________ Heather Moreno, Mayor ATTEST: ______________________________________ Lara K. Christensen, City Clerk APPROVED AS TO FORM: ______________________________________ Brian A. Pierik, City Attorney Page 22 of 154 ITEM NUMBER: A-3 DATE: ATTACHMENT: 10/12/21 1A Page 23 of 154 ITEM NUMBER: A-3 DATE: ATTACHMENT: 10/12/21 1B EXHIBIT B RATE AND METHOD OF APPORTIONMENT CITY OF ATASCADERO COMMUNITY FACILITIES DISTRICT NO. 2005-1 (PUBLIC SERVICES) RATE AND METHOD OF APPORTIONMENT A Special Tax of Community Facilities District No. 2005-1 (Public Services) of the City of Atascadero ("CFD") shall be levied on all Assessor's Parcels in the CFD and collected each Fiscal Year commencing in Fiscal Year 2005-06 in an amount determined by the City through the application of the rate and method of apportionment of the Special Tax set forth below. All of the real property in the CFD, unless exempted by law or by the provisions hereof, shall be taxed for the purposes, to the extent and in the manner herein provided. A. DEFINITIONS The terms hereinafter set forth have the following meanings: "Acre or Acreage" means the land area of an Assessor’s Parcel as shown on an Assessor's Parcel Map, or if the land area is not shown on an Assessor's Parcel Map, the land area shown on the applicable final subdivision map, other final map, other parcel map, other condominium plan, or functionally equivalent map or instrument recorded in the Office of the County Recorder. The square footage of an Assessor's Parcel is equal to the Acreage multiplied by 43,560. "Act" means the Mello-Roos Community Facilities Act of 1982, as amended, being Chapter 2.5, Part 1, Division 2 of Title 5 of the Government Code of the State of California. "Administrative Expenses" means the actual or estimated costs incurred by the City as administrator of the CFD to determine, levy and collect the Special Taxes, including salaries, benefits and overhead costs of City employees whose duties are directly related to administration of the CFD and the f ees of consultants, legal counsel, the costs of collecting installments of the Special Taxes upon the general tax rolls, preparation of required reports; and any other costs required to administer the CFD as determined by the City. "Affordable Unit(s)" means dwelling units located on one or more Assessor’s Parcels of Residential Property that are subject to deed restrictions, resale restrictions, and/or regulatory agreements recorded in favor of the City providing for affordable housing. Affordable Units will require annual application to the City for verification of their affordable housing status. The City will have the authority to approve and establish policies regarding Affordable Housing Dwelling Units and their status. Affordable dwelling units shall be classified as Affordable Units by the CFD Administrator in the chronological order in which the building permits for such property are issued. "Annual Escalation Factor" means the greater of, five percent (5%) or the annual percentage change in the Consumer Price Index (CPI) of “All Urban Consumers” for the San Francisco-Oakland-San Jose Area. "Approved Property" means an Assessor’s Parcel and/or Lot in the District, which has a Final Map recorded prior to January 1st preceding the Fiscal Year in which the Special Tax is being levied, but for which no building permit has been issued prior to the May 1st preceding the Fiscal Year in which the Special Tax is being levied. The term "Approved Property" shall apply only to Ass essors’ Parcels and/or Lots, which have been subdivided for the purpose of residential or commercial development, excluding Page 24 of 154 ITEM NUMBER: A-3 DATE: ATTACHMENT: 10/12/21 1B any Assessor’s Parcel that is designated as a remainder parcel determined by final documents and/or maps available to the CFD Administrator. "Assessor's Parcel" means a lot or parcel shown in an Assessor's Parcel Map with an assigned assessor's parcel number. "Assessor's Parcel Map" means an official map of the Assessor of the County designating parcels by assessor's parcel number. "Base Year" means Fiscal Year ending June 30, 2006. "CFD Administrator" means an official of the City, or designee thereof, responsible for determining the Special Tax Requirement and providing for the levy and collection of the Special Taxes. "CFD" means Community Facilities District No. 2005-1 (Public Services) of the City of Atascadero. "City" means the City of Atascadero. "Council" means the City Council of the City of Atascadero, acting as the legislative body of the CFD. "County" means the County of San Luis Obispo, California. "Developed Property" means all Taxable Property, exclusive of Property Owner Association Property, or Public Property, for which a building permit was issued after July 1, 2004 and prior to May 1st preceding the Fiscal Year in which the Special Tax is being levied. "Final Map" means an Assessor’s Parcel Map, a final subdivision map, other parcel map, other final map, other condominium plan, or functionally equivalent map that has been recorded in the Office of the County Recorder. "Fiscal Year" means the period starting July 1 and ending on the following June 30. "Land Use Class" means any of the classes listed in Table 1. "Lot" means property within a recorded Final Map identified by a lot number for which a building permit has been issued or may potentially be issued. "Maximum Special Tax" means the maximum Special Tax, determined in accordance with Section C below that can be levied in the CFD in any Fiscal Year on any Assessor’s Parcel. "Multi-Family Residence" means all Assessor’s Parcels of Developed Property for which a building permit has been issued for a residential structure consisting of two or more residential units that share common walls, including, but not limited to, duplexes, triplexes, townhomes, condominiums, apartment units, and secondary units as defined in Ordinance No. 454. "Non-Residential Property" means all Assessor’s Parcels of Developed Property for which a building permit(s) has been issued for a non- residential use and does not contain any residential units as defined under Residential Property or Multi-Family Property. "Park Services" means the estimated and reasonable costs for maintaining authorized parks within the City. "Property Owner Association Property" means any property within the boundaries of the CFD that is owned by, or irrevocably dedicated as indicated in an instrument recorded with the County Recorder to, a property owner association, including any master or sub-association. Page 25 of 154 ITEM NUMBER: A-3 DATE: ATTACHMENT: 10/12/21 1B "Proportionately" means in a manner such that the ratio of the actual Special Tax levy to the Maximum Special Tax is equal for all Assessor’s Parcels within each Land Use Class. "Public Property" means any property within the boundaries of the CFD that is, at the time of the CFD formation or at the time of an annexation, expected to be used for rights-of-way, parks, schools or any other public purpose and is owned by or irrevocably offered for dedication to the federal government, the State, the County, the City or any other public agency. "Public Safety Costs" means the estimated and reasonable costs of providing Public Safety services, including but not limited to (i) the costs of contracting for police and fire services, (ii) related facilities, equipment, vehicles, ambulances and paramedics, fire apparatus, supplies, (iii) the salaries and benefits of City staff if the City directly provides police and fire protection services, and (iv) City overhead costs associated with providing such services within the CFD. The Special Tax provides only partial funding for Public Safety. "Residential Unit" means any residence in which a person or persons may live, which comprises an independent facility capable of conveyance separate from adjacent residential dwelling units and is not considered to be for commercial or industrial use. This includes Single-Family Residence and Multi- Family Residence. "Single-Family Residence” means all Assessor’s Parcels of Developed Property for which a building permit(s) has been issued for purposes of constructing one residential dwelling unit. "Special Tax" means the Special Tax to be levied in each Fiscal Year on each Assessor's Parcel of Taxable Property to fund the Special Tax Requirement, and shall include Special Taxes levied or to be levied under Sections C and D, below. "Special Tax Requirement" means that amount required in any Fiscal Year for the CFD to: (i) pay for Public Safety Costs; (ii) pay for Park Services; (iii) pay reasonable Administrative Expenses; (vi) pay any amounts required to establish or replenish any reserve funds; and (v) pay for reasonably anticipated delinquent Special Taxes based on the delinquency rate for Special Taxes levied in the previous Fiscal Year; less any surplus of funds available from the previous Fiscal Year’s Special Tax levy. "State" means the State of California. "Taxable Property" means all of the Assessor's Parcels within the boundaries of the CFD that are not exempt from the Special Tax pursuant to law or as defined below. "Tax-Exempt Property" means an Assessor's Parcel not subject to the Special Tax. Tax-Exempt Property includes: (i) Public Property, (ii) Property Owner Association Property, and (iii) property designated by the City or CFD Administrator as Tax-Exempt Property. "Undeveloped Property" means, for each Fiscal Year, all Taxable Property not classified as Developed Property or Approved Property, including an Assessor ’s Parcel that is designated as a remainder parcel and is not identified as potential Public Property by any final document and/or maps available to the CFD Administrator. B. ASSIGNMENT TO LAND USE CATEGORIES Each Fiscal Year using the definitions above, all Taxable Property within the CFD shall be classified as Developed Property, Approved Property, Non-Residential Property, or Undeveloped Property. Developed Property shall further be classified as Residential Units as specified in Table 1 and shall be subject to Special Taxes pursuant to Sections C and D below. Page 26 of 154 ITEM NUMBER: A-3 DATE: ATTACHMENT: 10/12/21 1B C. MAXIMUM SPECIAL TAX RATE 1. Developed Property TABLE 1 Maximum Special Tax for Developed Property Community Facilities District No. 2005-1 (Public Services) Land Use Class Description Maximum Special Tax Per Unit 1 Residential Units $440 per Unit 2 Affordable Units $0 per Unit On each July 1 following the Base Year, the Maximum Special Tax Rates shall be increased in accordance with the Annual Escalation Factor. 2. Approved Property TABLE 2 Maximum Special Tax for Approved Property Community Facilities District No. 2005-1 (Public Services) Land Use Class Description Maximum Special Tax Per Lot 3 Approved Property $231 per Lot On each July 1 following the Base Year, the Maximum Special Tax Rate shall be increased in accordance with the Annual Escalation Factor. 3. Non-residential Property TABLE 3 Maximum Special Tax for Non-Residential Property Community Facilities District No. 2005-1 (Public Services) Land Use Class Description Maximum Special Tax Per Acre 4 Non-Residential Property $1,848 per Acre The minimum special tax Non-Residential Property shall be subject to is $50 per parcel. On each July 1 following the Base Year, the Maximum Special Tax Rate for Non-Residential Property shall be increased in accordance with the Annual Escalation Factor. 4. Multiple Land Use Classes In some instances an Assessor’s Parcel may contain more than one Land Use Class. The Maximum Special Tax levied on an Assessor’s Parcel shall be the sum of the Maximum Special Tax levies that can be imposed on all Land Use Classes located on that Assessor’s Parcel. 5. Undeveloped Property Undeveloped Property will be assigned a Maximum Special Tax Rate of $410 per acre or portion thereof, with a minimum rate of $100 for Undeveloped Property less than or equal to one-fourth (1/4) of an Acre as described in Table 4. Page 27 of 154 ITEM NUMBER: A-3 DATE: ATTACHMENT: 10/12/21 1B TABLE 4 Maximum Special Tax for Undeveloped Property Community Facilities District No. 2005-1 (Public Services) Land Use Class Description Maximum Special Tax Per Parcel/Acre 5 Undeveloped Property 1/4 Acre $100 per Parcel 6 Undeveloped Property >1/4 Acre $410 per Acre On each July 1 following the Base Year, the Maximum Special Tax Rate, for Undeveloped Property, shall be increased in accordance with the Annual Escalation Factor D. METHOD OF APPORTIONMENT OF THE SPECIAL TAX Commencing with Fiscal Year 2005-06, and for each following Fiscal Year, the CFD Administrator shall calculate the Special Tax Requirement based on the definitions in Section A and levy the Special Tax until the amount of the Special Tax levied equals the Special Tax Requirement. The Special Tax shall be levied each Fiscal Year on each Assessor’s Parcel of Developed Property Proportionately between Residential Units up to 100% of the applicable Maximum Special Tax. Second, if the Special Tax Requirement has not been satisfied by the first step, then the Special Tax shall be levied each Fiscal Year on each Assessor’s Parcel of Approved Property up to 100% of the applicable Maximum Special Tax for Approved Property. Third, if the first two steps have not satisfied the Special Tax Requirement, then the Special Tax shall be levied each Fiscal Year on each Assessor’s Parcel of Non-Residential Property up to 100% of the applicable Maximum Special Tax for Non-Residential Property. Lastly, if the preceding steps have not satisfied the Special Tax Requirement, then the Special Tax shall be levied each Fiscal Year on each Assessor’s Parcel of Undeveloped Property up to 100% of the applicable Maximum Special Tax for Undeveloped Property. E. APPEALS Any taxpayer that believes that the amount of the Special Tax assigned to a Parcel is in error may file a written notice with the CFD Administrator appealing the levy of the Special Tax. This notice is required to be filed with the CFD Administrator during the Fiscal Year the error is believed to have occurred. The CFD Administrator or designee will then promptly review the appeal and, if necessary, meet with the taxpayer. If the CFD Administrator verifies that the tax should be changed the Special Tax levy shall be corrected and, if applicable in any case, a refund shall be granted. F. MANNER OF COLLECTION Special Tax as levied pursuant to Section D above shall be collected in the same manner and at the same time as ordinary ad valorem property taxes; provided, however, that the CFD Administrator may directly bill the Special Tax, may collect Special Taxes at a different time or in a different manner if necessary to meet the financial obligations of the CFD or as otherwise determined appropriate by the CFD Administrator. G. TERM OF SPECIAL TAX The Special Tax shall be levied in perpetuity or until such time as Council terminates the Special Tax. Page 28 of 154 PETITION (With Waivers) Regarding Proceeding for Annexation of Territory to Community Facilities District No. 2005-1 (Public Services) and Related Matters To the Honorable City Council, City of Atascadero 6500 Palma Avenue Atascadero, CA 93422 Members of the Council: This is a petition to institute proceedings to annex territory, including the property identified and described in Exhibit "A", to Community Facilities District No. 2005-1 (Public Services) (CFD No. 2005-1) within the City of Atascadero and related matters pursuant to the Mello-Roos Community Facilities Act of 1982, commencing with Section 53311 of the California Government Code of the State of California (the "Act"), and it states as follows: 1. Petitioner. This Petition is submitted by the person (the "Petitioner") (whether one or more) identified below as or for the record owner(s) of the parcels of land identified below (the "Property"). The undersigned warrants to the City of Atascadero that the Petitioner is such owner, or is a legally authorized representative of such owner(s), and that such ownership constitutes ownership of more than 10% of the property to be annexed, described in Exhibit "A" attached hereto and more particularly described in Section 3 herein. 2. Proceedings Requested. This Petition asks that the City Council undertake proceedings under the Act to annex territory to CFD No. 2005-1 and to levy special taxes therein for the purpose of financing all or part of the public services (the "Services") shown in Exhibit "B" attached hereto and made a part hereof. 3. Boundaries. This Petition asks that the territory, to be included in the boundaries of the annexation, consist of that shown on a map of the proposed boundaries of Annexation No. 24 filed with the City Clerk of the City of Atascadero and which map is attached hereto as Exhibit "A" and hereby made a part this Petition and which map includes the Property. ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 2 Page 29 of 154 4. Special Taxes. The Petitioner agrees that it has reviewed and approves the Rate and Method of Apportionment of Special Taxes attached hereto as Exhibit "C" and made a part hereof, which Rate and Method has previously been adopted by the City Council of the City of Atascadero to be used by the City for the levy of Special Taxes in CFD No. 2005-1 and any future annexations to CFD No. 2005-1 to pay for the Services. 5. Election. The Petitioner asks that the special election to be held under the Act, to authorize the special taxes and to establish any appropriations limits for Annexation No. 24, be conducted by the City of Atascadero and its officials, using a mailed or hand-delivered ballot and that such ballot be canvassed and the results certified at the same meeting of the City Council for the public hearing for Annexation No. 24 to CFD No. 2005-1 under the Act or as soon thereafter as possible. 6. Waivers. To expedite the completion of the proceedings for Annexation No. 24 to CFD No. 2005-1, the Petitioner waives all notices of hearing and all published notices regarding the annexation of territory of Annexation No. 24 to CFD No. 2005-1, notices of election, applicable waiting periods under the Act for the election and all ballot arguments and analysis for the election, it being acknowledged by the Petitioner that all such notices are for the benefit of the Petitioner and may be waived. The Petitioner agrees to timely complete and return a consent and waiver to be provided to Petitioner by the City of Atascadero in order to expedite such proceedings. 7. Authority Warranted. The Petitioner warrants to the City of Atascadero that presentation of Petition, any waivers contained herein, casting of ballots at the property owner election and other actions mandated by the City of Atascadero to annex Annexation No. 24 to CFD No. 2005-1 shall not constitute or be construed as events of default or delinquencies under any existing or proposed financing documents entered into or to be entered into by the Petitioner for the Property, including any "due-on-encumbrance" clauses under any existing security instruments secured by the Property. If requested by the City of Atascadero, the Petitioner agrees, at its expense, to supply to the City of Atascadero, current title evidence so that the City of Atascadero may supply any notice and ballot required under the Act to annex Annexation No. 24 to CFD No. 2005-1. 8. Due-Diligence and Disclosures. The Petitioner agrees to cooperate with the City of Atascadero, its attorneys and consultants, and provide all information and disclosures required by the City of Atascadero about the Special Taxes to purchasers of the Property or any part of it. 9. Agreements. The Petitioner further agrees to execute such additional or supplemental agreements as may be required by the City of Atascadero to provide for any of the actions and conditions under this Petition, including any amount of cash deposit required to pay for the City of Atascadero's costs to annex Annexation ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 2 Page 30 of 154 ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 2 Page 31 of 154 EXHIBIT A ANNEXATION MAP ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 2 Page 32 of 154 EXHIBIT B DESCRIPTION OF SERVICES POLICE AND FIRE SERVICES Police services and fire protection and suppression services (the "Services") of the City Atascadero required to sustain the service delivery capability for emergency and non- emergency services to new growth areas of the City of Atascadero, including but not limited to, related facilities, equipment, vehicles, ambulances and paramedics, fire apparatus, services, supplies and personnel: provided, however, that any increases in special taxes for costs related to employee wages and benefits shall be limited as provided the Rate Method of Apportionment of Special to fund such Services. PARK SERVICE Park services of the City of Atascadero required for the operation and maintenance of public parks. ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 2 Page 33 of 154 EXHIBIT C RATE AND METHOD OF APPORTIONMENT CITY OF ATASCADERO COMMUNITY FACILITIES DISTRICT NO. 2005-1 (PUBLIC SERVICES) RATE AND METHOD OF APPORTIONMENT A Special Tax of Community Facilities District No. 2005-1 (Public Services) of the City of Atascadero ("CFD") shall be levied on all Assessor's Parcels in the CFD and collected each Fiscal Year commencing in Fiscal Year 2005-06 in an amount determined by the City through the application of the rate and method of apportionment of the Special Tax set forth below. All of the real property in the CFD, unless exempted by law or by the provisions hereof, shall be taxed for the purposes, to the extent and in the manner herein provided. A. DEFINITIONS The terms hereinafter set forth have the following meanings: "Acre or Acreage" means the land area of an Assessor’s Parcel as shown on an Assessor's Parcel Map, or if the land area is not shown on an Assessor's Parcel Map, the land area shown on the applicable final subdivision map, other final map, other parcel map, other condominium plan, or functionally equivalent map or instrument recorded in the Office of the County Recorder. The square footage of an Assessor's Parcel is equal to the Acreage multiplied by 43,560. "Act" means the Mello-Roos Community Facilities Act of 1982, as amended, being Chapter 2.5, Part 1, Division 2 of Title 5 of the Government Code of the State of California. "Administrative Expenses" means the actual or estimated costs incurred by the City as administrator of the CFD to determine, levy and collect the Special Taxes, including salaries, benefits and overhead costs of City employees whose duties are directly related to administration of the CFD and the fees of consultants, legal counsel, the costs of collecting installments of the Special Taxes upon the general tax rolls, preparation of required reports; and any other costs required to administer the CFD as determined by the City. "Affordable Unit(s)" means dwelling units located on one or more Assessor’s Parcels of Residential Property that are subject to deed restrictions, resale restrictions, and/or regulatory agreements recorded in favor of the City providing for affordable housing. Affordable Units will require annual application to the City for verification of their affordable housing status. The City will have the authority to approve and establish policies regarding Affordable Housing Dwelling Units and their status. Affordable dwelling units shall be classified as Affordable Units by the CFD Administrator in the chronological order in which the building permits for such property are issued. "Annual Escalation Factor" means the greater of, five percent (5%) or the annual percentage change in the Consumer Price Index (CPI) of “All Urban Consumers” for the San Francisco-Oakland-San Jose Area. "Approved Property" means an Assessor’s Parcel and/or Lot in the District, which has a Final Map recorded prior to January 1st preceding the Fiscal Year in which the Special Tax is being levied, but for which no building permit has been issued prior to the May 1st preceding the Fiscal Year in which the Special Tax is being levied. The term "Approved Property" shall apply only to Assessors’ Parcels and/or Lots, which have been subdivided for the purpose of residential or commercial development, excluding ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 2 Page 34 of 154 any Assessor’s Parcel that is designated as a remainder parcel determined by final documents and/or maps available to the CFD Administrator. "Assessor's Parcel" means a lot or parcel shown in an Assessor's Parcel Map with an assigned assessor's parcel number. "Assessor's Parcel Map" means an official map of the Assessor of the County designating parcels by assessor's parcel number. "Base Year" means Fiscal Year ending June 30, 2006. "CFD Administrator" means an official of the City, or designee thereof, responsible for determining the Special Tax Requirement and providing for the levy and collection of the Special Taxes. "CFD" means Community Facilities District No. 2005-1 (Public Services) of the City of Atascadero. "City" means the City of Atascadero. "Council" means the City Council of the City of Atascadero, acting as the legislative body of the CFD. "County" means the County of San Luis Obispo, California. "Developed Property" means all Taxable Property, exclusive of Property Owner Association Property, or Public Property, for which a building permit was issued after July 1, 2004 and prior to May 1st preceding the Fiscal Year in which the Special Tax is being levied. "Final Map" means an Assessor’s Parcel Map, a final subdivision map, other parcel map, other final map, other condominium plan, or functionally equivalent map that has been recorded in the Office of the County Recorder. "Fiscal Year" means the period starting July 1 and ending on the following June 30. "Land Use Class" means any of the classes listed in Table 1. "Lot" means property within a recorded Final Map identified by a lot number for which a building permit has been issued or may potentially be issued. "Maximum Special Tax" means the maximum Special Tax, determined in accordance with Section C below that can be levied in the CFD in any Fiscal Year on any Assessor’s Parcel. "Multi-Family Residence" means all Assessor’s Parcels of Developed Property for which a building permit has been issued for a residential structure consisting of two or more residential units that share common walls, including, but not limited to, duplexes, triplexes, townhomes, condominiums, apartment units, and secondary units as defined in Ordinance No. 454. "Non-Residential Property" means all Assessor’s Parcels of Developed Property for which a building permit(s) has been issued for a non- residential use and does not contain any residential units as defined under Residential Property or Multi-Family Property. "Park Services" means the estimated and reasonable costs for maintaining authorized parks within the City. "Property Owner Association Property" means any property within the boundaries of the CFD that is owned by, or irrevocably dedicated as indicated in an instrument recorded with the County Recorder to, a property owner association, including any master or sub-association. ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 2 Page 35 of 154 "Proportionately" means in a manner such that the ratio of the actual Special Tax levy to the Maximum Special Tax is equal for all Assessor’s Parcels within each Land Use Class. "Public Property" means any property within the boundaries of the CFD that is, at the time of the CFD formation or at the time of an annexation, expected to be used for rights-of-way, parks, schools or any other public purpose and is owned by or irrevocably offered for dedication to the federal government, the State, the County, the City or any other public agency. "Public Safety Costs" means the estimated and reasonable costs of providing Public Safety services, including but not limited to (i) the costs of contracting for police and fire services, (ii) related facilities, equipment, vehicles, ambulances and paramedics, fire apparatus, supplies, (iii) the salaries and benefits of City staff if the City directly provides police and fire protection services, and (iv) City overhead costs associated with providing such services within the CFD. The Special Tax provides only partial funding for Public Safety. "Residential Unit" means any residence in which a person or persons may live, which comprises an independent facility capable of conveyance separate from adjacent residential dwelling units and is not considered to be for commercial or industrial use. This includes Single-Family Residence and Multi- Family Residence. "Single-Family Residence” means all Assessor’s Parcels of Developed Property for which a building permit(s) has been issued for purposes of constructing one residential dwelling unit. "Special Tax" means the Special Tax to be levied in each Fiscal Year on each Assessor's Parcel of Taxable Property to fund the Special Tax Requirement, and shall include Special Taxes levied or to be levied under Sections C and D, below. "Special Tax Requirement" means that amount required in any Fiscal Year for the CFD to: (i) pay for Public Safety Costs; (ii) pay for Park Services; (iii) pay reasonable Administrative Expenses; (vi) pay any amounts required to establish or replenish any reserve funds; and (v) pay for reasonably anticipated delinquent Special Taxes based on the delinquency rate for Special Taxes levied in the previous Fiscal Year; less any surplus of funds available from the previous Fiscal Year’s Special Tax levy. "State" means the State of California. "Taxable Property" means all of the Assessor's Parcels within the boundaries of the CFD that are not exempt from the Special Tax pursuant to law or as defined below. "Tax-Exempt Property" means an Assessor's Parcel not subject to the Special Tax. Tax-Exempt Property includes: (i) Public Property, (ii) Property Owner Association Property, and (iii) property designated by the City or CFD Administrator as Tax-Exempt Property. "Undeveloped Property" means, for each Fiscal Year, all Taxable Property not classified as Developed Property or Approved Property, including an Assessor’s Parcel that is designated as a remainder parcel and is not identified as potential Public Property by any final document and/or maps available to the CFD Administrator. B. ASSIGNMENT TO LAND USE CATEGORIES Each Fiscal Year using the definitions above, all Taxable Property within the CFD shall be classified as Developed Property, Approved Property, Non-Residential Property, or Undeveloped Property. Developed Property shall further be classified as Residential Units as specified in Table 1 and shall be subject to Special Taxes pursuant to Sections C and D below. ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 2 Page 36 of 154 C. MAXIMUM SPECIAL TAX RATE 1. Developed Property TABLE 1 Maximum Special Tax for Developed Property Community Facilities District No. 2005-1 (Public Services) Land Use Class Description Maximum Special Tax Per Unit 1 Residential Units $440 per Unit 2 Affordable Units $0 per Unit On each July 1 following the Base Year, the Maximum Special Tax Rates shall be increased in accordance with the Annual Escalation Factor. 2. Approved Property TABLE 2 Maximum Special Tax for Approved Property Community Facilities District No. 2005-1 (Public Services) Land Use Class Description Maximum Special Tax Per Lot 3 Approved Property $231 per Lot On each July 1 following the Base Year, the Maximum Special Tax Rate shall be increased in accordance with the Annual Escalation Factor. 3. Non-residential Property TABLE 3 Maximum Special Tax for Non-Residential Property Community Facilities District No. 2005-1 (Public Services) Land Use Class Description Maximum Special Tax Per Acre 4 Non-Residential Property $1,848 per Acre The minimum special tax Non-Residential Property shall be subject to is $50 per parcel. On each July 1 following the Base Year, the Maximum Special Tax Rate for Non-Residential Property shall be increased in accordance with the Annual Escalation Factor. 4. Multiple Land Use Classes In some instances an Assessor’s Parcel may contain more than one Land Use Class. The Maximum Special Tax levied on an Assessor’s Parcel shall be the sum of the Maximum Special Tax levies that can be imposed on all Land Use Classes located on that Assessor’s Parcel. 5. Undeveloped Property Undeveloped Property will be assigned a Maximum Special Tax Rate of $410 per acre or portion thereof, with a minimum rate of $100 for Undeveloped Property less than or equal to one-fourth (1/4) of an Acre as described in Table 4. ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 2 Page 37 of 154 TABLE 4 Maximum Special Tax for Undeveloped Property Community Facilities District No. 2005-1 (Public Services) Land Use Class Description Maximum Special Tax Per Parcel/Acre 5 Undeveloped Property 1/4 Acre $100 per Parcel 6 Undeveloped Property >1/4 Acre $410 per Acre On each July 1 following the Base Year, the Maximum Special Tax Rate, for Undeveloped Property, shall be increased in accordance with the Annual Escalation Factor D. METHOD OF APPORTIONMENT OF THE SPECIAL TAX Commencing with Fiscal Year 2005-06, and for each following Fiscal Year, the CFD Administrator shall calculate the Special Tax Requirement based on the definitions in Section A and levy the Special Tax until the amount of the Special Tax levied equals the Special Tax Requirement. The Special Tax shall be levied each Fiscal Year on each Assessor’s Parcel of Developed Property Proportionately between Residential Units up to 100% of the applicable Maximum Special Tax. Second, if the Special Tax Requirement has not been satisfied by the first step, then the Special Tax shall be levied each Fiscal Year on each Assessor’s Parcel of Approved Property up to 100% of the applicable Maximum Special Tax for Approved Property. Third, if the first two steps have not satisfied the Special Tax Requirement, then the Special Tax shall be levied each Fiscal Year on each Assessor’s Parcel of Non-Residential Property up to 100% of the applicable Maximum Special Tax for Non-Residential Property. Lastly, if the preceding steps have not satisfied the Special Tax Requirement, then the Special Tax shall be levied each Fiscal Year on each Assessor’s Parcel of Undeveloped Property up to 100% of the applicable Maximum Special Tax for Undeveloped Property. E. APPEALS Any taxpayer that believes that the amount of the Special Tax assigned to a Parcel is in error may file a written notice with the CFD Administrator appealing the levy of the Special Tax. This notice is required to be filed with the CFD Administrator during the Fiscal Year the error is believed to have occurred. The CFD Administrator or designee will then promptly review the appeal and, if necessary, meet with the taxpayer. If the CFD Administrator verifies that the tax should be changed the Special Tax levy shall be corrected and, if applicable in any case, a refund shall be granted. F. MANNER OF COLLECTION Special Tax as levied pursuant to Section D above shall be collected in the same manner and at the same time as ordinary ad valorem property taxes; provided, however, that the CFD Administrator may directly bill the Special Tax, may collect Special Taxes at a different time or in a different manner if necessary to meet the financial obligations of the CFD or as otherwise determined appropriate by the CFD Administrator. G. TERM OF SPECIAL TAX The Special Tax shall be levied in perpetuity or until such time as Council terminates the Special Tax. ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 2 Page 38 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 Atascadero City Council Staff Report – Community Development Department The El Camino Plan - Corridor Study Caltrans Sustainable Transportation Planning Grant RECOMMENDATION: Council receive and file the final Draft El Camino Plan. REPORT IN BRIEF: In 2017 the City was awarded a Caltrans Sustainable Transportation Planning Grant to complete a preliminary land-use and transportation plan for portions of the El Camino Real corridor. The study was funded by a Caltrans planning grant awarded to the City in the amount of $176,800. The El Camino Plan is intended to serve as both a background study and toolbox to pull from as the City begins the comprehensive General Plan update scheduled to kick-off later this year. A Market Analysis was also prepared to identify economic opportunities and analyze commercial land use potential along the corridor in conjunction with the grant funded plan. Portions of the plan, including the Market Analysis and concept plans for opportunity sites, were brought before the City Council in 2019 as part of the process. In addition, multiple public outreach sessions were held to gather community input and comments. The Design Review Committee also reviewed the initial neighborhood visioning plans and architectural styles presented in the plan. This report outlines some of the key ideas that are outlined in the Corridor Plan. The Council may wish to further analyze and expand upon some of these ideas during the General Plan update process. These include:  Concepts and suggestions for future development standards.  Ideas for land use and zoning along the corridor to enhance both economic development and housing opportunities.  Potential enhancements within the right-of-way to increase bicycle and pedestrian safety and mobility. The intent of the plan is to help stimulate discussion and inform policy making decisions, particularly the future General Plan Land Use and Circulation Element updates. This concept plan, while not a policy document, is an excellent tool to help guide discussions for the General Plan update. While the plan will not be implemented in its entirety, components of the plan may be incorporated into future policy documents and projects. Page 39 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 DISCUSSION: Background In 2017, the City of Atascadero was awarded a Caltrans Sustainable Transportation Planning Grant to complete a concept plan focused on ideas to enhance mobility and support economic opportunities along the El Camino Real corridor. Caltrans contributed $174,905 in grant funds to pay for a consultant to develop the Corridor Plan along with City staff assistance. The Atascadero City Council accepted the Caltrans planning grant by resolution in November 2017, and in June 2018, the City Council authorized PlaceWorks as the consultant to work on the project. Supplemental funding in the amount of $25,000 from the City of Atascadero was also authorized by Council, to provide for a Market Analysis. The Market Analysis looked at how the corridor functions on an economic level based on existing land uses and was used to identify Atascadero’s role and potential as a commercial destination. The purpose of the El Camino Real Corridor Study is to provide ideas and draft concepts in support of economic and mobility opportunities along the corridor. The plan identifies potential land use strategies that will attract economic development, focusing on place- making, increased mobility and vibrancy, and opportunities for both commercial and residential synergy. The Plan is intended to serve as a conceptual idea book and background information document to help inform the General Plan update process. El Camino Plan Study Area The study area for the plan does not include the entire length of EL Camino Real, but instead focuses on two segments of the El Camino Real corridor:  Segment One, the north segment, extends from San Anselmo Road to just north of San Benito Road (south of the Del Rio Specific Plan area).  Segment Two, the south segment, extends from Highway 41 south to the intersection of El Camino Real and San Gabriel Road, just south of Santa Rosa Road. These study areas were selected because they were found to have the most significant potential, and are outside of both the downtown and the Del Rio Specific Plan . The downtown was excluded because it already has a co hesive land use and transportation plan. The Del Rio Specific Plan was excluded because it also has a detailed land use and transportation plan. The City’s key commercial nodes generally exist in locations where Highway 101 overpasses intersect El Camino Real and at points in between these locations. Public Outreach City staff and PlaceWorks held public outreach events during Colony Days in October 2018 and 2019. In addition, a survey was conducted to gather feedback and determine resident priorities for the corridor. Business owners and other stakeholders were also interviewed to ensure local input in the Market Analysis and plan. Our goal was to obtain a wide range of ideas and feedback from the public regarding potential circulation, land use, architectural styles, and streetscape along the corridor through Page 40 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 multiple outreach sessions and methods. Participants were asked to provide general comments about places, uses, activities, circulation, and other things they liked or didn’t like along the corridor. The following themes were repeated throughout the comments at the Colony Days events: – Desire to see an increase in restaurants, shopping and services in the City. People want more places to go and new businesses to meet demands – More dining options in the downtown – Many complaints that the commercial along El Camino Real is “too strung out” – Desire for more places to walk to – Add more trees – Want mixed-use along the corridor, apartments above retail – Need cohesive designs in building styles & architectural districts along El Camino Real. Currently very mismatched. Need better design standards. – Want pedestrian and bike connections along the corridor – Incorporate safer places to cross the street A more detailed summary of the public comments can be found in Section 1.3 of the final draft document. Market Conditions The Market Analysis conducted in conjunction with the corridor plan was presented to the City Council and public in April 2019. Although many things continue to change due to COVID and continued increase in internet sales, the snapshot from last April still remains a valid look at the overall picture. The goal of the analysis is centered on identifying how the corridor functions on an economic level and quantifying market potential. The Market Analysis found that there is near-term demand for new retail development in Atascadero. In particular, the City has seen an uptick in the demand for experienced based developments as well as flexible business and light manufacturing job centers. The detailed summary of the analysis can be found in Section 2.7 of the draft final plan. Key takeaways of the study include: 1. Plan and provide zoning for “Experience-Oriented Retail” 2. Maintain larger parcel size for larger-scale commercial development at key nodes 3. Provide for transition of older retail buildings to allow for revitalization of existing commercial nodes 4. Partner with the business community and economic development organizations to support existing and future business opportunities 5. Plan for new office development 6. Plan for new industrial development 7. Actively market Atascadero to appropriate commercial businesses 8. Consider adopting a Specific Plan for the corridor to help streamline projects Page 41 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 Analysis The El Camino Corridor Plan is a living document meant to be one of several guides as the City begins the General Plan update process. Included ideas relate to land use and transportation policies in addition to providing ideas for development consistent with an overall vision. Land Use and Circulation Strategies Land Use and Transportation strategies included in the plan focus on strengthening the corridor by identifying land uses that can work together to strengthen synergy and increase mobility along the corridor. The plan suggests experience based retail, employment centers, and mixed-use development. There are three main ideas included in the Plan: 1. Updates to the zoning code use lists to support economic synergy and ensure compatibility. 2. Exploration of the zoning at mid-block locations along the corridor to support development and vibrancy of key commercial nodes. 3. Reimagining El Camino Real to provide greater opportunities for bike and pedestrian mobility. Strategies include: 1. Examining allowed and conditionally allowed uses for each commercial zone to ensure the promotion of compatible uses and target areas for opportunity sectors. The City’s current commercial zoning districts allow for a wide variety of uses. While this can provide for ultimate flexibility, the vast array of uses can also “water down” the corridor and limit opportunities for clustered commercial development that can capitalize on place -making and area identity. While the plan determined that all commercial zones should be examined to ensure that all uses are compatible and focus jobs and retail into nodes, the plan specifically identifies the CPK zone as an opportunity to support research and development, business park, and employment centers with modifications to the list of allowable uses. 2. Suggesting key opportunity areas to undergo comprehensive planning prior to development/redevelopment to set the foundation and vision for change. Through the pro-active adoption of flexible development standards (with an overlay zone or specific plan), the City can establish development standards for key opportunity sites/areas which can streamline the process for developers and guarantee full implementation of the City’s vision without having to complete a zoning change, environmental review, or design exceptions. 3. Targeting mid-block locations outside of prime commercial nodes for complimentary uses that support and strengthen concentrated commercial nodes. In order to support consolidated commercial nodes and employment centers, the plan proposes that mid-block locations, and areas with limited commercial viability, transition to other uses, including residential are built above or alongside commercial uses. Page 42 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 In order for this to work synergistically with adjacent commercial uses and support economic vitality, these support uses need to be oriented to El Camino Real and be compatible with commercial design. The City can also choose to create an overlay zone for these transitional and supportive uses which would allow for pre-identification of appropriate sites and streamline the process for developers and property owners. An example of overlay zone standards can be found in Table 3.3 of the plan. Any change to allowed uses along the corridor would need to be accompanied by a larger study that examines traffic, infrastructure and City services along with the financial mechanisms that support these features. 4. Implementing development standards designed for consistency, safety, and heightened aesthetics along the corridor. The plan proposes the creation of development standards aimed at consistency and activation of the corridor. Recommendations include: a. Providing standards for how buildings orient to El Camino Real b. Establishing a minimum and maximum setback to allow for greening of the corridor with street trees while providing consistent activation of the street c. Establishing policies to encourage vehicular and pedestrian connectivity between commercial development sites d. Encouraging internal roads for deep commercial sites to promote commercial viability and enhance access and traffic flow. The City recently hired a consultant team to create objective design standards for residential and mixed-use projects. Additional commercial standards will be explored with the General Plan update and be implemented following that process. 5. Make El Camino Real feel safer and more inviting, and match the unique character that people love about Atascadero. Through the public input surveys and the October outreach events, it became clear that both safety and aesthetics could be greatly improved along the corrid or. Trees, shade, safe crossings, adequate lighting, adequate on -street parking, and safe biking and walking options were identified as desired maintenance items. The majority of the road sections within the study area are built out to the full extent of t he right- of-way and include sidewalks, parking lanes, bike lanes, 4 travel lanes, and a center turn lane totaling approximately 80-feet from curb to curb. Pedestrian crossings are located at major intersections leaving significant stretches without opportunities for safe crossing. A traffic engineer was utilized to evaluate the study area and provide recommendations for the plan. The traffic engineer analyzed the portions of the corridor and found that portions of El Camino Real do not need the current 5-lane configuration (two travel lanes in each direction with a center turn lane), with the exception of the main intersections at the freeway interchanges. Based on anticipated and current traffic volumes some of these locations could be reduced to one travel lane in each direction with a center turn lane. This could allow for the addition of ample parking, wider bike lanes, safer crossing opportunities, and Page 43 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 opportunities to widen sidewalks and introduce expanded private commercial space, such as outdoor dining. The plan does not propose to narrow the pavement of the corridor but instead re-purpose the paved width to allow for increased bike mobility and opportunity areas for sidewalk enhancements and expansions. The plan also includes recommendations for mid-block pedestrian crossings using a HAWK beacon light. Enhanced crossings could be appropriate at Pueblo Ave., Cascada Ave., La Linia Ave., and Principal Ave. A summary of key land use strategies based on location are shown in Sect ion 3.4 of the draft plan. The full traffic analysis and proposed street section can be found in Chapter 4 of the draft plan. Architectural and Landscape Design Themes During public outreach, five common commercial architectural themes (Mission-Spanish Colonial Revival, Craftsman–California Bungalow, Rustic Modern, Modern, and Neoclassical) were presented in addition to our local Colony Style architecture. The public was asked to vote on architectural styles that they considered appropriate for Atascadero. While all styles received positive votes, the Atascadero Colony Style, Mission-Spanish Colonial Revival, and Rustic Modern ranked the highest. Architectural design themes and concepts were also reviewed by the Design Review Committee (DRC). In alignment with comments heard during the public outreach events, the DRC expressed support for moving toward using architectural themes to help define districts along the corridor and enhance place-making efforts. Discussions also focused on Highway 41 Curbaril Pueblo Cascada La Linia Principal Santa Rosa Page 44 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ensuring that any commercial development be designed with authentic detailing that supports their chosen architectural style. As the City moves forward with Objective Design Standards and updates to the Appearance Review M anual, this analysis and study can be used to support thos e efforts. A full description of architectural styles and recommendations can be found in Section 5.1 of the draft plan. The plan also outlines landscape strategies to green the corridor and enhance place - making at major intersections. A consistent rhythm of frontage landscaping can create a sense of place regardless of building style , and can support economic vitality by providing shade and pedestrian scale along the frontage. The Atascadero Municipal Code currently allows for buildings on commercial properties to be placed directly at the back of sidewalk with no setback. While this is typically desired in a downtown scenario, areas with larger scale buildings and on -site parking generally don’t need the same level of street activation and minimal breakup in pavement and building area can be perceived as uninviting from a pedestrian perspective. The plan recommends establishing a setback to commercial buildings along a majority of the corridor to allow for street tree planting aimed at providing visual, economic, and pedestrian benefits along the corridor. In addition, the plan recommends enhanced landscape features at major and secondary intersections to support place -making efforts. Complete landscape recommendations can be found in Section 5.2 of the dr aft plan. Economic Strategies Folded throughout the land use and transportation strategies is a vision for a more vibrant and resilient commercial core. Creating a more aesthetically pleasing and concentrated commercial environment will suppor t existing businesses and attract new investment. Key recommendations include: 1. Encouraging infill development and reuse of existing underutilized sites . 2. Focusing on place-making and commercial consolidation for vibrancy at key nodes. 3. Targeting the CPK zone for business parks and employment centers. 4. Investment in the public realm to create a pedestrian friendly, and aesthetically pleasing environment. 5. Prioritizing opportunity areas and developing standards and zoning for a streamlined development process. 6. Modifying uses in existing zoning districts to ensure compatibility. 7. Encourage consolidation of parcels to create master planned development sites. 8. Ensure code enforcement of activities along the corridor that degrade the aesthetic and economic environment. A complete list of strategies can be found in section 3.5 of the plan. Page 45 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 Conclusion The El Camino Plan is intended to provide draft vision and policy guidance for development along the corridor. However, the document is not intended to be a policy document. The plan focuses on strategies to increase the economic vitality of existing commercial areas and provides a conceptual guide for future development. This document is meant to act as a springboard for the upcoming General Plan update, by providing a combination of market analysis, concept level planning, and ideas to help stimulate economic development and user friendliness. The City can continue to draw on ideas from the plan to help create future policy. FISCAL IMPACT: The study has no direct costs beyond previously approved consultant and staff costs. The plan was funded by Caltrans through their Sustainable Transportation Planning Grant. Implementation will require a combination of public and private investment. Adoption of the plan will increase eligibility for future grant opportunities. ATTACHMENT: The El Camino Corridor Draft Plan Page 46 of 154 City of Atascadero The El Camino Plan March 2020 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 47 of 154 ACKNOWLEDGEMENTS Acknowle dg ements CALIFORNIA STATE TRANSPORTATION AGENCY CITY COUNCIL Heather Moreno, Mayor Charles Bourbeau, Mayor Pro Tem Roberta Fonzi, Council Member Susan Funk, Council Member Heather Newsom, Council Member PLANNING COMMISSION Mark Dariz, Chairperson Jeff van den Eikhof, Vice Chairperson Tori Keen, Commissioner Duane Anderson, Commissioner Michael Shaw, Commissioner Jan Wolff, Commissioner Tom Zirk, Commissioner CITY STAFF Rachelle RIckard, City Manager Jeri Rangel, Administrative Services Director Phil Dunsmore, Community Development Director Nick DeBar, Public Works Director/City Engineer Kelly Gleason, Senior Planner CONSULTANTS PLACEWORKS Karen Gulley, Principal 3 MacArthur Place Suite 1100 Santa Ana, CA 92707 Tel: 714.966.9220 W-TRANS Steve Weinberger, Senior Principal 490 Mendocino Avenue Suite 201 Santa Rosa, CA 95401 TEL: 707.542.9500 This project is funded by Caltrans through its Sustainable Communities Transportation Planning Grant Program. The draft plan is a planning-level-only document. The feasibility and design standards will need to be studied further as this plan moves forward. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 48 of 154 Table of Contents EXECUTIVE SUMMARY ..................................................................I NEW VISION FOR EL CAMINO REAL ...........................................II SECTION 1 INTRODUCTION AND BACKGROUND 1.1 PURPOSE AND FUNDING .................................................................1-3 1.2 PROJECT AREA AND RELATIONSHIP TO DOWNTOWN ..................1-3 1.3 ENGAGING THE ATASCADERO COMMUNITY ..................................1-5 SECTION 2 EXISTING CONDITIONS 2.1 EXISTING LAND USE .........................................................................2-3 2.2 PARCELIZATION ................................................................................2-5 2.3 DEVELOPMENT PATTERN .................................................................2-6 2.4 NEW AND PLANNED DEVELOPMENT ..............................................2-8 2.5 URBAN FORM / COMMUNITY CHARACTER ......................................2-9 2.6 MOBILITY ........................................................................................2-12 2.7 DEMOGRAPHICS AND MARKET ASSESSMENT ..............................2-21 SECTION 3 LAND USE STRATEGY 3.1 INTRODUCTION ...............................................................................3-3 3.2 EXISTING POLICY AND REGULATORY FRAMEWORK .......................3-4 3.3 OPPORTUNITY AREA CONCEPTS / BIG IDEAS ...............................3-11 3.4 PROPOSED LAND USE STRATEGY ..................................................3-22 3.5 ECONOMIC DEVELOPMENT ..........................................................3-32 SECTION 4 CIRCULATION STRATEGY 4.1 IMPROVE THE BOULEVARD ............................................................4-39 4.2 ALTERNATIVE TREATMENTS CONSIDERED ....................................4-39 4.3 POTENTIAL LANE REDUCTIONS AND INTERSECTION MODIFICATIONS ......................................................................................................4-41 4.4 RECOMMENDATIONS ....................................................................4-42 SECTION 5 DESIGN RECOMMENDATIONS 5.1 ARCHITECTURAL STYLE RECOMMENDATIONS ................................5-3 5.2 LANDSCAPE RECOMMENDATIONS ................................................5-10 5.3 TREE PALETTE .................................................................................5-14 APPENDIX A ECONOMIC DEVELOPMENT STRATEGIES TABLE OF CONTENTS ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 49 of 154 List of Figures FIGURE 1.1 PROJECT AREA ..................................................................................1-4 FIGURE 2.1 EXISTING LAND USE ..........................................................................2-4 FIGURE 2.2 PARCEL SIZE DISTRIBUTION ..............................................................2-5 FIGURE 2.3 DEVELOPMENT PATTERN (NORTH END) ..........................................2-6 FIGURE 2.4 DEVELOPMENT PATTERN (SOUTH END) ..........................................2-7 FIGURE 2.5 PROJECTS COMING TO THE BOULEVARD ......................................2-8 FIGURE 2.6 CURB CUTS AND SIGNALIZED INTERSECTIONS (NORTH END) ...2-13 FIGURE 2.7 CURB CUTS AND SIGNALIZED INTERSECTIONS (SOUTH END .....2-14 FIGURE 2.8 PLANNED CIRCULATION IMPROVEMENTS ....................................2-16 FIGURE 2.9 RTA TRANSIT MAP ...........................................................................2-19 FIGURE 2.10 COLLISION DENSITY ALONG EL CAMINO REAL .........................2-21 FIGURE 3.1 GENERAL PLAN LAND USE MAP .......................................................3-5 FIGURE 3.2 ZONING MAP ...................................................................................3-10 FIGURE 3.3 OPPORTUNITY SITE 1- NORTH END JOBS ANCHOR ....................3-12 FIGURE 3.4 ARTISTIC RENDERING OF OPPORTUNITY SITE 1 ..........................3-13 FIGURE 3.5 OPPORTUNITY SITE 2- LIFESTYLE CENTER WITH TECH POTENTIAL .... 3-16 FIGURE 3.6 ARTISTIC RENDERING OF OPPORTUNITY SITE 2 ..........................3-17 FIGURE 3.7 OPPORTUNITY SITE 3- RE-ACTIVATED COMMERCIAL/ ENTERTAINMENT HUB ................................................................................3-18 FIGURE 3.8 OPPORTUNITY SITE 4- URBAN VILLAGE AND SOUTH END JOBS ANCHOR ......................................................................................................3-18 FIGURE 3.9 ARTISTIC RENDERING OF OPPORTUNITY SITE 3 ..........................3-19 FIGURE 3.10 ARTISTIC RENDERING OF OPPORTUNITY SITE 4 ........................3-20 FIGURE 3.11 MULTIFAMILY AND MIXED USE CONCEPT ..................................3-22 FIGURE 3.12 LAND USE STRATEGY (NORTH END) ............................................3-24 FIGURE 3.13 LAND USE STRATEGY (SOUTH END ..............................................3-25 FIGURE 4.1 STREET CONFIGURATION IMPROVEMENT (NORTH END) ..............4-7 FIGURE 4.2 STREET CONFIGURATION IMPROVEMENT (SOUTH END) ..............4-8 FIGURE 4.3 STREET SECTION - 3-LANE WITH BIKE AND PARKING (80’-88’ ROW) .. 4-11 FIGURE 4.5 STREET SECTION - 5-LANE WITH BIKE (100’ ROW) .......................4-12 FIGURE 4.6 STREET SECTION - 3-LANE WITH BIKE AND PARKING (100’ ROW) 4-13 FIGURE 5.1 ATASCADERO COLONY STYLE .........................................................5-4 FIGURE 5.2 MISSION - SPANISH COLONIAL REVIVAL .........................................5-5 FIGURE 5.3 CRAFTSMAN - CALIFORNIA BUNGALOW ........................................5-6 FIGURE 5.4 RUSTIC MODERN ...............................................................................5-7 FIGURE 5.5 MODERN ............................................................................................5-8 FIGURE 5.6 NEOCLASSICAL ..................................................................................5-9 FIGURE 5.7 STREETSCAPE KEY MAP ..................................................................5-10 FIGURE 5.8 TYPICAL STREETSCAPE PATTERN ...................................................5-11 FIGURE 5.9 LANDSCAPE CONCEPT FOR SECONDARY GATEWAY ..................5-12 FIGURE 5.10 LANDSCAPE CONCEPT FOR NODE ENTRIES ..............................5-13 LIST OF FIGURES ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 50 of 154 List of Tables TABLE 2.1 EXISTING LAND USE WITHIN EL CAMINO REAL STUDY AREA .........2-3 TABLE 2.2 EXISTING PEAK HOUR INTERSECTION LEVELS OF SERVICE ..........2-18 TABLE 2.3 FUTURE PEAK HOUR INTERSECTION LEVELS OF SERVICE .............2-20 TABLE 2.4 COLLISION RATES AT THE STUDY INTERSECTIONS COMPARED TO STATEWIDE AVERAGES, 2009–2013 ...........................................................2-20 TABLE 3.1 GENERAL PLAN LAND USE DESIGNATION WITHIN EL CAMINO REAL STUDY AREA ..................................................................................................3-4 TABLE 3.2 ZONING DESIGNATION WITHIN EL CAMINO REAL STUDY AREA ....3-7 TABLE 3.3 EL CAMINO REAL RMF OVERLAY ZONE DEVELOPMENT STANDARDS .. 3-26 TABLE 3.4 EL CAMINO REAL RMF OVERLAY ZONE DESIGN STANDARDS ......3-29 TABLE 4.1 TRAFFIC DELAY AT INTERSECTIONS ..................................................4-5 LIST OF TABLES ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 51 of 154 iThe El Camino Plan | Atascadero, CA - March, 2020 (Draft) Several key themes emerged during the outreach process that informed the recommendations of this plan. Economy and Vitality: Invest resources to attract new, community-serving businesses and employment opportunities. Character and Place: Create a stronger community identity along El Camino Real and focus commercial development in nodes along the corridor. Mobility Options: Enhance mobility, especially for bicyclists and pedestrians. Quality Development: Ensure quality design of future development and address blighted properties. Downtown as Anchor: The Downtown should remain the cultural and commercial heart of the city. EXECUTIVE SUMMARY The El Camino Plan is the result of an 18-month study of the potential to reshape and enhance the El Camino Real corridor to better serve and support the residents and businesses of Atascadero. Unlike many corridor plans that only focus on needed changes to the right- of-way, this was a comprehensive effort to consider circulation, land use, and the role of urban design in addressing issues associated with character and identity, multi-modality, outdoor spaces, streetscape, buildings, and site design. It is also a plan that is grounded in an understanding of the local and regional market forces that can support the types of uses envisioned by the community. The El Camino Plan was shaped by the community through outreach events, a survey, stakeholder interviews, and Planning Commission / City Council guidance. The community unanimously agrees on one thing—El Camino Real must t many different needs. It needs to be a place for larger employers to locate that offers many restaurant and entertainment options; a place where daily and weekly shopping happens, where housing is allowed but limited, and where auto service, storage, and light industrial uses are allowed; and a place that doesn’t compete with, but strengthens the downtown. Key Themes FOUNDATION FOR FUTURE CITY ACTION The El Camino Plan provides a foundation for future actions by the City, which in turn will set the stage for investment. It has policy, regulatory, and design recommendations for: • Future updates to the General Plan involving land use designations, community design, the circulation plan, economic development strategies, and the Housing Element. • Future updates to the Zoning Code involving new and revised designations, and modernization of development standards that integrate issues of public realm, open space, circulation, land use mix, intensities, and urban form. • Future detailed plans to modify the El Camino Real right-of-way to improve bike lanes, pedestrian crossings, and the speed/ow of trafc. • Future detailed plans for a new streetscape design that will provide a consistent tree pattern, street furniture, and other design features to enhance the overall quality of the corridor. • Future architectural design guidelines for commercial uses to improve the quality of building design. • Planning for new development, particularly for existing and future property owners and developers. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 52 of 154 ii The El Camino Plan | Atascadero, CA - March, 2020 (Draft) NEW VISION FOR EL CAMINO REAL 10 Years from Now El Camino Real (and adjacent properties) is the spine of the community. It provides essential support for surrounding neighborhoods and employment areas and is the economic engine that drives city services. The corridor is safe, attractive, and thriving. It is both a destination and a gateway to the city and Downtown. The corridor has two new signicant job nodes that have attracted a variety of small to large businesses, from incubators to expanding tech and R&D industries. New housing and mixed use development have followed, offering a range of homes for the growing employment base. The corridor also has a unique blend of retail, restaurants, and entertainment activities that create fun places to gather with family and friends. Big-box commercial centers have been “reimagined,” with uses clustered and amenities added in a more walkable setting. The rst time you visit, you know you have arrived someplace special. What used to be a highway dominated by cars and asphalt now has wider and safer bike lanes and crosswalks. Street trees now line the boulevard, providing a sense of rhythm, continuity, and shade. Gateways into the city are welcoming, with colorful trees and waynding signage. Numerous plazas, paseos, pocket parks, and outdoor eating areas have sprung up as in integral part of each new development project. Improvements to the boulevard have created a setting for high-quality residences in several locations. This housing has replaced aging and obsolete buildings and added new life and activity to the street. The new housing also supports local businesses. There is a new sense of community along the corridor as properties have invested in upgrades or changed to new uses. Once the corridor seemed like a long series of haphazard uses, but now it functions with nodes of more compatible activities that create a variety of places and experiences. This is summarized in Figure V.1, Corridor Vision Diagram. R = 1/4 MIL E PDRERGH PDRPPHDORGH HRGDRGH RNIRHRJSSRWW RHWDWHGHHRPPHDO WRHSDRWWRWRDJH(SPHWHW RJRWHWDO RWRHWDWR PDDWHD ,WHDOORHWHGDONDEOHHD ,PSRHGNHDRWGH WHHWDSHHHJRRWGH 101 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 53 of 154 INTRODUCTION AND BACKGROUND 1 1 - 1The El Camino Plan | Atascadero, CA - March, 2020 (Draft) Section 1 Introduction and Background ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 54 of 154 INTRODUCTION AND BACKGROUND 1 1 - 3The El Camino Plan | Atascadero, CA - March, 2020 (Draft) 1.1 PURPOSE AND FUNDING In 2017, the City of Atascadero received a CalTrans Community Based Transportation Planning Grant to prepare a comprehensive visioning plan for key segments of the El Camino Real corridor. The goal is to create a new vision and the tools to transform the existing auto-oriented, regional corridor into a multimodal economic hub. El Camino Real is the central spine of the city and has a signicant bearing on the overall image, identity, and economic health of Atascadero. It is the main north-south thoroughfare and the primary access to services, the downtown core, and surrounding neighborhoods. Approximately 7-miles in length, the former state highway still struggles to recover from its highway’s past and lacks a cohesive pattern of both land uses and multi-modal transportation. Recent investment in the downtown, upcoming development and new businesses along the corridor, and future street improvements from the Downtown Trafc Calming Study will incentivize additional improvements and new development. This plan is intended to set the stage for a variety of future city actions in terms of policy, regulation, and public improvements. 1.2 PROJECT AREA AND RELATIONSHIP TO DOWNTOWN The El Camino Plan focuses on two large segments of El Camino Real. Figure 1.1 shows the boundaries of the two study areas, which total 266 acres and 3.1 miles in length. The north end is 1.2 miles in length from San Benito Road to San Anselmo Road. The area farther north along El Camino was not included because it has newer development and future development under the Del Rio Specic Plan. The south study area is 1.9 miles in length from Morro Road to San Gabriel Road. San Gabriel Road marks the end of commercial and industrial uses along the corridor, and the area farther south along the corridor is used almost exclusively for residences (although Atascadero State Hospital is a major use connected to the corridor south of San Gabriel. The El Camino Plan does not include the downtown area, primarily because the city is much further along in planning and revitalization efforts under the Downtown Revitalization Plan and other street design efforts. Indeed, the El Camino Plan is, in part, an effort by the City to provide a commensurate level of attention to the other parts of the corridor beyond the downtown. It is also worth noting that the plan does not cover the two other areas of the city that have signicant nonresidential development: the commercial corridor along Morro Road southwest of the 101 freeway and the industrial area along Trafc Way north of downtown. Historic photo of El Caminor Real Pedestrian Crossing at Atascadero Downtown ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 55 of 154 INTRODUCTION AND BACKGROUND1 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)1 - 4 /HJHG 3URMHFWRXGDU AreasofInuence 0 600’1,200’1,800’2,400’ ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 56 of 154 INTRODUCTION AND BACKGROUND 1 1 - 5The El Camino Plan | Atascadero, CA - March, 2020 (Draft) 1.3 ENGAGING THE ATASCADERO COMMUNITY The recommendations and strategies in the El Camino Plan were informed by input from the community at key phases in the process. These included: • A public questionnaire to get a sense of how people use the businesses along the corridor, via the City’s website, social media, and hard copies distributed by City staff. • Two public outreach events during Colony Days in 2018 and 2019. • Interviews with key stakeholder groups, including the Chamber of Commerce, local businesses, developers, and brokers, to gain insights on local market conditions. EL CAMINO PLAN PUBLIC QUESTIONNAIRE In addition to the Colony Days event, a public input questionnaire was sent out through social media, the City’s website, and paper copies at City Hall to get feedback and a list of priorities from residents and business owners. The City collected a total of 298 completed surveys, which included 231 online responses and 67 handwritten submittals. Most respondents were residents, with 58 percent living in Atascadero, and an additional 33 percent who both live and work in Atascadero. A total of 44 percent of respondents stated that they shop or dine along El Camino Real several times a week. Frequency at other services (medical, dental, veterinary, and professional services) was lower, with 20 percent of respondents using other services several times a week, and 32 pecent, using other services less than once a month. THEEL CAMINO PLAN COMMUNITY SURVEY 5. What types of services do you regularly travel outside of Atascadero for? ¨ Entertainment (movies, etc.)¨ Recreation ¨ Dining ¨ School ¨ Groceries ¨ Professional Services ¨ Retail ¨ Other (please specify) ____________________ 6. What’s missing or not enough of along the El Camino Real corridor? ¨ Sit-down dining ¨ Retail (clothing, household goods, sporting goods, etc.) ¨ Casual dining ¨ Grocery/Pharmacy ¨ Entertainment ¨ Other (please specify) ____________________ 7. Do you ever walk or bike along the corridor? ¨ Yes, often ¨Yes, rarely ¨No 8. Why don’t you walk or bike along the corridor? ¨ Lack of shade along the sidewalk ¨ Buildings are setback too far from the sidewalk ¨ The business I visit are too spread out along the corridor ¨ Don’t feel safe using the bike lanes or walking ¨ Don’t typically walk or bike places ¨ Other (please specify) ____________________________ 9. Do you want to receive updates about the El Camino Plan? ¨Yes. Please notify me of upcoming community workshops. ¨No Thank you for participating! Please share your name to be added to the City's email list and receive updates about the El Camino Plan. Name: ____________________________ Email: _____________________________ T H E E L C A M I N O P L A N C O M M U N I T Y S U R V E Y T h e C i t y w a n t s t o h e a r f r o m Y O U ! W h a t w o u l d y o u l i k e t o s e e a l o n g E l C a m i n o R e a l c o r r i d o r i n t h e f u t u r e ? B a c k g r o u n d : T h e C i t y o f A t a s c a d e r o i s c u r r e n t l y g a t h e r i n g i n f o r m a t i o n a n d p u b l i c i n p u t f o r t h e E l C a m i n o P l a n , a c o r r i d o r p l a n w h i c h i n t e n d s t o s e r v e a s a b l u e p r i n t f o r f u t u r e i m p r o v e m e n t s a n d l a n d u s e s a l o n g t h e E l C a m i n o R e a l c o r r i d o r . A C a l t r a n s S u s t a i n a b l e T r a n s p o r t a t i o n P l a n n i n g G r a n t h a s b e e n a w a r d e d t o t h e C i t y t o c o m p l e t e t h i s s t u d y . T h e E l C a m i n o P l a n s e e k s t o r e i m a g i n e a n d r e v i t a l i z e t h e c e n t r a l s p i n e o f t h e C i t y b y f o r m u l a t i n g t r a n s p o r t a t i o n a n d l a n d u s e s t r a t e g i e s t h a t w i l l a t t r a c t e c o n o m i c d e v e l o p m e n t a n d p r o m o t e l o n g -t e r m s c a l s u s t a i n a b i l i t y . 1 . D o y o u l i v e o r w o r k i n A t a s c a d e r o ? ¨ L i v e ¨W o r k ¨B o t h ¨V i s i t o r 2 . W h a t d o y o u l i k e m o s t a b o u t A t a s c a d e r o ? 3 . H o w o f t e n d o y o u s h o p o r d i n e a l o n g t h e E l C a m i n o R e a l c o r r i d o r ? * S h o p p i n g a n d d i n i n g i n c l u d e r e t a i l a n d w h o l e s a l e p u r c h a s e s , b e v e r a g e s , a n d f o o d p u r c h a s e s . ¨ E v e r y d a y ¨ A f e w t i m e s a m o n t h ¨ S e v e r a l t i m e s e a c h w e e k ¨ A r o u n d o n c e a m o n t h ¨ A r o u n d o n c e a w e e k ¨ E v e r y o n c e a n d a w h i l e (l e s s t h a n o n c e a m o n t h ) 4 . H o w o f t e n d o y o u u s e o t h e r s e r v i c e s / b u s i n e s s e s a l o n g t h e E l C a m i n o R e a l c o r r i d o r ? * S u c h a s m e d i c a l , d e n t a l , v e t e r i n a r y , a n d p r o f e s s i o n a l s e r v i c e s (t a x , l a w , i n s u r a n c e , e t c .). ¨ E v e r y d a y ¨ A f e w t i m e s a m o n t h ¨ S e v e r a l t i m e s e a c h w e e k ¨ A r o u n d o n c e a m o n t h ¨ A r o u n d o n c e a w e e k ¨ E v e r y o n c e a n d a w h i l e (l e s s t h a n o n c e a m o n t h ) (c o n t i n u e d o n b a c k ) ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 57 of 154 INTRODUCTION AND BACKGROUND1 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)1 - 6 Regarding services people currently travel outside Atascadero for, and what is missing or scarce along the corridor, the most frequent responses were retail, entertainment, and dining. Some 70 percent of respondents stated that they travel outside the city to shop, and 62 percent traveled outside city limits to eat. A total of 58 percent said that the city needs more sit-down dining options. Survey takers were also able to write in specic responses, which included repeated requests for big-box stores like Costco, Target, and Walmart; employment opportunities/jobs; upscale dining; higher end grocery stores (Trader Joe’s, Lassen’s, California Fresh); clothing stores; live music venues; and family/kid-friendly activities. The survey also included questions about alternative transportation such as walking and biking. Only 18 percent of respondents stated that they walk or bike along the corridor often, 38 percent did so rarely, and 44 percent said they do not walk or bicycle along the corridor. The number one reason (34 percent) people don’t walk or bike is that businesses are too spread out along the corridor. Lack of shade along the sidewalk and not feeling safe using bike lanes or walking were other common responses. Why don’t you walk or bike along the corridor? 10%20%30%40%0% Lack of shade along the sidewalk 14% 4% 34% 17% 19% 14% Buildings are set back too far from the sidewalk The businesses I visit are too spread out along the corridor Don’t feel safe using the bike lanes or walking Don’t typically walk or bike places Other (please specify) What’s missing or scarce along the El Camino Real corridor? 10%20%30%40%50%60%70%0% Other (please specify)28% 14% 64% 51% 39% 58% Grocery / Pharmacy Retail (clothing, household goods, sporting good, etc.) Entertainment Casual Dining Sit-Down Dining ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 58 of 154 INTRODUCTION AND BACKGROUND 1 1 - 7The El Camino Plan | Atascadero, CA - March, 2020 (Draft) The online public questionnaire included an option for respondents to rank the top improvements they would like to see along the El Camino Real corridor. The City received 231 responses to this question, which ranked priorities based on their level of importance (1 Highest, 8 Lowest.) 15% RANKING:1 Employment Opportunities Housing Options Street Trees and Landscaping More Retail, Restaurant, and Entertainment Uses Private Property Building and Landscape Maintenance 2 Fix Trafc Congestion at Freeway Interchanges Improved Pedestrian Access/ Crossings Improved Bike Facilities What are the top improvements you would like to see along the El Camino Real corridor? 3 4 5 6 7 8 Lowest Priority Highest Priority 14%12%15%12%13%12%7% 6%10%8%8%13%9%19%26% 5%14%21%20%14%12%10%3% 45%15%13%8%8%4%2%5% 2%8%11%13%18%18%13%16% 13%12%13%10%13%15%11%11% 8%15%14%17%13%16%15%2% 6%11%8%9%8%12%17%29% ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 59 of 154 INTRODUCTION AND BACKGROUND1 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)1 - 8 45% of respondents identied more retail, restaurant, and entertainment uses as their number one priority, and it made the top 3 priorities for 73% of respondents 41% identied employment opportunities as one of their top 3 priorities 40% identied street trees and landscaping as one of their top 3 priorities Fixing trafc congestion at freeway interchanges and improved pedestrian access/crossings were identied as mid- level priorities Private property building and landscape maintenance was ranked as a mid-to-low priority by many, with including it in their bottom 3 priorities47% 26% of respondents identied housing options as their lowest priority, with 54% categorizing housing in their bottom 3 priorities 29% of respondents identied improved bike facilities as their lowest priority, and 58% identied it in their bottom 3 priorities ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 60 of 154 INTRODUCTION AND BACKGROUND 1 1 - 9The El Camino Plan | Atascadero, CA - March, 2020 (Draft) The public survey included two open-ended questions that provided a substantial amount of feedback regarding what is most important to the community to preserve and to improve. Recurring responses to and themes from those questions are included below. The complete responses to the public questionnaire and the complete list of open-ended responses are included in Appendix B. OPEN-ENDED QUESTION #1: What do you like most about Atascadero? • Small-town character • Friendly people • Family-friendly • Quality of life • Feels safe • The trees • Wide open space, peace and quiet • Best theater, great restaurants, good selection of small, independent businesses • That it is improving—downtown area is growing with shops & restaurants • Not a lot of trafc • History, character, potential • Central location within the Central Coast • Rural and relaxed atmosphere • Beautiful parks • Sense of community, people look out for each other OPEN-ENDED QUESTION #2: Are there any other comments, thoughts, or suggestions you would like to share about El Camino Real in Atascadero? • Concerns about run-down establishments, used car lots • That El Camino Real is so long and spread out that it lacks a sense of place or consistency • Unattractive appearance, feels like one long strip mall • Break the length into districts in name and design and focus retail opportunities toward the hub of each district • Identify areas for large employment developments outside of downtown • More pedestrian access and bike access • Empty buildings create blight • Focus on downtown • Concerns regarding homeless population • Slowing down trafc in the downtown area, add more parking, and make the area more pedestrian friendly • Concerns about trafc calming or removing lanes on El Camino Real • Create a denable downtown; there’s too much endless sprawl along El Camino without dened districts • Replace professional ofces surrounding the Sunken Gardens with restaurants ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 61 of 154 INTRODUCTION AND BACKGROUND1 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)1 - 10 COLONY DAYS 2018 The rst public outreach event for the El Camino Plan was held on Saturday, October 6, 2018, during Colony Days. The purpose was to generate awareness of the project and solicit input on what’s important to the community in terms of mobility along the corridor, land uses, architectural styles, and streetscape. The event was well attended, with several hundred people stopping by on the steps of City Hall to weigh in on what they like about El Camino Real and what needs improvement. Several stations were set up as part of the outreach event. The goal was to obtain ideas and feedback from the public regarding potential circulation, land use, architectural styles, and streetscape along the corridor. A variety of boards and activities were set up to engage the public and get meaningful feedback. Members of the public ranked images they preferred with colored dots and added notes on the map to identify ideas and areas of improvement. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 62 of 154 INTRODUCTION AND BACKGROUND 1 1 - 11The El Camino Plan | Atascadero, CA - March, 2020 (Draft) Participants were asked to review several corridor improvement ideas and identify which ideas they liked best. Each participant was given a limited number of dots for each of the street elements (i.e., bicycle zone, median, street palette), so they had to prioritize their choices. Based on the images selected and the general comments regarding street elements, the public had the following input: • Support for medians to shorten pedestrian crossing distances. Planted media islands with staggered turn lanes received the highest ranking by the dot vote. • Strong support for trees between the sidewalk and street, citing the need for shade in the hot weather. The image with street trees with planters along sidewalk received 89 percent of votes. • People liked the idea of buffered bike lanes so bicyclists could have additional protection, but some expressed concern about potentially losing capacity to accommodate them. • On-street parking with painted bike lane received highest ranking by the dot vote (65 percent), and the option with bike lane with buffer and no on-street parking came in second (35 percent of dot votes). • Support for in-pavement crosswalk lights. • Some people commented that any removal of on-street parking in the downtown area would be problematic, but thought it was ne for outlying areas where on-street parking use was light. • Most people were generally very enthusiastic about enhancing conditions for bicyclists and pedestrians and indicated that it is very much needed. A few expressed concern about the cost to implement the alternative designs that were presented. Participants at the public outreach event were also asked to provide general comments about places, uses, activities, circulation, and ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 63 of 154 INTRODUCTION AND BACKGROUND1 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)1 - 12 other things they liked or didn’t like along the corridor. Lists of comments were developed, and participants added sticky notes to a very large map of the corridor. Some common themes included: a desire for more restaurants, shopping and services; complaints that the commercial isn’t concentrated in nodes, but “strung out” along the corridor; support for mixed-use with residential; more cohesiveness in architectural design; and a consistent street tree program. Complete documentation of the boards is included in Appendix B. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 64 of 154 INTRODUCTION AND BACKGROUND 1 1 - 13The El Camino Plan | Atascadero, CA - March, 2020 (Draft) COLONY DAYS 2019 The second public outreach event for the El Camino Plan was held on Saturday, October 5, 2019, during Colony Days. Once again, a variety of boards and activities were set up to engage the public and get meaningful feedback. In particular, the purpose of this event was to obtain ideas and feedback from the community on: 1) land use concepts for the corridor; 2) potential changes to vehicular, bicycle, and pedestrian mobility; and 3) examples of potential residential, retail, technology/ofce, and public realm improvements. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 65 of 154 INTRODUCTION AND BACKGROUND1 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)1 - 14 Participants were asked to review concept plans that illustrated how new development/expansion of existing development could occur over time within four opportunity areas along the corridor. The following ideas were “liked” by the community: • The idea of creating new tech/R&D hubs in key locations along the corridor and reserving sites for larger-scale businesses. • Incorporating an internal road and/or trail system linking uses between properties and maximizing development potential of deep lots. • The inclusion of outdoor “green rooms” to support the uses (including ofce/R&D uses) and preserve clusters of mature trees • The inclusion of small-lot single-family, townhomes, and other residential product types as a transition between large-lot residential and future ofce areas. • Allowing for residential as an incentive to redevelop blighted properties or consolidate lots. • The creation of an internal main street concept adjacent to El Camino Real within large, underused commercial parking lots. Comments from the community inuenced nal land use and economic development recommendations for the El Camino Plan. Participants also commented on the draft Land Use Strategy exhibit that recommended renement of existing zoning on properties and the inclusion of new zoning classications. In general, people agreed that the list of permitted/conditional uses should be rened to ensure more compatibility between uses and to focus retail and entertainment uses into nodes along the corridor. In addition, there was support for updating existing codes to improve site, building, and landscape design for projects. Their comments informed recommendations in this document related to the Zoning Map and Municipal Code. Participants were given an opportunity to identify the types of development that they would like to see along the corridor. Image boards showing a variety of quality examples of residential, retail, outdoor areas, and technology/ofce developments were available to review and comment on. Their comments informed recommendations related to the development code and future architectural design guidelines. The outreach event also included multiple boards on circulation improvement recommendations along the corridor. Participants commented on ideas for incorporating buffered bike lanes within the right-of-way, improving crosswalks, and narrowing trafc lanes where feasible. The public’s comments inuenced recommendations related to changes/enhancements in the right-of-way design for El Camino Real. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 66 of 154 EXISTING CONDITIONS 2 2 - 1The El Camino Plan | Atascadero, CA - March, 2020 (Draft) Section 2 Existing Conditions ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 67 of 154 EXISTING CONDITIONS 2 2 - 3The El Camino Plan | Atascadero, CA - March, 2020 (Draft) 2.1 EXISTING LAND USE The study area context consists of what is on the ground today or soon to be constructed (existing/planned land uses), the underlying parcel sizes, and variations in the pattern of development. These conditions and the market assessment provide the bases for strategic recommendations for change. The study area consists of a diverse mix of land uses, including retail, restaurant, lodging, auto-related, building-related, ofce, residential, and vacant properties. Table 2.1 identies the distribution of land uses in the study area by acres. The pattern of land uses within the project area is shown in Figure 2.1, Existing Land Use. TABLE 2.1 EXISTING LAND USE WITHIN EL CAMINO REAL STUDY AREA EXISTING LAND USE AREA (AC)PERCENTAGE Commercial Mix with Retail/Restaurant 33.3 15% Lodging 5.8 3% No Use 16.0 7% Other Commercial*72.3 33% Other**9.5 4% Residential 21.4 10% Restaurant 12.5 6% Retail 48.8 22% TOTAL 219.6 100% *Other Commercial does not include retail, restaurants or lodging businesses. Could be ofce, auto-related, construction, etc. **Other is a mix of uses that are not retail, restaurant, or lodging. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 68 of 154 INTRODUCTION AND BACKGROUND2 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)2 - 4 Legend ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 69 of 154 EXISTING CONDITIONS 2 2 - 5The El Camino Plan | Atascadero, CA - March, 2020 (Draft) 2.2 PARCELIZATION There is a wide range of parcel sizes and congurations within the two study areas, as shown in Figure 2.2, Parcel Size Distribution. Parcel sizes are an important consideration in evaluating the potential for future land use and site capacity. Many parcels tend to be narrow and deep, which creates further challenges in efciently using the land. On the north end, most of the parcels (61.5 percent) are 10,000 square feet or less and generally contain small industrial or commercial service uses. Twenty parcels are 60,000 square feet (1.4 acres) to 120,000 square feet (2.75 acres), which are better suited for larger industrial, technology, and ofce uses. Incentives for parcel consolidation should be considered to create more efcient use of the sites by allowing for internal connectivity between parcels and better use of the back half of the properties. On the south end, a couple of areas have a consistent pattern of parcel size and conguration. But for the most part, parcels vary signicantly. Most of the parcels range from 10,000 to 30,000 square feet (0.2 acre to 0.7 acre), which is suitable for smaller commercial, retail, and restaurant uses. Larger parcels tend to be clustered, which can provide opportunities for creating larger, mixed-use projects with outdoor public spaces and amenities. New development and inll would also greatly benet from lot consolidation to enable connectivity between parcels and more efcient use of deeper parcels. Legend ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 70 of 154 INTRODUCTION AND BACKGROUND2 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)2 - 6 2.3 DEVELOPMENT PATTERN The development pattern is illustrated in Figures 2.3, Development Pattern (North End) and Figure 2.4, Development Pattern (South End). These gures are intended to summarize the key features of the built environment that present opportunities and constraints for future investment and change. These features include: • The relationship between built and unbuilt space, the overall pattern of development, how parcels are utilized, and the relationship of the uses to El Camino Real. • Vacant parcels that can be developed. • Types of roadways serving the areas, with gateways into the City highlighted. • Transit stops serving the uses. • Five-minute (or ¼ mile) walk-sheds along the corridor to illustrate the potential for pedestrian activity. • Existing curb cuts for driveways on both sides of El Camino Real that can disrupt trafc ow and create conict points between pedestrians/bicyclists and cars. • On-street bike paths along El Camino Real. Note: Striping for the bike path on the North End has recently been completed. • Parcels that are elevated above El Camino Real and therefore limit the interface between buildings and the street. • Parcels that are oriented toward Highway 101 and are served by a local frontage road. R=1/4 Mile 0 200’400’600’800’ Legend Project Boundary Highway RTA Route 9 Stops Parcels Elevated Above Street Building Arterial On Street Bicycle Path Property Fronts Freeway Parking / Open Space Collector Curb Cuts Vacant Parcels Signalized Intersections Gateway 1/4 Mile Walk from Bus Stops ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 71 of 154 EXISTING CONDITIONS 2 2 - 7The El Camino Plan | Atascadero, CA - March, 2020 (Draft) R=1/4 Mile 0 200’400’600’800’ Legend Project Boundary Highway RTA Route 9 Stops Parcels Elevated Above Street Building Arterial On Street Bicycle Path Property Fronts Freeway Parking / Open Space Collector Curb Cuts Vacant Parcels Signalized Intersections Gateway 1/4 Mile Walk from Bus Stops ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 72 of 154 INTRODUCTION AND BACKGROUND2 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)2 - 8 2.4 NEW AND PLANNED DEVELOPMENT Atascadero is seeing a surge of new planned and proposed development, including retail, restaurant, hotel, and residential uses, as shown in Figure 2.5, Projects Coming to the Boulevard. Some of these projects are under construction, while others are still in the entitlement phase at the City. It’s notable that these investments are spread out along the multi-mile corridor, which speaks to a consistent strength in the underlying market. These projects, along with other potential projects, will inform the market analysis, the opportunity area concepts, and the nal plan recommendations. Example of new commercial project with landscaped water-quality-treatment swale in front. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 73 of 154 EXISTING CONDITIONS 2 2 - 9The El Camino Plan | Atascadero, CA - March, 2020 (Draft) 2.5 URBAN FORM / COMMUNITY CHARACTER 1 S.W. Martin & Associates, “Unique City Hall Re-opens After a Decade of Restoration,” December 2013, https://www.atascadero.org/les/CM/Atascadero_City_Hall_History_and_re-construction_3.pdf. ►DOWNTOWN AS ANCHOR Downtown Atascadero is the social, cultural, and historic hub of the City. Master planned by E. G. Lewis in the early 1900s, Atascadero was to be a model of sustainable agrarian living coupled with urban amenities.1 The iconic City Hall with its Italian Renaissance architecture fronts onto historic Sunken Garden and is surrounded by shops, restaurants, ofces, the junior high school, and residential neighborhoods in a compact, walkable setting. The Downtown is the primary anchor or node of activity along El Camino Real. Smaller nodes have emerged along the corridor but are in the form of traditional suburban shopping centers. The Downtown is a draw for new residents and businesses looking to locate in the city. Proximity to a walkable, active, downtown environment continues to be a top priority for creative ofce and tech industries as well residents of all generations. The success of the Downtown is linked to the investment and renewal of the corridor. ►CHARACTER / IDENTITY The north end of the study area is more rural in character than the south end, primarily due to large-lot residential uses (on the east side of El Camino Real), some vacant properties, clusters of mature oaks, and road segments that lack sidewalks. Small-scale industrial and commercial uses dot the corridor. In contrast, the south end is mostly built out with a mix of big-box centers, smaller commercial centers, and stand-alone service commercial and restaurant uses. The uses span many decades and a variety of architectural styles. Unscreened storage or auto repair can give a “messy” or negative impression of the overall quality of businesses along the corridor. Vacant businesses are also a detraction. Both study areas should be welcoming gateways into the City that draw people in to explore the corridor and Downtown. The design of future development, especially at corners, along with way-nding, should be a priority at the freeway interchanges. Establishment of architectural design standards should also be considered to improve the look of new or renovated buildings. ►OUTDOOR SPACES Outdoor spaces are people places—spaces that extend the indoor environment to the outdoors. Plazas, patios, courtyards, green spaces, and pedestrian paths are important place-making elements for creating more “experiential” retail and commercial hubs along the corridor. These amenities add value when designed as an integral part of the project. Within the two study areas, aside from some restaurant/brewery patios, there are no outdoor places to attract people and “extend the stay.” For a busy arterial such as El Camino Real, the location and design of these outdoor spaces requires special attention. Consider tightening open space requirements for future nonresidential development to require the dedication of a usable open space on- site and provide programing options and site design requirements. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 74 of 154 INTRODUCTION AND BACKGROUND2 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)2 - 10 ► STREETSCAPE A well-designed streetscape along El Camino Real could bring cohesiveness and a new aesthetic quality to the corridor. Streetscape is an important element to creating a memorable experience in shopping and dining areas. The existing landscaping along El Camino Real is primarily located behind the sidewalk on private property. Utility poles, utility boxes, and street lighting are located on sidewalks, which will pose challenges to integrating street trees and planters. A detailed streetscape plan should be prepared for El Camino Real that can be implemented as new development occurs or as other funding becomes available. ►STREET ACTIVATION Street activation is a key ingredient to a successful retail/commercial environment. Building placement and orientation have an impact on the way people experience a place from on foot or from a car. Visually interesting buildings that are oriented to the street activate a corridor and contribute to the vibrancy of the area. Locating parking behind or on the side of buildings, placing buildings closer to the street with landscape setbacks for trees, and integrating outdoor spaces that are safe and welcoming are key design elements that should be woven into the development standards for the corridor. In addition, the design of a building’s ground-oor entrance or façade, plus the landscape and hardscape setback areas, determine if it is pedestrian friendly, offers privacy and security where needed, and sets a quality image for the corridor. There is no consistent placement of buildings along the corridor— some buildings are close to the sidewalk with a convenient entrance from the street, and others are set back with a large parking lot in front, which deters walking. Some businesses enliven their frontages with transparent windows, well-maintained landscaping/ planter boxes, and outdoor seating. Other businesses do not open or front onto El Camino Real. Some properties on the north side of El Camino Real are elevated above the street, which makes access to commercial uses challenging to design. It is not reasonable to expect consistent street activation up and down El Camino Real, especially given the mix of service commercial and industrial uses. However, it is possible to focus on commercial nodes and set higher standards for site design, landscape / streetscape design, building orientation, pedestrian connectivity, and façade treatment. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 75 of 154 EXISTING CONDITIONS 2 2 - 11The El Camino Plan | Atascadero, CA - March, 2020 (Draft) ►BUILDING CONDITION As discussed in the Market Study (Appendix A), much of the commercial building space, retail and ofces, is undifferentiated, with some interspersed among residential and industrial uses. In addition, there are many stand-alone commercial buildings with an individual curb cut and an isolated parking lot. In an earlier time, a good location was one with visibility to trafc, a noticeable sign, and an easy turn-in for the parking lot. However, as retail continues to change, these properties will become less and less functional for retail businesses. The challenges posed by the quality of some of the city’s commercial building stock are evident in asking lease rates. The vast majority of listed retail vacancies had asking lease rates under $16/sq. ft./year. It is estimated that lease rates would need to be higher (in the mid- to upper twenties to support new development or signicant reinvestment in retail properties). As long as there are abundant vacancies with low lease rates, developers will have a hard time attracting investment and nancing for new retail development, and property owners will have a hard time repaying debt to substantially reinvest in their retail properties. Some low-cost retail building space is healthy for a local economy, but too much tends to drag down all lease rates and hinder new development and property improvement, all of which can eventually lead to a downward spiral and eventual disinvestment. To address this through the El Camino Plan, the City can identify ways that owners who are interested in transitioning their property to another use can do so easily. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 76 of 154 INTRODUCTION AND BACKGROUND2 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)2 - 12 2.6 MOBILITY 2.6.1. STUDY AREA The study area consists of two non-contiguous segments of El Camino Real on either side of downtown Atascadero. The northern segment is 1.2 miles long and extends from San Anselmo Road access ramps to just south of the intersection of El Camino Real and Madera Place. The southern segment is 1.9 miles long, extending from San Gabriel Road to State Route (SR) 41. The two segments of El Camino Real have a cross-section largely consisting of ve lanes (two through-lanes in each direction with a two-way left turn lane) within a 100-foot right-of-way. The 1,800-foot segment at the northernmost end of the project area is three lanes (one lane of through trafc in each direction and a center two-way left turn lane), although there is approximately 80 feet of right-of- way available. There is on-street parking along most of corridor; however, given the available off-street parking, use is relatively light. El Camino Real is parallel to and in close proximity to US 101. The ramps associated with the San Anselmo, Curbaril, and Santa Rosa interchanges are all within 400 feet of the intersections of those streets with El Camino Real. Each roadway consists of only two travel lanes, contributing to congestion in the corridor. Sidewalks are 10 feet wide throughout most of the corridor, although there are some narrower sections, approximately 5 feet wide, in several locations. Sidewalks are continuous in the southern portion of the project area, but the northern portion has several signicant gaps. Along the west side of El Camino Real, there are existing sidewalks along approximately 90 percent of the roadway, but along only about 30 percent of the eastern side of the roadway. There is also a segment near the intersection with Machawk Drive with no sidewalks on either side. There are mostly continuous bike lanes throughout the project area, but adjacent trafc has a posted speed ranging from 35 to 45 mph, which makes bicycling uncomfortable for most people. There is a gap in the bike lanes in the vicinity of the 101 access ramps south of the intersection of El Camino Real and SR-41. There are frequent driveways throughout the project area. This large number of potential conict points pose a safety concern, especially for pedestrians and bicyclists. Figure 2.6 shows the location of approximately 188 curb cuts along El Camino Real within the study area. Crossing El Camino Real is especially challenging for pedestrians at many locations throughout the project area due to the wide crossing distances and small number of crosswalks with trafc signal protection. The southern study area includes 16 intersections. 7 of these intersections have marked crosswalks, and 6 of those have trafc signals. From Santa Rosa to Palomar, a distance of three- quarters of a mile, there are no trafc signals. Crossing distances are approximately 85 to 100 feet. The northern portion of the study area has 9 intersections, 2 of which have marked crosswalks, one with a trafc signal. The crossing distance at most intersections is approximately 80 feet. There are 25 public street intersections throughout the study area, of which 7 are controlled by a trafc signal: • San Gabriel Road • El Bordo Avenue • Montecito Avenue • Santa Rosa Road (signalized) • Principal Avenue • Gusta Road • La Lina Avenue • Solano Road • Plata Ln/Cascada Road • Arcade Road • Palomar Avenue (signalized) • Junipero Avenue (signalized) • Curbaril Avenue (signalized) • Pueblo Avenue • Plaza del Camino (Vons) shopping center (signalized) • SR 41 (signalized) • San Anselmo Road (West)(signalized) • Valdez Avenue • San Anselmo Road (East) • Campbell Lane • Maya Lane • Marco Lane • La Uva Lane • San Benito Road • Madera Place (south) 2.6.2. RELEVANT STUDIES AND PLANNED IMPROVEMENTS State Route 41 Corridor Study. A study was completed in 2018 to develop plans for designing SR-41 to enhance bicycle and pedestrian access and safety between downtown Atascadero and Atascadero Lake Park/Charles Paddock Zoo. The current ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 77 of 154 EXISTING CONDITIONS 2 2 - 13The El Camino Plan | Atascadero, CA - March, 2020 (Draft) Legend 3URMHFWRXGDU &XUE&XWV 6LJDOLHG ,WHUVHFWLRV(EAST)CAMPBELLMAYAMARCOMACHAWKLA UVAMADERA(WEST)VALDEZITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 78 of 154 INTRODUCTION AND BACKGROUND2 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)2 - 14 Legend 3URMHFWRXGDU &XUE&XWV 6LJDOLHG ,WHUVHFWLRV PUEBLOPLAZA DEL CAMINOITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 79 of 154 EXISTING CONDITIONS 2 2 - 15The El Camino Plan | Atascadero, CA - March, 2020 (Draft) development pattern is very much a patchwork, as there is 100 feet of public right-of-way available, but the roadway is only three lanes wide in most of the project area. Due to the challenges of navigating the El Camino Real/SR-41 intersection, a plan for bike lanes and sidewalk improvements as an alternative along Atascadero Avenue was included in the plan. Caltrans plans to implement buffered bike lanes along SR-41 in 2020. The City has applied for funding from the Active Transportation Program for the Atascadero Avenue portion of the project. This application is pending. US 101 Interchange Study. Completed in 2007, a study and conceptual designs were prepared for roundabouts at ve interchanges in Atascadero—Santa Barbara Road/San Antonio Road, Santa Rosa Road, Curbaril Avenue, Trafc Way/Ardilla Road, and San Anselmo Road. The project was initiated as a result of concerns about queuing between the US 101 off-ramps and El Camino Real, because the two routes are close to one another. A roundabout was subsequently designed for the Del Rio/US 101 interchange as a trafc mitigation for the proposed Del Rio Specic Plan near the El Camino Real/Del Rio intersection. However, a change in development plans may eliminate the need for this roundabout. City of Atascadero Bicycle Transportation Plan. The City’s bicycle plan was adopted in 2010 and includes recommended bikeway projects, including bike lanes along El Camino Real and several intersecting streets. Because there are signicant challenges to walking and biking throughout the City of Atascadero, ped and bike trips will continue to be difcult even with enhanced facilities on El Camino Real, since users will have to traverse local routes to gain access to El Camino Real. However, increasing population and vibrancy of the corridor will generate a signicant number of localized facility users. Improvement can be made along the corridor to link the corridor to improvements occurring on Highway 41, as shown in Figure 2.8. El Camino Real Downtown Trafc Calming and Corridor Plan. This study is underway or recently completed and is expected to be adopted in the summer of 2020. The study explores alternative design concepts for new bicycle and parking improvements along El Camino Real between SR-41 and Rosario Avenue. Figure 2.7, Planned Circulation Improvements, identies the location and extent of current projects underway within or connecting to the study area. These include: • Implementation of improvements identied in the State Route 41 Corridor Study from El Camino Real to Portola. • Striping improvements along El Camino Real from San Anselmo Road east to San Benito Road for travel lanes, two-way turn lane, and Class II bike lane. • Alternative concepts being evaluated as part of the El Camino Real Downtown Trafc Calming and Corridor Plan. 2.6.3. EXISTING SEGMENT CONDITIONS NORTHERN SEGMENT The northern segment of the project is 1.2 miles long and extends from San Anselmo Road to North of Madera Place . For the purposes of providing an overview of the corridor, the segment was divided into two smaller segments based on their respective characteristics. SAN ANSELMO ROAD TO NORTH OF MARCO PLACE This segment is 2,700 feet long, with two travel lanes in each direction and a two-way left turn lane. Curb and gutter are present along portions of this segment. The roadway narrows to one lane in each direction at the northern end of the segment. There is a posted speed of 45 mph. • Pedestrian Facilities There are continuous sidewalks on the west side of the street throughout this segment. Along the east side, there are no sidewalks along the northern 850 feet of the segment. The only locations with marked crosswalks across El Camino Real are the intersections at the eastern and western sections of San Anselmo Road. • Bicycle Facilities While bike lanes are clearly marked at some places, in other places the pavement markings are either not there or not clearly visible. Shoulders are various widths. Bike lanes are proposed along both the eastern and western portions of San Anselmo Road, which intersects El Camino Real. There is no designated bike parking within the public right-of-way. Bicyclists park their bikes at bike racks on private property or locked to various street furniture such as sign poles. • On-Street Parking On-street parking is generally available throughout the segment; the major exceptions are a red-curbed section in the southbound direction north of San Anselmo Road and a section in the northbound direction where the shoulder is narrow and parking is prohibited. Land uses are typically set back from the roadway and have off- street parking, so on-street parking use is relatively light. Camino Real near San Anselmo Road facing northbound. NORTH OF MARCO PLACE TO NORTH OF MADERA PLACE This segment is 3,500 feet long with one travel lane in each direction. The pavement is approximately 50 feet in width, and the parking lane/shoulder on the west side of the road is as wide as 25 feet. Curb and gutter are present along portions of this segment. The posted speed is 45 mph. • Pedestrian Facilities Sidewalks are inconsistent along this segment. Approximately 70 percent of the segment has sidewalks along one side, and 30 percent has no sidewalks at all. Shoulders of various widths can be ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 80 of 154 INTRODUCTION AND BACKGROUND2 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)2 - 16 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 81 of 154 EXISTING CONDITIONS 2 2 - 17The El Camino Plan | Atascadero, CA - March, 2020 (Draft) used by pedestrians where sidewalks are not available. There are no controlled crossings or marked crosswalks in this section. • Bicycle Facilities Similar to the adjacent segment, there are paved shoulders of inconsistent width, and the bike lane pavement markings are faded or not present at some locations. Bicyclists park their bikes at bike racks on private property or locked to various street furniture such as sign poles. • On-Street Parking On-street parking is generally permitted throughout the segment. Where there are shoulders without curb and gutter, the edge of the shoulder is often not clearly delineated, so vehicles parking on the shoulders may interfere with bicyclists and pedestrians. Most of the land uses are set back signicantly from the roadway, and off-street parking is generally available, so on-street parking is lightly used in majority of the corridor El Camino Real north of San Benito Road facing northbound El Camino Real near Marco Lane facing northbound SOUTHERN SEGMENT The southern segment of the project is 1.8 miles long and extends from San Gabriel Road to SR-41. It is divided into two smaller segments based on their respective characteristics. SAN GABRIEL ROAD TO CURBARIL ROAD El Camino Real from San Gabriel Road to Curbaril Avenue is the southernmost portion of the study corridor. Santa Rosa Road and Curbaril Avenue are the only cross-streets in this segment that cross US 101, and both have interchanges that provide access routes into and out of Atascadero. The curb-to-curb width is 80 feet and there are four travel lanes (two northbound and two southbound) and a two-way left turn lane. The posted speed is 40 mph. There are sidewalks on both sides of the roadway. There is on-street parking throughout the segment, but it is lightly used because most land uses have adequate off-street parking available. • Pedestrian Facilities Throughout the segment, there are continuous sidewalks, which are approximately 10 feet wide. Sidewalks narrow to approximately 5 feet wide along two segments on the east side of El Camino Real, a 300-foot segment in front of the Taco Roco restaurant extending north from Junipero Avenue, and a 230-foot segment extending north from Principal Avenue. Despite the continuous sidewalks, pedestrian access can be challenging due to the cross-trafc from numerous driveways throughout this segment. There are marked crosswalks at the signalized intersections of El Camino with Santa Rosa Road, Palomar Avenue, Junipero Avenue, and Curbaril Avenue. The uncontrolled crossing at El Bordo Avenue includes a striped pedestrian refuge, yield to pedestrian signs, pedestrian beacons, and advanced yield pavement markings to encourage motorists to yield to pedestrians in advance of the crosswalk. • Bicycle Facilities There are bike lanes along El Camino Real throughout this segment. The Atascadero Bicycle Transportation Plan (2010) identies future bike lanes along Santa Rosa Road, El Bordo Avenue, and Curbaril Avenue, all of which intersect with El Camino Real. There is no designated bike parking within the public right-of-way. Bicyclists park their bikes at bike racks on private property or locked to various street furniture such as sign poles. • On-Street Parking On-street parking is available throughout the segment, although reduced by the number of driveways as well as red-curbed sections, particularly in the vicinity of the Palomar Avenue intersection. On- street parking is lightly used because most businesses are well equipped with off-street parking lots. Uncontrolled crossing on El Camino Real near El Bordo Avenue facing southbound. CURBARIL AVENUE TO SR 41 The segment from Curbaril Avenue to SR 41 is 0.8-mile long, with two travel lanes in each direction and a two-way left turn lane. The segment has a curb-to-curb width of 80 feet and a posted speed limit of 35 mph. On-street parking is generally available along El Camino Real between San Gabriel Road and SR 41. Because the parking is unstripped and there are a signicant number of driveways throughout the corridor, it is not possible to accurately count the parking supply. • Pedestrian Facilities Sidewalks are continuous throughout this segment. There are marked crosswalks at the intersections of El Camino Real with ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 82 of 154 INTRODUCTION AND BACKGROUND2 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)2 - 18 Curbaril Avenue, the Plaza del Camino Shopping Center/US 101 northbound ramps, and SR-41. •Bicycle Facilities There are bike lanes along El Camino Real throughout this segment. The Atascadero Bicycle Transportation Plan (2010) identifies future bike lane along Curbaril Avenue. There is no designated bike parking within the public right-of-way. Bicyclists park their bikes at bike racks on private property or locked to various street furniture such as sign poles. •On-Street Parking On-street parking is available throughout the segment, although reduced by the number of driveways as well as red-curbed sections. On-street parking use is relatively light, as most businesses are well equipped with off-street parking lots. 2.6.4. TRANSIT FACILITIES El Camino Real is served by Regional Transit Authority (RTA) Route 9, which provides xed route service through Atascadero as part of its route between Paso Robles and San Luis Obispo. This service operates from 6:30 am to 8:00 pm on weekdays with approximately one-hour headways. There are only ve buses on Saturday and three buses on Sunday. The route is on El Camino Real except in the Downtown, where it includes a stop at the Atascadero Transit Center at 6000 Capistrano Ave. The transit center is also the location for the Amtrak bus stop, which provides a bus connection to the train in San Luis Obispo, where there is one southbound and one northbound train per day. There are six bus stops in the northern segment and ten bus stops in the southern segment, as shown on Figure 2.8, RTA Transit Map. In the northern segment, bus stops are at the intersection with San Anselmo Road (northbound and southbound), Kennedy Club (north of Maya Lane, northbound and southbound), and San Benito Road (northbound and southbound). In the southern segment, bus stops are at El Bordo Avenue (northbound and southbound), Solano Avenue (northbound), Plata Lane (southbound), Principal Avenue (northbound), Palomar Avenue (northbound), Pueblo Avenue (northbound and southbound), the El Camino car wash (southbound, near SR 41), and the Vons Center (northbound). Atascadero Transit is a door-to-door “dial-a-ride” service that operates Monday throught Friday from 7:30 a.m. to 3:30 pm. It offer transportation for individuals with physical and mental disabilities. El Camino Real near Pueblo Avenue facing southbound. 2.6.5. EXISTING INTERSECTION LEVELS OF SERVICE The Existing Conditions scenario provides an evaluation of current operation based on existing trafc volumes during the AM and PM peak periods. Volume data were collected on November 8, 2018, while local schools were still in session. Under existing conditions, all intersections are operating at a LOS D which is generally acceptable in most California jurisdictions, however, Atascadero uses a LOS C standard. A summary of the intersection level of service calculations is in Table 2.2. TABLE 2.2 EXISTING PEAK HOUR INTERSECTION LEVELS OF SERVICE STUDY INTERSECTION APPROACH AM PEAK PM PEAK DELAY LOS DELAY LOS 1. El Camino Real/San Anselmo Road 44.2 D 40.9 D 2. El Camino Real/SR 41 39.5 D 37.3 D 3. El Camino Real/Pueblo Avenue 1.6 A 2.3 A EB (Pueblo Avenue) Approach EB (Pueblo Avenue) Approach B 18.3 C WB (Pueblo Avenue) Approach WB (Pueblo Avenue) Approach B 17.1 C 4. El Camino Real/Curbaril Avenue 37.7 D 40.7 D 5. El Camino Real/Santa Rosa Road 43.2 D 33.1 C Notes: Delay is measured in average seconds per vehicle. Results for minor approaches to two-way stop-controlled intersections are indicated in italics. LOS = Level of Service 2.6.6. FUTURE INTERSECTION LEVELS OF SERVICE Segment volumes for the horizon year of 2035 were obtained from the City’s gravity demand model and translated to turning movement volumes at each of the study intersections using the “Furness method.” The Furness method is an iterative process that employs existing turn movement data, existing link volumes, and future link volumes to project likely future turning movement volumes at intersections. Under the anticipated future volumes, the study intersections are expected to continue operating acceptably at LOS D or better during both peak periods except for the intersection of El Camino Real/San Anselmo Road, which would deteriorate to LOS E in the ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 83 of 154 EXISTING CONDITIONS 2 2 - 19The El Camino Plan | Atascadero, CA - March, 2020 (Draft) Legend 3URMHFWRXGDU 5XV5RXWH XV6WRSV ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 84 of 154 INTRODUCTION AND BACKGROUND2 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)2 - 20 AM peak hour and LOS F in the PM peak hour. Future operating conditions are summarized in Table 2.3. TABLE 2.3 FUTURE PEAK HOUR INTERSECTION LEVELS OF SERVICE STUDY INTERSECTION APPROACH AM PEAK PM PEAK DELAY LOS DELAY LOS 1. El Camino Real/San Anselmo Road 66.3 E **F 2. El Camino Real/SR 41 43.0 D 39.7 D 3. El Camino Real/Pueblo Avenue 1.8 A 3.3 A EB (Pueblo Avenue) Approach 14.0 B 32.9 D WB (Pueblo Avenue) Approach 14.6 B 22.7 C 4. El Camino Real/Curbaril Avenue 39.5 D 46.7 D 5. El Camino Real/Santa Rosa Road 48.3 D 36.7 D Notes: Delay is measured in average seconds per vehicle. Results for minor approaches to two-way stop-controlled intersections are indicated in italics. LOS = Level of Service; ** = delay greater than 120 seconds; Bold text = decient operation 2.6.7. COLLISION HISTORY AND SAFETY CONDITIONS The collision history for the study area was reviewed to determine any trends or patterns that may indicate a safety issue. Collision records for the study intersection were obtained from the California Highway Patrol as published in its Statewide Integrated Trafc Records System reports. The most current ve-year period available for the study intersections is February 2013 through January 2018. As presented in Table 2.4, the calculated collision rates for the study intersections were compared to average collision rates for similar facilities statewide, as indicated in 2010 Collision Data on California State Highways, Caltrans. The calculated collision rates are higher than the statewide average for similar facilities for all ve study intersections; however, the calculated injury rates are lower than the statewide averages. Collision data for the most recent 10-year period were obtained for the segments of El Camino Real between Madera Place and San Anselmo Road and between SR 41 and San Gabriel Road from the Transportation Injury Mapping System. These records only include collisions that involved injuries or fatalities. Figure 2.9, Collision Density Along El Camino Real, shows the locations of these collision. The northern segment of El Camino Real experienced 18 collisions over the 10-year period—7 were near the intersection with northern San Anselmo Road, and 8 were along the northern half of the segment. The entire length of El Camino Real between SR-41 and San Gabriel Road experienced 84 collisions. The locations with the highest number of crashes include El Camino Real near Curbaril Avenue and near El Bordo Avenue (Chalk Mountain Deli area). TABLE 2.4 COLLISION RATES AT THE STUDY INTERSECTIONS COMPARED TO STATEWIDE AVERAGES, 2009–2013 STUDY INTERSECTION NUMBER OF COLLISIONS COLLISION RATE IN C/ MVE* INJURY RATE*FATALITY RATE* 1. San Anselmo Rd 12 0.45 (0.27)25.0% (41.9%)0% (0.4%) 2. SR 41 28 0.61 (0.27)17.9% (41.9%)0% (0.4%) 3. Pueblo Ave 7 0.36 (0.15)28.6% (41.9%)0% (1.0%) 4. Curbaril Ave 17 0.43 (0.27)41.2% (41.9%)0% (0.4%) 5. Santa Rosa Rd 10 0.29 (0.27)0.0% (41.9%)0% (0.4%) Notes: c/mve = collisions per million vehicles entering; Bold text = greater than the statewide average * Statewide average rates are in parentheses. 2.6.8. POTENTIAL STREET MODIFICATIONS With approximately 100 feet of available public right-of-way, there is signicant potential to re-envision the El Camino Real corridor. Consideration should be given to reallocating the available space in a way that better accommodates bicyclists and pedestrians. There are a variety of options available that should be considered during this project. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 85 of 154 EXISTING CONDITIONS 2 2 - 21The El Camino Plan | Atascadero, CA - March, 2020 (Draft) FIGURE 2.10 COLLISION DENSITY ALONG EL CAMINO REAL ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 86 of 154 INTRODUCTION AND BACKGROUND2 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)2 - 22 2.7 DEMOGRAPHICS AND MARKET ASSESSMENT 2.7.1. DEMOGRAPHICS The following demographic data is from the 2017 American Community Survey by the U.S. Census Bureau. This data provides a snapshot of how Atascadero compares to San Luis Obispo, Paso Robles, and the County of San Luis Obispo. 2.7.2. MARKET ASSESSMENT The Market Study quanties the degree to which market forces may support the desired uses and types of development envisioned under the El Camino Plan. While the plan focuses on certain portions of the El Camino Real corridor, the market study considers market demand citywide. This chapter is from the executive summary of the Market Study and summarizes the study’s ndings. The full report is in Appendix A. 2.7.3. RETAIL MARKET DEMAND TRENDS IN RETAIL When adjusted for ination and the number of households, in-store retail sales nationally (excluding auto sales) recovered somewhat from the recession but have not returned to pre-recession levels. Indeed, over the past ve years, in-store sales of convenience goods have declined 1.5 percent per year, and in-store sales of comparison goods have declined 0.3 percent per year. At the same time, online retail sales have increased 5.0 percent per year, consumer spending at restaurants and bars has increased 2.6 percent per year, and spending on entertainment and recreation has increased 2.4 percent per year. The shift of consumer spending to e-commerce has been growing for a long time. However, since the recession, Americans have begun to make a fundamental change, in which the typical family is spending no more at bricks-and-mortar retail stores. Increased consumer spending is taking place online, at restaurants, and for entertainment and recreation. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 87 of 154 EXISTING CONDITIONS 2 2 - 23The El Camino Plan | Atascadero, CA - March, 2020 (Draft) ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 88 of 154 INTRODUCTION AND BACKGROUND2 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)2 - 24 Although the nature of retail is changing, bricks-and-mortar stores still account for the vast majority of sales (83 percent, down from 88 percent ve years ago). As this trend continues, retail stores are experimenting with various approaches to online retail, including online ordering with in-store pick-up or delivery. Grocery stores are experimenting with online ordering with home delivery, and if they are successful, it is likely that most chains will close some stores. The supermarket-anchored shopping center, long a staple of suburban America, may become obsolete. Current thinking is that weaker, and even some moderately strong, shopping centers and districts will face increasing vacancies, and stronger centers and districts will continue to thrive, and perhaps grow with reduced competition. New retail development is expected to be limited mainly to areas with signicant housing growth and areas that are substantially underserved. TAXABLE RETAIL SALES IN ATASCADERO Prior to the 2008–09 recession, the amount of taxable retail sales per household was higher in Atascadero than the county-wide average, although still lower than in Paso Robles and San Luis Obispo. Since the recession, the amount of ination-adjusted taxable retail sales per household has increased slightly in Atascadero but is still substantially below the pre-recession level. In contrast, the level is at or near the precession level county-wide and in Paso Robles, and sales have exceeded the pre-recession level in San Luis Obispo County. The retail sector in Atascadero has not yet fully recovered from the recession. RETAIL MARKET POTENTIAL IN ATASCADERO The market study analyzed the potential market demand for retail businesses in Atascadero. The analysis dened a trade area that is truncated to the northwest and southeast, reecting competition from Paso Robles and San Luis Obispo. The trade area is extended to the northeast and southwest, reecting the lack of retail businesses in these more sparsely populated areas. Overall, the market analysis nds that there is a substantial amount of retail spending by trade area households that occurs in other cities rather than in Atascadero. The report describes several factors that may limit the City’s ability to capture the leaked retail spending. The analysis notes that there are two types of stores that do not currently leak retail spending—food and beverage stores (which includes grocery stores) and building materials, garden equipment, and supply stores. There are four grocery stores operating in Atascadero: Vons (supermarket, owned by Albertsons Companies), Grocery Outlet Bargain Market (extreme value retailer), Food 4 Less (no-frills grocery store, owned by the Kroger Co.), Smart and Final Extra (a grocery warehouse store). Some residents have raised the issue that they would like Atascadero to have another full-service higher-end supermarket (as opposed to discount or warehouse grocers). The market analysis indicates that these existing stores sales satisfy the market demand for grocery store spending in the expected trade area. The analysis further indicates that enlarging the trade area (up to but not including Templeton and taking in Santa Margarita) would support up to an additional 13,500 square feet of building space for a grocery store. This is not enough for a new conventional supermarket, which typically are 55,000 square feet and larger. For a new supermarket to be successful in Atascadero, it must either attract a majority of its customers from outside the trade area (i.e. Templeton and beyond and beyond Santa Margarita) or divert customers from the existing stores. Simply put, the opening and operation of a new supermarket would most likely lead to the closure of an existing grocery store, leaving a large vacancy. Thus, attracting a new supermarket is theoretically possible. However, margins in the grocery business are very thin, and it is unlikely that the City would be able to convince a grocery business to open a store in Atascadero with that store’s success contingent on outcompeting an existing grocery store. For convenience goods (items that people buy on a regular basis), the analysis nds that current market demand could support an additional pharmacy and a variety of small retailers in cosmetics, beauty supplies, food and health supplements, ofce supplies, pet supplies, and other miscellaneous store types. Across all these convenience goods stores, if the City captured all the leaked spending, the market could support up to 29,000 square feet of additional retail building space. For restaurants and drinking places, the analysis nds that there is a substantial amount of leaked spending, which could support 38,700 to 67,600 square feet of new restaurants and bars. Restaurants and bars are key components of the emerging emphasis on experience- oriented shopping to compete against online retail. This level of market demand could be spread throughout downtown and along El Camino Real. For comparison goods (items that people tend to purchase infrequently or rarely), the analysis nds that the City leaks spending for furniture and home furnishings, electronics and appliances, sporting goods, and book and music stores. Capturing this leaked spending in Atascadero could support new stores in each of these categories. However, many of the national chains in these retail categories are experiencing difcult times, facing challenges from the shift to online retail and high debt. Many national chains are in the process of shrinking their footprint rather than expanding. It may take longer to attract new businesses in these retail categories, and the City may not be able to capture all the leaked spending. However, there are opportunities for existing stores to capture some of this leaked spending and opportunities for new independent businesses. Communities that do not have a regional mall and the bevy of chain stores that locate near malls almost always leak retail spending for clothing and clothing accessory stores. In Atascadero, that leaked spending could support up to 181,400 square feet of retail building space. Without a regional mall, it is unlikely that the City could attract enough businesses to capture all the leaked spending. Nevertheless, this is a sizeable amount of spending, suggesting that the City should be able to attract small-scale or boutique clothing and accessory stores. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 89 of 154 EXISTING CONDITIONS 2 2 - 25The El Camino Plan | Atascadero, CA - March, 2020 (Draft) The analysis indicates that there is potential market demand for general merchandise stores. One subcategory in this type of retail is department stores, which would include stores like Target and Walmart. The market support in this subcategory is for about 135,000 square feet. This should cover an average Target or Walmart, and so it is no surprise that Walmart had proposed a new store in Atascadero. The market analysis suggests that attracting such a store may be realistic. At the same time, the changing nature of retail suggests that even this level of leaked spending may not be sufcient to attract a new department store/general merchandise store. RETAIL ENVIRONMENT One of the challenges facing retail growth in Atascadero is the outdated nature of some of the existing retail building space. Along some parts of the corridor, stand-alone, single-use retail buildings stand on their individual parcel with their own curb cut and parking lot. In other areas, retail businesses are interspersed among light industrial, self-storage, and other uses, lacking visibility and easy accessibility. Many of these poorer locations have tenant turnover and vacancy issues, and these result in lower asking lease rates. Low lease rates limit the ability of property owners to maintain and invest in their properties. Low lease rates also make it harder for better-situated retail properties to command lease rates high enough to support new development and reinvestment in existing properties. To capitalize on the market potential, the El Camino Plan should focus on creating and enhancing experience-oriented shopping districts and centers, which can compete with the continuing shift to online retail. Encourage retail, restaurants, and entertainment uses to move from underperforming centers to future designated commercial hubs. The plan should also identify strategies to allow the transition of some outdated retail buildings to other uses in order to reduce vacancies and to increase lease rates to levels that will support new retail development and reinvestment in existing retail properties. OFFICE MARKET DEMAND Ofce market demand is typically driven by growth in employment in knowledge-based sectors that primarily operate in ofce buildings. These sectors include: Information; professional, scientic, and technical services; and Management of companies and enterprises. These sectors account for 4.8 percent of the jobs in the city and 6.8 percent of the jobs county-wide. More importantly, these sectors added 1,300 jobs county-wide over the last ve years, growing 1.8 percent per year. Total ve-year job growth in these sectors in Atascadero was a single digit. At the current local trend, job growth in these sectors would not support new ofce development in Atascadero. Ofce-based businesses and ofce developers increasingly view Atascadero favorably. In part, this is because there is room to grow and develop in the City and the City is perceived as business friendly. In addition, San Luis Obispo, which has captured most of the ofce- based employment growth in the past, has low vacancies, higher lease rates, and is perceived as challenging to entitle new ofce development. These factors suggest that the City could account for a larger share of future growth in ofce-based employment. The analysis nds that if the City gets one-third of new ofce- based businesses and 11 percent of the remaining expansions in ofce jobs (the City’s current share of county-wide ofce workers), the market could generate up to 195,000 square feet of new ofce development. The quality of place is becoming increasingly important in the location decisions of rms in these sectors. They are competing with each other for skilled and educated workers, and these workers increasingly place a value on working in districts with a mix of restaurants and services within walking distance. Places in proximity to downtown or to walkable nodes along the corridor would make attractive locations for ofce development. Medical ofce is often considered a subset of the general ofce market. Atascadero accounts for a large part of county-wide employment in the health care and social services sector, due in large part to Atascadero State Hospital. However, the city’s share of medical ofce businesses is closer to its share of total county- wide jobs, nearly 8 percent. If the county adds a similar number of medical ofce jobs over the next ve years and if the share of those new jobs locating in Atascadero is similar to the city’s share of medical ofce employment, then the city would need an additional 42,000 square feet of medical ofce building space. INDUSTRIAL MARKET DEMAND Industrial market demand is driven primarily by growth in the Manufacturing, Wholesale trade, and Transportation and warehousing sectors. However, the market study focuses on industrial demand generated by the manufacturing sector, because these uses are more suited to locations along El Camino Real than are warehousing and distribution facilities. Atascadero accounts for less than 3 percent of county-wide manufacturing employment. Although there was a small increase in manufacturing employment over the last ve years in the city, the sector has still not returned to pre-recession employment levels. In contrast, the manufacturing sector added 1,100 jobs county-wide over the past ve years, growing at a rate of 3.2 percent per year. As with ofce development, manufacturing businesses and industrial developers increasingly view Atascadero as a favorable location. With available land and facilities and a robust business attraction effort, the analysis nds that the City could attract up to 25 percent of future manufacturing employment growth. This could result in the development of up to 237,700 square feet of new industrial building space. Some of this new industrial development would need to be separated from potential conicts with non-industrial land uses. However, some of the new industrial business would be smaller scale and could be integrated in mixed business districts that would be suitable for the El Camino Real corridor. LODGING Atascadero accounts for a small percentage of the lodging establishments county-wide and an even smaller percentage of ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 90 of 154 INTRODUCTION AND BACKGROUND2 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)2 - 26 employment in the accommodations sector. However, this is not unexpected because Atascadero is inland, and the county has several beach communities and wine country with an active tourism base. Nevertheless, even based on the number of employees in the accommodations sector per 1,000 population statewide, the city has about half the amount of lodging as could be expected. Many cities seek to attract new investment in hotels in order to collect additional revenue from transient occupancy tax. Furthermore, overnight visitors often provide spending support for nearby restaurants, entertainment businesses, and retail stores. Connection with and access to activity centers is a key element in the success of the hotel market. While the Market Study does not quantify demand for a particular number of additional hotel rooms, the El Camino Plan should consider ways to encourage hotel development in order to capitalize on the benets that hotel and visitors generate for nearby businesses. Development of new destination entertainment and recreation opportunities and economic growth that supports additional business travel will help attract new hotel investment. PLANNING IMPLICATIONS Based on the Market Study analysis, the El Camino Plan should consider the following. ►PLAN FOR EXPERIENCE-ORIENTED RETAIL The Market Study nds that there is a substantial amount of leaked retail spending that could support additional retail businesses. However, with the changing nature of retail, the walkability, entertainment and recreation opportunities, and experience of a place will become increasingly important for sustainable and lucrative retail districts and centers. ►BIG BOX IS A MAYBE The Market Study nds that there is enough consumer spending to support big-box retail, but with the changing nature of retail, it may be difcult to attract investment from national chains. The plan need not do away with development standards that accommodate large format retailers, but the plan also should not rely on the attraction of such a business. ►PARTNER WITH SMALL BUSINESS DEVELOPMENT CENTERS The City can partner with small business development centers and other nonprot business support organizations to provide training to existing local businesses and budding entrepreneurs interested in starting a new business in Atascadero. ►ACTIVELY MARKET ATASCADERO TO OFFICE AND INDUSTRIAL BUSINESSES City staff currently engages with potential businesses about the opportunities in Atascadero. The city also has other partners than can help with business attraction, including real estate brokers and dealers and the San Luis Obispo Economic Vitality Corporation. ►CONSIDER ADOPTING A SPECIFIC PLAN A specic plan can provide a level of environmental clearance and certainty in the development process, both of which can ease and quicken the development process. It is not uncommon, especially with industrial businesses, that businesses looking to expand seek opportunities that can become productive assets quickly. ►PLAN FOR NEW INDUSTRIAL DEVELOPMENT The plan should identify ways of accommodating new industrial development, both large-scale traditional manufacturing and smaller-scale business integrated into mixed business districts. As with the ofce demand, new industrial development may be accommodated in other areas of the city, not just along the corridor. ►PLAN FOR NEW OFFICE DEVELOPMENT The plan should identify ways of accommodating new ofce space in proximity to walkable retail districts or centers. Considering the long-term potential, the plan could accommodate multistory ofce buildings and additional acreage. Areas outside of the El Camino Plan could also accommodate some of the future ofce demand. In addition, the plan should consider the degree to which medical ofce space is appropriate. The City’s current strategy is to focus medical ofce along Morro Road. If medical ofce wants to locate along El Camino Real, it should be focused in midblock locations where shared parking is available. ►PROVIDE FOR TRANSITION OF OLDER RETAIL BUILDINGS The plan should provide ways that property owners with older and, perhaps, obsolete retail buildings can transition their property to an alternative use if interested. Ofce and manufacturing facilities may be appropriate in some parts of the corridor. In some circumstances, multifamily residential might also be appropriate, most often when it is within walking distance of a planned experience-oriented retail district or center or when it is part of a mixed-use building. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 91 of 154 LAND USE STRATEGY 3 3 - 1The El Camino Plan | Atascadero, CA - March, 2020 (Draft) Section 3 Land Use Strategy ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 92 of 154 LAND USE STRATEGY 3 3 - 3The El Camino Plan | Atascadero, CA - March, 2020 (Draft) 3.1 INTRODUCTION The land use strategy recommendation for the El Camino Plan is based on the market analysis, examination of on-the-ground conditions, and the current policy and regulatory framework. This chapter identies the challenges associated with the existing General Plan and Zoning for the corridor, followed by conceptual site plans to test urban design strategies for intensication, adaptive reuse, and place-making among nodes of activity. This chapter presents recommendations for the future General Plan update and revisions to the Atascadero Municipal Code. The following policies are intended to guide the next steps in implementing the El Camino Plan. ►PROVIDE FOR A BALANCED MIX OF USES 1. Identify and reserve sufcient areas along the corridor where high-tech/R&D rms, corporate ofces, and incubators can locate and improve job opportunities for residents. 2. Rene the Commercial Park designation in terms of the uses encouraged and development standards to attract and create a high-quality employment hub. Streamline processing. 3. Update the commercial designations in terms of uses allowed and development standards to encourage inll development, outdoor spaces, internal connectivity, and well- designed nodes of activity. 4. Promote El Camino Real as an environment that is attractive to destination retail and entertainment, including local food and beverage artisans and other specialized retailers. 5. Allow areas along the corridor that are not prime locations for commercial or job centers to transition to other market- driven uses, including residential. 6. Revisit parking standards in all zoning districts along the corridor to determine parking demands and opportunities for shared parking. 7. Implement incentives to encourage the redevelopment of underutilized and blighted properties. 8. Ensure that permitted and conditional uses allowed in the zoning support the new vision for El Camino Real. ►BOOST THE ECONOMY 1. Dedicate staff resources, as feasible, to focus on economic development to attract new development, especially business bringing quality jobs. 2. Implement economic development strategies to increase the rate of new business formation and to attract businesses to the area. 3. Allow for a variety of new residential/workforce housing—in the right locations—to ensure there is a local labor force for new businesses and to boost demand for commercial uses. 4. Encourage investment and upgrades to existing properties by creating new opportunities for inll development or implementing other strategies like enhanced code enforcement. ►IMPROVE SAFETY 1. Explore the use of technology to keep the community safe. 2. Require new development to apply Crime Prevention Through Environmental Design (CPTED) concepts in site design and building design. 3. Continue to work with Code Enforcement to be proactive in addressing code violations on existing properties as well as issues related to illegal or undesirable activities. 4. Continue to work with the Police Department and other agencies to encourage homeless individuals to access emergency shelters, transitional and/or supportive housing, and related services. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 93 of 154 LAND USE STRATEGY3 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)3 - 4 3.2 EXISTING POLICY AND REGULATORY FRAMEWORK 3.2.1. GENERAL PLAN The 2016 Atascadero General Plan Land Use, Conservation and Open Space Element establishes several commercial designations and a public facility designations (US Post Ofce) in the study area, as shown on Figure 3.1. Based on the intensity limits identied in the General Plan, the study area has the potential for over 3 million square feet of nonresidential development, as shown in Table 3.1. General Commercial (GC) designation is considered a Mixed-Use Designation. It is intended primarily for ofce, neighborhood, retail, and tourist commercial uses; however, multifamily development in a mixed-used development may be conditionally allowed up to 20 du/ac. Exclusive or stand-alone multifamily development may be allowed along the El Camino Real corridor provided it is in a midblock location that is “not best reserved for commercial development.” Service Commercial (SC) accommodates more intensive uses than allowed in other commercial areas, such as lumberyards, building-materials supply, wholesaling, storage, auto sales, auto and equipment repair, and printing establishments. These uses are appropriate in non-pedestrian-oriented areas. They frequently have outdoor storage needs involving trucking activity and movement of large products. This land use designation is applied to properties on the south side of El Camino Real, along Highway 101. Commercial Park (CPK) designation applies to areas along the northern portion of El Camino Real to accommodate uses that require large parcels, such as automobile and mobile-home sales, factory outlet centers, traveler destination and recreation complexes, craft uses, nurseries, and planned commercial developments. Also allowed are certain types of light industrial uses, including research and development facilities and clean manufacturing facilities, along with ofce parks and business uses. TABLE 3.1 GENERAL PLAN LAND USE DESIGNATION WITHIN EL CAMINO REAL STUDY AREA GENERAL PLAN LAND USE DESIGNATION CORRESPONDING ZONING DISTRICT AREA (ACRE)AVE. FAR BUILDING SQ.FT. Commercial Park (CPK)Commercial Park (CPK)32.9 0.4 573,022 General Commercial (GC)Commercial Neighborhood (CN) Commercial Professional (CP) Commercial Retail (CR) Commercial Tourist (CT) 138.9 0.3 1,815,521 Public Facilities (P)Public Facilities (P)3.5 ---- Service Commercial (SC)Commercial Service (CS)39.2 0.4 683,368 Single Family Residential (1.0 ac lot min) (SFR-Y) Residential Single Family (RSF-Y)1.8 ---- TOTAL --216.3 --3,071,912 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 94 of 154 LAND USE STRATEGY 3 3 - 5The El Camino Plan | Atascadero, CA - March, 2020 (Draft) FIGURE 3.1 GENERAL PLAN LAND USE MAP ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 95 of 154 LAND USE STRATEGY3 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)3 - 6 3.2.2. POLICY CONSIDERATIONS The following are the big-picture considerations related to the General Plan that informed the corridor alternatives and nal land use recommendations presented in Section 3.2, Opportunity Area Concepts / Big Ideas and Section 3.3, Proposed Land Use Strategy. CHALLENGES CONSIDERATIONS TO BE EXPLORED • While the uses allowed under the CS designation need adequate space along the corridor, it is important that these areas be clustered as much as possible to minimize negative impacts on adjacent retail, restaurant, entertainment, and business and personal service uses. • Compare existing CS uses to the locations designated and consider adjusting the boundaries where necessary to preserve the synergy/function of key commercial retail nodes. Re- examine landscape setbacks and landscape requirements. • The CPK designation is currently in one location along the north end of the corridor. There is the potential for an additional employment hub(s) on the south end of the corridor as vacant or underutilized properties transition over time. • Identify the location for additional employment uses and consider expanding CPK zoning in areas that can support clean and optional development without detracting from the commercial nodes. • While the GC designation allows for midblock residential, there is no clear direction on where this is possible. Therefore, the uncertainly level for property owners/developers is high, which affects development feasibility. • Consider a policy or regulatory mechanism to better dene areas that can transition to mixed use or multifamily along the corridor. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 96 of 154 LAND USE STRATEGY 3 3 - 7The El Camino Plan | Atascadero, CA - March, 2020 (Draft) 3.2.3. ZONING The study area contains six commercial-related zoning districts and one public facility district (US Post Ofce), as shown on Figure 3.2 and in Table 3.2. The distinctions between them are noted below. The Commercial Neighborhood (CN) zoning district is established to provide for small-scale retail shopping and personal service facilities at the neighborhood level. The CN zone is situated and designed to serve the limited shopping and service needs of the immediately surrounding residential area. Residential is conditionally allowed in a mixed-use building within the 35-foot height restriction. The Commercial Professional (CP) zoning district provides for ofces and limited retail shopping and personal service facilities along El Camino Real. The CP zone is situated to serve streets with higher trafc volumes while also serving to provide a compatible transition between such streets and adjacent single-family residential areas. Residential is conditionally allowed in a mixed-use building within the 35-foot height restriction. The Commercial Retail (CR) zoning district is established to provide for a wide range of commercial uses to accommodate most of the retail and service needs of the residents of the City and surrounding areas. Residential is also conditionally allowed within this zone in a mixed-use building within the 35-foot height restriction. The Commercial Service (CS) zoning district is established to provide for light manufacturing and large lot service commercial needs of the residents of the city and surrounding areas. Residential is also conditionally allowed within this zone in a mixed-use building with the 35-foot height restriction. The Commercial Tourist (CT) zoning district is established to provide for limited commercial uses intended primarily to serve the public traveling along Highway 101. This designation is generally located at intersections with the freeway. The Commercial Park (CPK) zoning district provides for large- lot commercial and light manufacturing uses. Comprehensive development plans are encouraged to achieve appropriate functional relationships between various uses and preclude “piecemeal” development of existing larger lots. TABLE 3.2 ZONING DESIGNATION WITHIN EL CAMINO REAL STUDY AREA ZONING DESIGNATION CODE ZONING LAND USE DESIGNATION AREA (AC)FAR BUILDING SQ.FT. CN Commercial Neighborhood 4.0 0.3 52,050 CP Commercial Professional 9.0 0.3 117,430 CPK Commercial Park 32.9 0.4 573,022 CR Commercial Retail 115.1 0.3 1,503,837 CS Commercial Service 39.2 0.4 683,368 CT Commercial Tourist 10.9 0.3 142,204 P Public Facilities 3.5 ---- RSF-Y Residential Single Family (1.0 ac lot min)1.8 ---- TOTAL 216.3 --3,071,912 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 97 of 154 LAND USE STRATEGY3 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)3 - 8 3.2.4. REGULATORY CONSIDERATIONS The following are the big picture items that will guide the preparation of corridor alternatives and nal recommendations. CHALLENGES CONSIDERATIONS TO BE EXPLORED The Commercial Service zone is intended for light manufacturing, heavy manufacturing with a CUP, equipment sales, warehousing, wholesale and distribution centers, storage, and similar uses. However, it also allows for general retail, restaurants, hotels, schools, services, and other uses that are the focus of the CR and CP zones. This creates incompatibilities between uses and dilutes the potential for synergy and activated commercial environments. In order to create viable commercial retail nodes at key locations along the corridor, the CS zone should be limited to its intended range of industrial, wholesale, and manufacturing uses. It should also be focused in areas where there are other, similar uses. The Commercial Park (CPK) designation is intended for larger-scale commercial, industrial, and manufacturing uses. However, it also allows for nearly everything that the CR zone allows. Given the City’s desire to reserve this area for a range of new employment uses, the CPK zone should be rened in terms of the uses encouraged and development standards to create a high-quality employment hub. Fencing and screening requirements for outdoor storage, equipment, or manufacturing activities appear strong in the code, but are not happening on the ground. The public perception when driving along the corridor is that properties are not well maintained, which impacts commercial lease rates. There is also a screening provision that allows for chain-link fencing. Determine if this is a code enforcement issue or nonconforming issue and address. Also, revise the requirements to disallow chain-link fencing on any properties fronting El Camino Real. CHALLENGES CONSIDERATIONS TO BE EXPLORED Many permitted uses within the purpose and intent of the CPK, CR, and CT zones require a CUP, which increases the cost, time frame, and level of uncertainty for prospective businesses. Revisit the list of uses requiring a CUP and reduce where possible dening the conditions in the code. Include more general criteria as to why certain businesses require a CUP, including noise, dust, electrical disturbance, appearance, etc. There are no setback requirements for commercial designations in the study area. This allows uses to locate close to El Camino Real to be seen and activate the street, but in many locations the centers are set far back from the street. Any stand-alone residential allowed within a commercial district must comply with the minimum setback requirement of 15 feet. Establish a new maximum setback with requirements to front El Camino Real that is tailored to the commercial district and parcel widths and addresses the placement of parking. Address stand-alone commercial buildings differently from multiple buildings/uses on the large properties. Also revisit the minimum setback and require a reasonable landscape setback. Properties that are elevated above El Camino Real should have a tailored landscape setback given the handicap access requirements. Parking standards for commercial designations have resulted in excess parking for some commercial uses. A signicant amount of land remains unused along the corridor that could be developed for other purposes. In January 2019 ITE released a Parking Manual that documents the average parking utilization or demand by different land use types and community settings. This information is intended to help inform jurisdictions of the average and range of expected parking demand. Parking standards for commercial districts should be re-evaluated based on expected demand, but not result in over-parking commercial uses. This will enable additional inll development within many commercial centers. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 98 of 154 LAND USE STRATEGY 3 3 - 9The El Camino Plan | Atascadero, CA - March, 2020 (Draft) CHALLENGES CONSIDERATIONS TO BE EXPLORED Multifamily residential is only allowed above commercial in certain commercial zones (CP, CN, and CR). However, this is inconsistent with the corresponding General Commercial (GC) designation in the General Plan, which allows for stand-alone multifamily via a CUP in midblock locations. The City should consider identifying where stand- alone multifamily should be allowed along the corridor based on market factors, opportunity sites, and location. Then determine the appropriate tool: allow by right or CUP within commercial or potentially create a Residential Overlay Zone. In addition, forcing multifamily to be above commercial should be limited to the Downtown, where there is an established walkable environment. MU should not be forced (but allowed) in other locations where the pedestrian environment is not already established. Multifamily residential is limited to 24 units per acre. Density may not be the best metric to facilitate the changes desired. Limiting the number of units on a site through residential density should be replaced by form- based regulations to control number of stories, bulk, and massing. This exibility will enable the City and developer to focus on design and amenities, working within a development envelope that “ts” along the corridor. Mixed-use buildings that include multifamily residential are limited to 35 feet high. This makes providing two stories over commercial difcult if not impossible, especially since the ground-oor commercial should be a minimum of 10 to 12 feet high to attract restaurants and other active uses. Two stories of residential is typically the minimum required to make a mixed-use project nancially feasible. A better solution would be to allow exibility in height but regulate the maximum number of stories based on development feasibility and surrounding context. Create setbacks, height transitions and buffering for mixed-use zones adjacent to lower- density residential zones to improve transitions. Fire Department capabilities also need to be a consideration. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 99 of 154 LAND USE STRATEGY3 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)3 - 10 FIGURE 3.2 ZONING MAP ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 100 of 154 LAND USE STRATEGY 3 3 - 11The El Camino Plan | Atascadero, CA - March, 2020 (Draft) 3.3 OPPORTUNITY AREA CONCEPTS / BIG IDEAS 3.3.1. APPROACH Within the North End and South End Study Areas, a series of opportunity sites were identied based on their potential to be reinvented as more successful nodes of activity, such as: 1) Signicant job centers, designed to attract companies looking to move or expand from pricey, constrained market areas in the Central Coast. These new job centers will also provide a desirable location for start-ups that are “incubating” in Atascadero or elsewhere. 2) Improved and more sustainable commercial nodes that better reect the trends in successful retail and service environments through redesign and reprogramming as experiential places that aren’t available on-line. The more intensied nodes are more walkable, contain indoor/ outdoor environments, and incorporate a broader mix of uses. 3) Mixed-use environments—ofce, R&D, clean-tech, institutional uses, retail/service/entertainment uses, with integrated higher density residential. Higher density residential uses along the corridor will increase vibrancy and create an expanded market of customers that will gravitate to the downtown and reinvented commercial nodes. New development will emphasize pedestrian orientation and active street frontages, promoting a walkable environment and bringing social and economic vitality to the corridor. Allowing residential that is integrated and designed within the commercial context will improve nancial feasibility of development projects and can be used as an incentive for lot consolidation while maintaining the commercial focus. Vertical mixed-use should be the focus adjacent to the corridor with ground oor residential targeted for areas with more limited commercial potential or where transitions are needed for neighborhood compatibility. 4) A vibrant community hub and an attractive destination for work, commerce, recreation, and residential life. The effective site plan integrated with place-making elements will encourage people to gather and visit. These opportunity sites became the focus of conceptual site plans to test urban design strategies for encouraging intensication, adaptive re-use of buildings, integration of open space amenities, placement of parking, and internal connectivity for cars and pedestrians. They aim to create vibrant, inclusive, cohesive social environment that provides a mix of spaces for businesses to launch and grow, nurturing community engagement, and enhancing the cultural identity and history of a community. Potential future capacity within each opportunity area was also calculated. 3.3.2. SITE 1: NORTH END JOBS ANCHOR South of Del Rio Road, this opportunity area capitalizes on the small but important industrial/maker spaces along the south side of the corridor and expands the potential for clean technology/R&D/creative ofce users to locate in Atascadero. This site encompasses a group of existing and vacant properties and envisions an inll development scenario where businesses are connected by an internal roadway system that reduces curb-cuts along ECR and optimizes new development areas at the back of the properties. Connectivity between properties is essential to enable future shared parking, easy access to commercial uses, and outdoor “green room” associated with employment and retail uses. An internal trail system links to the Mission Oaks center and can also be extended to industrial properties south of the opportunity area. A potential development on this site is shown in Figure 3.3, Opportunity Site 1-North End Jobs Anchor, and Figure 3.4, Artistic Rendering of Opportunity Site 1. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 101 of 154 LAND USE STRATEGY3 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)3 - 12 FIGURE 3.3 OPPORTUNITY SITE 1- NORTH END JOBS ANCHOR (/0125(/ 6,7(5(& ,/,16,(6005 1(1(( (&56)6)//625 2)),&(56)6)625 &200(5&,/6)6)//625 2/6) 101 .(03 101 7(&&036:,76),/,16 (,67,1075(75((6 &211(&7672(,67,1 3((675,137:,7,1&(17(5 156(5:,7 (31(&200(5&,/6(6 ,(5(67517576725(57 &/66/,)(67/(&(17(5 ,17(51/520,1,0,(6&5&76 1237,0,(6((/230(175(6 ,17(5&211(&7,175,/667(0 ,1675,/6,1(66 0/7,7(1176,7( 60//35,7(35.:5(675176 )2275&.6&7,7,15( 7(&&036:,76),/,16633257&200(5&,//21(/&0,125(/ )75(.,/15(67517 (,67,1,1675,/ ,7,21/((/230(17327(17,/,15(5:,71(:,17(51/52667(0 1(:(6,167156)253523(57,(6/21: 75,//,1.60/7,3/(3523(57,(6 272255((152206662&,7(:,7&5(7,(,1675,(6/2&7(75227 (,67,1&200(5&,/ 75,/ 6,7(11 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 102 of 154 LAND USE STRATEGY 3 3 - 13The El Camino Plan | Atascadero, CA - March, 2020 (Draft) FIGURE 3.4 ARTISTIC RENDERING OF OPPORTUNITY SITE 1 6,7( 1 /2&7,212)7(5(1(5,1 U S -1 0 1 El Camino RealITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 103 of 154 LAND USE STRATEGY3 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)3 - 14 3.3.3. SITE 2: LIFESTYLE CENTER WITH TECH POTENTIAL Located at the San Anselmo Road off-ramp, this opportunity area encompasses underutilized and vacant properties on both sides of El Camino Real. The existing K-mart shopping center has the potential to be intensied over time, with existing buildings, circulation, parking, and outdoor areas upgraded to create an attractive place where people want to shop, dine, meet up with friends, and walk to other services. The remaining properties fronting El Camino Real have the capacity for medium and large-size businesses, with support commercial or service uses. A small lot single-family neighborhood is behind the ofce uses and provides a transition to the existing rural residential. Residential may be considered an incentive to lot consolidation. Figure 3.5, Opportunity Site 2- Lifestyle Center with Tech Potential, ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 104 of 154 LAND USE STRATEGY 3 3 - 15The El Camino Plan | Atascadero, CA - March, 2020 (Draft) and Figure 3.6, Artistic Rendering of Opportunity Site 2, show a potential development on this site. 3.3.4. SITE 3: RE-ACTIVATED COMMERCIAL/ ENTERTAINMENT HUB This opportunity area encompasses two large shopping centers, currently disconnected by a 5- to 6-foot grade difference. Big box retail is struggling in every community. This concept envisions that over time, one of the big box uses is recongured as an indoor/ outdoor environment and accommodates a range of tenants, including entertainment uses. Overall circulation and connectivity are improved with an internal roadway that connects the two parcels and creates new inll development opportunities within the extensive parking areas. Additional retail, restaurants, and other supporting uses now line El Camino Real and the internal roads, creating a more pedestrian-oriented environment. This important commercial hub is now intensied and re-activated to serve the south end of the community. Figure 3.7, Opportunity Site 3: Re-activated Commercial/ Entertainment Hub, and Figure 3.9, Artistic Rendering of Opportunity Site 3, show a potential development on this site. 3.3.5. SITE 4: URBAN VILLAGE AND SOUTH END JOBS ANCHOR Across from the commercial hub is an opportunity for a south end jobs anchor that is part of a mixed-use village containing commercial, ofce, residential, and career training offered by San Joaquin Valley College. This area is a combination of older retail, vacant parcels, outdoor storage, and low-intensity industrial uses. The concept envisions an internal road system that reduces curb- cuts along El Camino Real, connects the parcels, and maximizes development potential. Townhomes along the rear of these parcels provides additional workforce housing and can be the incentive for lot consolidation. The uses are arranged to create synergy, provide for active open space areas, and to create a unique live, work, learn environment. Figure 3.8, Opportunity Site 4: Urban Village and South End Jobs Anchor, and Figure 3.10, Artistic Rendering of Opportunity Site 4, shows a potential development on this site. The opportunity area concepts informed the proposed Land Use Strategy, which includes renements to zoning classications, permitted/conditional uses, and policy recommendations. In ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 105 of 154 LAND USE STRATEGY3 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)3 - 16 FIGURE 3.5 OPPORTUNITY SITE 2- LIFESTYLE CENTER WITH TECH POTENTIAL 6,7(5(& ,/,16,(6005 1(1(( (&56)6)//625 2)),&(596)6)625 &200(5&,/6)6)//625 5(6,(1,/625 2/6) 101 .(03 6,7(1(/0125(/6116(/025101 60///276,1/()0,/67516,7,2172-26&(17(55(6,(17,/&2/(7(,1&(17,()25/27&2162/,7,21 )/(2)),&(:,7(5(6),/,16 633257&200(5&,/256(5,&(6(6 ,1675,/5&036:,7 6),/,16 7(&-262)),&(&/67(5:,76),/,16 &5(7(,17(51/5272//2:)25 ,1),//((/230(172(57,0( 23(13,272//2:)2552(50,2) 7(11761&5(7(,1225272253/&(6 (,67,175((6 1 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 106 of 154 LAND USE STRATEGY 3 3 - 17The El Camino Plan | Atascadero, CA - March, 2020 (Draft) 6,7( FIGURE 3.6 ARTISTIC RENDERING OF OPPORTUNITY SITE 2 1 /2&7,212)7(5(1(5,1 El Camino Real S a n A n s e lm o Existing Building San Anselm oITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 107 of 154 LAND USE STRATEGY3 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)3 - 18 FIGURE 3.7 OPPORTUNITY SITE 3- RE-ACTIVATED COMMERCIAL/ENTERTAINMENT HUB FIGURE 3.8 OPPORTUNITY SITE 4- URBAN VILLAGE AND SOUTH END JOBS ANCHOR 1 6,7(5(& ,/,16,(6005 1(1(( (&56)6)//625 2)),&(56)6)625 &200(5&,/6)6)//625 5(6,(1,/625 2/6) 101 .(03 6,7( 6,7( 1 ( / 01 25 ( / 1013/205(//1(7(&&036:,76),/,16 &7,7(,17(51/526:,70,2)6(6)5217,121727(675((76 ,17(51/75,/667(0 23(13/5(2)25(17(57,10(176(1&5(7(67521,17(51/&211(&7,,7 ,17(51/52667(0&5(7(6,7,21/ ((/230(17327(17,/1//2:6)255(7(50,2)6(613/&(0.,12332571,7,(6 72:120(667516,7,2172/5(/276,1/()0,/ &5(7(/,(:25./(51(1,5210(17/62327(17,/,1&(17,()25/27&2162/,7,21 )/(2)),&(5 0,1,0,(&255,25&&(66 61-24,1//(&2//(((,67,1 327(17,/)75(0(,&/2)),&(&203/( 6,7(3/1,17(57(6&2//((72&5(7(1&7,(0,(6((1,5210(17 1(:(175,17(51/0,1675((7 7(:(/(0(17:,727225 &5(7(,17(51/0,1675((7//2:,1)25 ,1),//13/,&63&(6 1(:,17(51/52&211(&767(7:2&200(5&,/5(6:,7 3(5&(175(&1(6(6/23()2563(&,//16&3,1 5(.335.,1/27 23(13,2)25 (17(57,10(176(,17(16,)72&5(7(025(:/./(&200(5&,/(17(57,10(1712( (,67,1&200(5&,/,/,1 (,67,175((61 5,1(5( 7(&&036:,76),/,16 &&( 6 6 7 2&2001, 7 7 5 , / ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 108 of 154 LAND USE STRATEGY 3 3 - 19The El Camino Plan | Atascadero, CA - March, 2020 (Draft) FIGURE 3.9 ARTISTIC RENDERING OF OPPORTUNITY SITE 3 6,7( 1 E l C am in o R e alU S -1 0 1 Existing Building SR-41 /2&7,212)7(5(1(5,1 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 109 of 154 LAND USE STRATEGY3 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)3 - 20 FIGURE 3.10 ARTISTIC RENDERING OF OPPORTUNITY SITE 4 /2&7,212)7(5(1(5,1 6,7( 1 El C a m in o R e al GustaC a s c a d a L a Lin aITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 110 of 154 LAND USE STRATEGY 3 3 - 21The El Camino Plan | Atascadero, CA - March, 2020 (Draft) ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 111 of 154 LAND USE STRATEGY3 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)3 - 22 0,(86( addition, the opportunity area concepts informed the development of options for reconguring El Camino Real, based on changes in land use, changes to access, and trafc patterns. 3.4 PROPOSED LAND USE STRATEGY 3.4.1. APPROACH TO ZONING Based on a detailed review of existing land uses, vacancies, under- performing commercial centers and businesses, market trends, and developer interest along the corridor, a series of renements to the existing zoning classications has been developed. The overall strategy can be summarized as follows: • Rene allowable uses within zones to address incompatible uses and to focus jobs and commercial retail into nodes. • Ensure that auto service, storage, contractor supply, and other light industrial uses have enough area along the corridor, but are separated from general retail, entertainment, and services. • Modernize development standards to incentivize desired changes in both the type of uses that are developed and how they are designed. • Add site planning requirements to improve connectivity between uses and the creation of people-friendly gathering places. • Require key opportunity areas to undergo a comprehensive planning effort to the set the foundation for signicant change, such as a Specic Plan. • Provide standards for how buildings orient to El Camino Real and require implementation of a consistent street tree landscape plan that is partially on private property (with a public easement). 3.4.2. ZONING RECOMMENDATIONS FOR THE STUDY AREA The recommended zoning classications for the study area are shown on Figure 3.11, Land Use Strategy (North End), and Figure 3.12, Land Use Strategy (South End). Zoning recommendations go beyond the study area in a few locations where there will likely be market pressure for change over time. The exhibits contain detailed notes on the vision for each zone and how it can transition or be strengthened as a node. Renements to permitted uses, development standards, and site design are also identied. These 86 (ODPLQR5HDO 3HGHVWULDFFHVVWR6WUHHW DONXSFFHVV 08/,)0,/35,9(23(163&(65(35.,1 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 112 of 154 LAND USE STRATEGY 3 3 - 23The El Camino Plan | Atascadero, CA - March, 2020 (Draft) ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 113 of 154 LAND USE STRATEGY3 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)3 - 24 UHDWREHFRPHDWUDLWLREHWZHHPXOWLIDPLOUHLGHWLDODORJ(DGUXUDOUHLGHWLDOWRWKHHDWHFRPPHGDHZPDOOORWLJOHIDPLOGHLJDWLRat8-15du/acrenettargetingrst-timehomebuyersandKRPHRZHUHHNLJWRGRZLHXWRPLHWDGDUGIRUWKHUDJHRISURGXFWWSH (DEOHDKLJKHUGHLWGHYHORSPHWDFURIURPWKH3.DUHDWR HSDGKRXLJRSSRUWXLWLHHDUIXWXUHMRE GGLWLRDOUHLGHWLDOZLOOEHDDWWUDFWLRWRHZEXLHH HHNLJWRORFDWHZKHUHKRXLJDGDZDONDEOHGRZWRZHYLURPHWHLW 0RGLI0)WDGDUGWRLFUHDHPDLPXPGHLWFODULI SURGXFWWSHDOORZHGDGLFRUSRUDWHGHLJWDGDUGWRHXUHTXDOLWGHYHORSPHW UHDFRWDLODUJHYDFDWDGXGHUXWLOLHGSDUFHODW(DGDHOPRRDGHFRPPHGWKHDUHDEHFRPSUHKHLYHOPDWHUplannedthroughacity-ledspecicplanprocessRangeofusestoincludeofce,R&D/tech,small FRPPHUFLDORGHDGUHLGHWLDOLWKHUHDURIWKH SURSHUWLH Renepermitted/conditionalXHDGXSJUDGHGHYHORSPHWWDGDUG 0DLWDLDGHKDFHORFDWLRIRUsmallerofceusesRenepermitted/conditionalusesDGXSJUDGHGHYHORSPHWWDGDUGDHLWLJXHFKDJHRYHUWLPH HFRPPHGWKLPLGEORFN ORFDWLREHUHGHLJDWHGIRU 0)RU0)GXDF XUUHWUHLGHWLDOGHLJDWLRKDYHDJDSLWKHGHLW UDJHRIGXDFUH HFRPPHGDHZ0)RHWKDWWDUJHWWRZKRPH DWWDFKHGLJOHIDPLOWULSOHHFRXUWDUGKRXLJDG RWKHUSURGXFWWSHLWKHGXDFUHUDJH /RFDWHDORJ(DFURIURPWKHHPSORPHWRGH UHDFRWDLROGHUXGHUXWLOLHGFRPPHUFLDOXHDG YDFDWSURSHUW LYHLWORFDWLRDWWKHDHOPRRIIUDPSWKL SURSHUWKDWKHSRWHWLDOWREHDUHYLWDOLHGFRPPHUFLDO RGH Renepermitted/conditionalusesandupgrade GHYHORSPHWDGGHLJWDGDUGDHLWLJXH FKDJHRYHUWLPH HFRPPHGWKHSHUPLWWHGFRGLWLRDOXHEH renedandthedevelopmentstandardsupgradedto encouragethelocationofofce,R&D/techrmsto ORFDWHKHUH /LPLWWKHXEGLYLGLJRIODUJHSDUFHO HTXLUHLWHUDOFRHFWLYLWYLDDURDGDGRUSDHR WHP 3 5 5 5 1(:60///2761/()0/ 8 50)(167 3 508:7 )8785( 63()3/1 5(485(0(17 1(:50) 8 50) FIGURE 3.12 LAND USE STRATEGY (NORTH END) ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 114 of 154 LAND USE STRATEGY 3 3 - 25The El Camino Plan | Atascadero, CA - March, 2020 (Draft) UHDORFDWHGDWWKHLPSRUWDWJDWHZDWR(YLD LJKZDDG UHDLDXFFHIXOFRPPHUFLDORGHDFKRUHGED JURFHUWRU RenelistofPermitted/ConditionalUses 3XHKRXOGDGGYDOXHDGEULJSHRSOH Supplement/renezoningEncourageinllfrontingECR–seektostrengthennodeIncludedesignstandardsforinllandoutdoorspaces3URYLGHDUFKLWHFWXUDOJXLGHOLHIRUDIXWXUHPDNHRYHU UHDFRWDLDDUURZWULSRIFRPPHUFLDOSDUFHODGMDFHWWRWKHIUHHZDRIIUDPSWKDW FRWDLIDWFDXDOUHWDXUDWDFDUZDKDG ofcebuilding KeepasCRwithmodiedlistofpermitted/FRGLWLRDOXHDGXSGDWHGWDGDUG UHDFRWDLSULPDULO ofceusesatintersection ZLWK3XHEORYHXH WUHJWKHRGHDD ofcelocation Areacontainsofceatintersectionwith XGHUXWLOLHGGHYHORSPHWRSDUFHOIURWLJD /XLYHXHDGLJKZD SSOLPSURYHG3.RHWRHFRXUDJHKLJKHU YDOXHGHYHORSPHWWRWDNHDGYDWDJHRIYLLELOLWIURPLJKZD OHDXSXHWRHDEOHWUDLWLRRISURSHUWLH IURWLJ( RenelistofPermitted/ConditionalUses 3XHDGGYDOXHDGEULJSHRSOH Supplement/renezoning ,FOXGHGHLJWDGDUGHTXLUHLWHUDOFRHFWLYLWHWUHOHPHW Requireinlltobeclustered–creatinga“mainstreet”ornode Reduceparkingrequirements–creatingsmallerparking“rooms” (FRXUDJHUHEUDGLJ HTXLUHSXEOLFDUWPXUDOREODNZDOOIDFLJLJKZDDGXUEDULO 3URYLGHDUFKLWHFWXUDOJXLGHOLH IfaPDorSpecicPlanisprepared,mayaccommodatemultifamilyresidentialup WR;DFUH UHDLORFDWHGPLGEORFNDGFRWDLDPL RISDUWLDOOYDFDWDXWRHUYLFHDGPDOOFDOH ofceuses (FRXUDJHORWFRROLGDWLRDGWUDLWLR EDOORZLJIRUUHLGHWLDOGHYHORSPHW FRPSOLPHWLJIXWXUHUHLGHWLDORWKHHDWLGH RI( 0RGLI0)WDGDUGWRLFUHDHPDLPXPGHLWFODULISURGXFWWSHDOORZHGDG LFRUSRUDWHGHLJWDGDUGWRHXUHTXDOLW GHYHORSPHWDGFRPSDWLELOLWZLWKDGMDFHWXH UHDLDHLWLJRGHZLWKDYDULHWRIDXWRHUYLFH WRUDJHFRWUDFWRUXSSODGOLJKWLGXWULDOXH HHNWRWUHJWKHRGHEHFRXUDJLJLPLODUEXLHHWRORFDWHLWKLRGH HYLHSHUPLWWHGFRGLWLRDOXHWROLPLWRWKHUWSHRI FRPPHUFLDO SJUDGHGHYHORSPHWWDGDUGWRLPSURYHSURSHUW DSSHDUDFH )RFXRFRGHHIRUFHPHWWRXSJUDGHHLWLJSURSHUWLH Keeplargerlots–minimizesubdivision SSORU3 GHLJDWLRRYHU medicalofce 1RWDWURJFRPPHUFLDOORFDWLR UHDFRWDLDPLRIUHWDLOHUYLFH FRPPHUFLDODGWRUDJHXH KeepPFdesignationforthepostofce IDFLOLW ,IWKHIDFLOLWUHGXFHLLHRUPRYH UHRHDWWKDWWLPHEDHGRWKHPDUNHW UHDLFXUUHWORHGKRZHYHUWKHDUHDKD RWGHYHORSHGDDWRXULWHUYLJRGH ,GHWLIDPRUHDSSURSULDWHDUHDLWKHLWWR IRFXWRXULWUHFUHDWLRHUYLJXH SSOGHLJDWLRZLWKD0)HLGHWLDO 2YHUOD Renepermitted/conditionalusesandupgrade GHYHORSPHWWDGDUG UHDFRWDLDHZEUHZHU DWWKHXUEDULOLJKZD LWHUFKDJHHHNWRWUHJWKHWKLDSDUW RIDODUJHUFRPPHUFLDOUHWDLO RGH ApplymodiedCRstandards UHDFRWDLDRGHRIFRPPHUFLDOXHDWWKHXUEDULO(LWHUHFWLRHHNWRWUHJWKHRGHKeepasCRwithmodiedstandards UHDLDPLRILGLYLGXDOFRPPHUFLDOSURSHUWLHZLWKKDOORZGHSWKDGYDULJEXLOGLJFRGLWLRKeepunderlyingCRzone(withrenedzoningstandards)UHDWHHZ0)2YHUODRHWRHFRXUDJHORWFRROLGDWLRandtransitionofusesresidentialtypesthatbettertthenarrowlotcongurations.HWHZGHLJWDGDUGIRUTXDOLWPLHGXHDGUHLGHWLDOGHYHORSPHWWKDWWUHJWKHDGDFWLYDWH( UHDFRWDLDHULHRIROGHUXGHUXWLOLHG SURSHUWLHZLWKDPLRIUHWDXUDWDGDXWR UHODWHGHUYLFHDGMDFHWWRHDFKRWKHU Focusisoninllandrevitalizationofthe FRPPHUFLDORGHDFURWKHWUHHW(FRXUDJHXHWRWUDLWLRWRKLJKHUYDOXHUHLGHWLDODGPLHGXHGHYHORSPHW GHUXWLOLHGFRPPHUFLDODUHDZLWKYDFDWWRUHDGROGHUEXLOGLJDWNHHWUYLDDWDRDRDGKDOORZ3DUFHORWLGHDOIRUFRPPHUFLDOOORZWRWUDLWLRWRPXOWLIDPLORUPLHGXHHWHZGHLJWDGDUGIRUTXDOLWPLHGXH DGUHLGHWLDOGHYHORSPHWWKDWWUHJWKHDG DFWLYDWH( UHDFRWDLDORZLWHLWPLRIFRYHUWHGUHLGHWLDOtoofce/commercialserviceusesandaseniorcarefacility. GMDFHWWRUHLGHWLDORWKHRXWKLGH KeepunderlyingCRzone(withrenedzoningstandards) KDJHIURP1HLJKERUKRRGRPPHUFLDOWRZLWKHZ0) RYHUODRHWRHFRXUDJHORWFRROLGDWLRDGWUDLWLRWRI XHWRUHLGHWLDO HWHZGHLJWDGDUGIRUTXDOLWPLHGXHDGUHLGHWLDO GHYHORSPHWWKDWWUHJWKHDGDFWLYDWH( UHDLPRWOYDFDW0RGLI0)WDGDUGWRLFUHDH PDLPXPGHLWFODULISURGXFW WSHDOORZHGDGLFRUSRUDWH GHLJWDGDUGWRHXUHTXDOLW GHYHORSPHW FocusofOpportunityAreaconcept–identiedasareawithsignicantpotentialtoaccommodateajobshubwithofce,tech/R&DusesrequiringlargerlotsRequirescomprehensiveplanningefforttosetfoundationforsignicantchange,OHGELWOORZUHWDLOZLWKPDOOFRPPHUFLDORGHZLWKLZDONLJGLWDFHIRUHPSORHHFROOHJHWXGHWDGUHLGHW Allowmulti-familyhousinginastand-aloneormixed-usecongurationto LFHWLYLHUHGHYHORSPHWSURYLGHZRUNIRUFHKRXLJDGWRFUHDWHDPLHG XHHYLURPHW Limitresidentialto25%oftheSpecicPlanareaasanincentivefor HGHYHORSPHW ,FOXGHGHLJWDGDUGIRULWHSODLJRSHSDFHSXEOLFDUHDDG DUFKLWHFWXUH HTXLUHLWHUDOURDGWHPWRFRHFWSURSHUWLHIRFXXHWRDFWLYDWH WUHHWHGXFHFXUEFXW 5 5 5 6 6 5:750) 5(6(17/ 2(5/ 5:750) 5(6(17/ 2(5/ 5:750) 5(6(17/ 2(5/ 5:750) 5(6(17/ 2(5/ 3 6 5 5 5 6 6 3:7 )8785( 63()3/1 5(485(0(17 3 3 50) 50) 5:750)5(6(17/ 5:750) 5(6(17/ 2(5/ FIGURE 3.13 LAND USE STRATEGY (SOUTH END) ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 115 of 154 LAND USE STRATEGY3 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)3 - 26 include attached courtyard housing, row townhomes, stacked ats, or other attached multifamily product types. Commercial uses continue to allow for a range of community-serving retail, ofce, and service commercial uses. TABLE 3.3 EL CAMINO REAL RMF OVERLAY ZONE DEVELOPMENT STANDARDS Development Standards Special Provisions Minimum Parcel Size 0.5 acres Maximum Floor Area Ratio (FAR)1.5 • Applies to both residential and non- residential uses. Does not include structured parking. • All accessory buildings and structures, except common recreational leisure area buildings, shall be included in the maximum oor area ratio coverage calculation. • Increases in FAR may be allowed, subject to the approval of a conditional use permit. Minimum/Maximum Structural and Landscape Setbacks • El Camino Real - for a Mixed-Use Building with ground oor commercial or ofce: 15 feet minimum; 25 feet maximum for 60% of the linear width of the front of the site. • For a residential building: 20 feet minimum; 30 feet maximum • Other public roads: 10 feet minimum • Rear abutting interior property line, adjacent to single-family residential: 10 feet minimum • Rear abutting interior property line: 10 feet minimum • Side abutting interior property line: 5 feet minimum • Side abutting street: 10 feet • Driveways: 10 feet minimum • Between buildings: per California Building Standards Code • Setback requirements from El Camino Real must also comply with the public streetscape requirements, including providing a public easement, adopted in a separate El Camino Real Streetscape Plan. • Where a property is elevated above the grade of the adjacent right-or-way, the minimum structural setback shall be increased to allow for handicap accessibility plus 8 feet of landscaping. • Where a building site abuts upon any highway or public street, there shall be a landscape setback, as indicated in this table, measured from the planned highway right-of-way line, as indicated in the Circulation Element of the General Plan. • Outdoor dining located in the front or side of the building must be designed with either a low fence or wall, at least 40-inches high, when fronting a street; Outdoor dining located within a courtyard must also include a low fence or wall if fronting a street. • Modications to setback widths may be allowed subject to the approval of a conditional use permit per Atascadero Municipal Code. exhibits are intended to be a road map for future zoning code updates. A critical component to the future zoning amendments are revisions to permitted and conditional uses. Recommended changes are included in Appendix C. Several new zoning classications are included in the Land Use Strategy Exhibits. They include the following: New Small Lot Single Family Zone (8–15 dwelling units/net acre). This zone would be used in locations to transition between larger lot single-family and either multifamily residential or commercial. This density range ts a variety of small-lot residential product types that target rst-time home-buyers and homeowners seeking to downsize. This new designation would expand the range of housing available in the city to support future job growth. New RMF Zone (10–22 dwelling units/new acre). There is currently a gap in the density range allowed in the City’s multifamily zoning classications. The gap is 10 to 20 dwelling units per acre. The recommendation is to create a new RMF zone with a range of 10 to 22 du/ac, which accommodates walk-up townhome products, attached single-family products, and various forms of two- and three-story courtyard housing. It is recommended that the High Density Multi-Family designation be amended to 22 to 36 dwelling units per acre. New RMF-Mixed Use Overlay Zone. A Draft of this recommended Overlay Zone is included below: The intent of the El Camino Real RMF Overlay (RMF-Overlay) is to allow exibility for parcels that could transition from strip commercial uses to residential or a mix of residential, commercial, and/or ofce development. The RMF-Overlay is an option for property owners should they decide to redevelop their property to respond to new market opportunities. The underlying zone shall remain in effect. The RMF-Overlay allows residential in either a stand-alone or mixed- use conguration up to three stories in height if stand-alone or four stories if in a mixed-use conguration, by taking advantage of certain incentives, identied below. Residential development in these areas emphasizes quality of design and pedestrian connectivity to El Camino Real and adjacent uses. Residential product types can ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 116 of 154 LAND USE STRATEGY 3 3 - 27The El Camino Plan | Atascadero, CA - March, 2020 (Draft) Development Standards Special Provisions Landscape Requirements within Setback Areas Abutting El Camino Real: 10 feet of the landscape setback shall comply with the ECR Streetscape Plan (Section 5.2) • Required setbacks abutting other public rights-of-way, interior property lines, internal roads, and setbacks between buildings shall be landscaped with trees, other plantings, and walkways, as set forth in Atascadero Municipal Code (Landscaping and Screening). • A solid wall or fence not less than six (6) feet in height shall be placed and maintained on interior lot lines abutting property zoned for single-family residential use. • Setback areas shall be permanently maintained in a neat and orderly manner. Permitted Encroachments within Setback Areas • Walkway connections to building entrances • Vehicular and bike access ways • Public art displays, fountains, planters, outdoor seating areas, decorative trash receptacles, public plazas, or other similar amenities and attractive street furnishings that create public gathering areas • Cornices, eaves, belt courses, sills, buttresses and replaces may encroach no more than 36 inches • Awnings, canopies and arcades • Balconies may encroach no more than 3 feet • Any encroachment that conicts with the Uniform Building Code or other codes, as adopted by the City, shall not be permitted. • Encroachments shall not interfere with public street trees. Maximum Height • Mixed Use building without incentive: three (3) stories • Mixed Use building with incentive: four (4) stories • Residential building without incentive: three (3) stories • Residential building with incentive: four (4) stories Incentive applies when: • Consolidation of 3 or more parcels; or, • Acquisition of property with older, obsolete uses Note: Four story buildings must also comply with additional access requirements from the Fire Department. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 117 of 154 LAND USE STRATEGY3 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)3 - 28 Development Standards Special Provisions Minimum Ground Floor Height • 12 feet for non-residential • Ground oor heights of more than 12 feet are encouraged. Suggested Maximum Unit Sizes • Studio units: 550 square feet • One-bedroom units: 700 square feet • Two-bedroom units: 825 square feet • Three-bedroom units: 1,000 square feet • Four-bedroom units or more: 1,200 square feet • Applies only to residential uses Minimum Requirements for Recreational- Leisure Areas – Residential • 200 square feet per dwelling unit • Minimum Dimensions • Private areas: 7 feet • Common areas: 20 feet • Pedestrian walkway width: 4 feet • Courtyard internal to a project, or enclosed on at least three sides: 40 feet • Open space and outdoor recreational- leisure areas may be provided by private areas, common areas, or a combination of both. • All common recreational-leisure areas shall be conveniently located and readily accessible from all dwelling units located on the building site and shall be integrated with, and contiguous to, other common areas on the building site. • The common recreational-leisure area may be composed of active or passive facilities, and may incorporate any required setback areas other than street setback areas and required landscape setbacks, but shall not include or incorporate any driveways or parking areas, trash pickup or storage areas or utility areas. • All residential common areas shall be improved as either active or passive facilities, with landscaping or hardscape elements designed to serve the residents of the project. • All common areas shall be developed and professionally maintained in accordance with approved landscape and irrigation plans. Minimum Requirements for Storage Areas • 100 cubic feet of enclosed general storage area per dwelling unit • May be provided adjacent to private recreational leisure areas, within garages, or in close proximity to the unit. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 118 of 154 LAND USE STRATEGY 3 3 - 29The El Camino Plan | Atascadero, CA - March, 2020 (Draft) Development Standards Special Provisions Covered Parking Covered parking is only required for project over 20 units. For those projects, 25% of the spaces are required to be covered (carport or garage). Laundry Facilities Provided as either hook-ups in each unit or as shared facility on-site. Maintenance Requirement A maintenance agreement for all landscaping, building exteriors, accessory structures, parking areas, and other common facilities shall be approved by the CDD and City Attorney. Prior to nal occupancy Trash Enclosures Adequate provisions shall be made for collection of refuse in a manner that is screened from view and does not obstruct required parking and access-ways or impact adjacent land uses. TABLE 3.4 EL CAMINO REAL RMF OVERLAY ZONE DESIGN STANDARDS Development Standards Special Provisions Site Design • If adjacent to a single-family residential zone, windows, balconies or similar openings shall be oriented to minimize a direct line-of-sight into adjacent units. • There shall be convenient pedestrian access to and from El Camino Real from either individual units or a common pedestrian walkway. • Development shall front onto El Camino Real. • Garages and parking areas shall not front onto El Camino Real; Street frontage devoted to driveways and vehicular access shall be minimized to the greatest extent possible, consolidating existing driveways as much as possible Building Design • Building design shall represent a single architectural style with materials, roof pitch, window design, and other details designed to complement and integrate with the building architecture. • Projecting features, such as balconies, porches, bays, and dormer windows are encouraged to create distinction between units and to provide “eyes” on the street. • All rst oor exterior doors shall be hinged for residential and commercialonly uses, excluding decorative fully glazed garage doors; Sliding glass doors are permitted only above the rst oor, and on rear or interior side yard elevation not visible from public rights-of-way. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 119 of 154 LAND USE STRATEGY3 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)3 - 30 Development Standards Special Provisions Street Façades • Street wall facades shall be architecturally enhanced; This may be accomplished with arcades, colonnades, recessed entrances, window details, bays, variation in building materials, color and other details. • The maximum total blank wall area (without windows or entrances) shall not exceed 30% of the rst story wall for non-residential and 50% for residential. • The façade detailing of mixed-use buildings shall visually differentiate ground-oor uses from upper-story uses; The base shall visibly anchor the building to the ground, with a treatment of higher quality materials; The top of the façade shall be visually terminated through the use of cornices, stepped parapets, domes, and other forms of multifaceted building tops. • The façade detailing of commercial, retail, or live/work entries shall be differentiated from residential entries. Frontage Design • Common or individual ground oor residential entries, shall be elevated at least 21 inches above the nished grade of the sidewalk. • Canopies, awnings, signs, balconies and other architectural projections shall clear 10 feet above the adjacent sidewalk and may encroach into the sidewalk up to a maximum of 3 feet, adjusted for parkway trees and street lighting. • Buildings shall be designed to front onto El Camino Real with primary ground-oor common entries or individual dwelling unit entries oriented to the street, not to the interior or to a parking lot. • Where sites include multiple buildings behind the street front buildings, ground-oor entries may be oriented to internal roads, common areas, or pedestrian greenways. • For ground oor retail space, the ground oor elevation exposed to the street shall include an 18-inch recess, measured from the face of the building, within which a commercial tenant may customize storefront design. • Main building entrances shall be easily identiable and distinguishable from other ground oor entries; Such main building entrances shall include at least one of the following: ○Marked by a taller mass above the entrance, such as a tower, or within a volume that protrudes from the rest of the building surface ○Located in the center of the façade, as part of a symmetrical overall composition ○Accented by architectural elements, such as columns, overhanging roofs, awnings, and ornamental light xtures ○Marked or accented by a change in the rooine or change in the roof type ○If a corner building, it shall provide prominent corner entrances as noted below for retail or other activity-generating uses ○Primary entries shall have direct access from the sidewalk ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 120 of 154 LAND USE STRATEGY 3 3 - 31The El Camino Plan | Atascadero, CA - March, 2020 (Draft) Development Standards Special Provisions Materials and Color • Buildings shall use durable, high quality materials; Natural stone, precast concrete, and factory-nished metal panels (heavy gauge only) are preferred; Plain concrete block, plywood, sheet pressboard, vinyl, and similar materials are strongly discouraged. • The nish, texture, and color of materials shall be compatible with the architectural style of the building. • Front yard fencing shall be low-scale and in a style that is consistent with the architectural style of the building. Windows • Residential windows should face away from loading areas, docks and trash storage areas. • The type, size, and location of windows shall be designed to enhance natural daylight and take advantage of natural ventilation. • Windows and doors shall be recessed at least three inches from the face of the nished exterior wall to achieve sufcient depth and shadow; Flush nish installations, especially stucco, are not permitted. • Windows shall have clear glazing (panes or sheets of glass) or lightly tinted glazing for windows not facing single-family residential; Other types of mirror glazing, including opaque glass, for windows facing single-family residential may be used. Rooftop Equipment • Rooftop mechanical equipment shall be mounted behind major rooftop elements such as stair or elevator penthouses, parapets, or architectural projection, so that the equipment is not visible from the adjacent public rights-of-way or adjacent property at grade level. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 121 of 154 LAND USE STRATEGY3 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)3 - 32 3.5 ECONOMIC DEVELOPMENT 3.5.1. INTRODUCTION Achieving the community’s vision for El Camino Real will require strategic action by the City in four broad categories of economic development: • Redevelopment Strategies This is dened broadly to include inll development on vacant lots, refurbishment and reuse of existing buildings, and demolition and construction of new buildings. For the most part, redevelopment will be undertaken by the private sector. Economic development strategies in this category focus on ways for the City to facilitate and incentivize voluntary redevelopment. • Commercial Development Strategies Much of the El Camino Plan focuses on strengthening existing commercial nodes and creating new places along the corridor. Commercial here is dened broadly to include retail stores, personal services, dining, entertainment, and recreation. Economic development strategies in this category focus on programs to promote Atascadero and districts along the corridor, help existing commercial businesses thrive, and attract new commercial businesses. • Jobs Growth Strategies El Camino Real accounts for most of the opportunities that the City has to attract and help grow businesses that generate jobs for residents and generate net revenues for the City. Economic development strategies in this category focus on facilitating ofce and industrial development, partner with regional economic development organizations, helping existing businesses grow in Atascadero, and attracting new businesses. • Public Realm Improvement Strategies Most of the investment and work implementing the El Camino Plan will be done by the private sector on private property. However, the corridor is linked together by an extensive public realm, and key parts of the Plan focus on the public realm. The public realm is the most visible opportunity for the City to exercise leadership on improving El Camino Real and provide a catalyst for private sector investment. Economic development strategies in this category focus on funding, constructing, and maintaining public realm improvements. 3.5.2. REDEVELOPMENT STRATEGIES Atascadero does not have the authority to use eminent domain to make change happen. Instead, redevelopment consistent with the plan will be voluntary. The strategies below provide a means for the City to encourage and facilitate property owner-desired redevelopment. • Zoning Changes By regulating the types of uses and establishing development standards and density/intensity of development, local governments establish the parameters that determine the value of land. When changing zoning standards to allow higher density/more intense development or to allow uses for which there is strong market demand, the local government creates an incentive for redevelopment. However, the property owner can only cash that incentive check by redeveloping their property or selling it to a developer who will redevelop it. The Plan provides extensive recommendations for zoning modications needed to effect change for El Camino Real. Further discussion here is not necessary, other than to reiterate that, because these zoning changes unleash the potential of private property owners, they are the most potent tool that the City has available and they should be implemented rst. • Opportunity Area Prioritization The Plan explores three large opportunity areas in detail. The City will need to prioritize one area with which to start, and then prioritize sites within that area. • Property Owner Interest Evaluating areas and sites will be an ad hoc process—there are no formulas to follow. Nevertheless, property owner interest will be a key criterion because redevelopment will be a voluntary process. The City will need to engage property owners as part of the prioritization process. Large workshops/outreach meetings may be effective for disseminating preliminary information in the beginning, but one-on-one meetings with individual property owners will also be necessary because most will be hesitant to discuss their properties and their needs in any detail in public. As discussed under Public Realm Strategies, the City will need to rely on funding and nancing mechanisms—such as assessment districts and landscaping and lighting maintenance districts—to pay for the construction and maintenance of public realm improvements. So, in addition to property owner interest in redeveloping their property, the prioritization of opportunity areas and sites should also take into consideration property owner interest in supporting funding and nancing mechanisms. • Vacant Inll Sites Vacant inll sites will be the easiest opportunities on which to capitalize. Especially for the rst opportunity area, being able to secure some easy early success will help generate support and momentum. Therefore, the availability of vacant inll sites with interested property owners should be a key criterion for opportunity area prioritization. • Other Criteria There are numerous other criteria that that the City may take into consideration, some of which include: ○Market support for new and expanded businesses ○Existing vacant and/or underutilized buildings that can easily be repurposed ○The degree to which public infrastructure improvements are necessary to enable development • Future Opportunity Areas and Sites The City should initially focus on one opportunity area. After some ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 122 of 154 LAND USE STRATEGY 3 3 - 33The El Camino Plan | Atascadero, CA - March, 2020 (Draft) progress has been made and some successes achieved, the City may want to begin a similar process with another area. Even though the City’s attention should initially focus on one opportunity area, and a few opportunity sites in that area, it does not have to nish an opportunity area before starting to capitalize on new opportunities elsewhere. • Area/Master Plans and Specic Plans The El Camino Plan provides a basis for the City to start revitalizing parts of El Camino Real. At some point in time, additional planning will be necessary. Area plans and master plans can help coordinate development across sites, among different property owners and developers, and over time. And, a City commitment to public realm improvements consistent with an area plan or master plan can provide some certainty to property owners deciding when and how to invest in their properties. The City has a great deal of exibility in determining what to cover and how much detail to provide in area plans and master plans. Specic plans are a more structured and comprehensive undertaking. They provide more certainty to property owners and can apply uniquely tailored zoning and development standards. Most importantly, though, specic plans require environmental clearance under CEQA. Once adopted, that environmental clearance reduces developer risk and streamlines the development process. This will be particularly valuable for ofce and industrial development, in which time is often of the essence for new businesses. The City should consider adopting specic plans for various areas of the corridor, with a priority along the northern parts that have the largest potential to accommodate new ofce and industrial development. • Relocation Fund The El Camino Plan recognizes the somewhat disjointed way the corridor has developed overtime. In addition to incompatibilities among some adjacent uses, there are also buildings and lots that are or are becoming functionally obsolete. That said, the City values all its existing businesses and has expressed no desire to see any businesses leave. However, there are cases where it would be benecial for the Plan’s implementation and benecial to some business to relocate to other areas along the corridor. The City should explore ways to establish a relocation fund that could assist existing businesses that want to relocate elsewhere along the corridor. This fund could help offset the costs of relocation. The assistance could be a grant or a low-interest loan, which would make the fund self-sustaining over time. • Developer/Broker Outreach Where the City wants to see redevelopment, new development and new businesses, real estate brokers and developers should be seen as the City’s partners. In the broker and developer interviews conducted for the El Camino Plan, it was noted that developers and brokers view City Hall favorably. The City already maintains good relations, and this should continue. In addition, the City can maintain a formal or informal inventory of available sites and facilities and of property owners interested in developing their property. The City could also provide regular public updates on progress implementing the Plan. 3.5.3. COMMERCIAL DEVELOPMENT STRATEGIES The El Camino Plan provides extensive guidance on the physical characteristics of place-making. However, the purpose of the physical changes is to support and encourage activity—people doing things, whether shopping, walking, or socializing. In large part, people’s activity centers on commercial businesses—shopping, services, dining, entertainment, and recreation. The strategies below provide a means for the City to support and encourage commercial businesses. • Business Development One of the most effective strategies for commercial development is something that cities do not even need to do themselves— business development. State and federal funding supports a wide variety of regional business development services. In many cases, though, state and federal funding does not support the extensive outreach that is necessary to connect commercial businesses with these services. This is where the City can play a role—publicizing the availability of services, reaching at local businesses, and facilitating direct provision of services in Atascadero. Some of the services include: assisting new business with getting started; assisting small businesses with becoming more protable and expanding; training for basic operations, business planning, strategic planning, nance, marketing, and human resources. In addition to publicizing the availability of these services, the City may also want to consider providing funding to make services directly available in Atascadero. Many of these services are also benecial to entrepreneurs wanting to start their own business. The City could consider hosting an annual or semi-annual event for residents who might be interested in starting a business. • Promotion and Marketing The City has a vested interest in promoting and marketing commercial businesses, both to residents as well as to attract regional visitors. One important aspect of marketing is promotion—getting the City’s brand and message publicized in the media for free, whether that is through social inuencers or conventional travel media. The City already invests resources for public relations, and this should continue. As the El Camino Plan is implemented and new and existing commercial nodes and districts grow and strengthen, there will be an increasing need to promote and market these micro-destinations in addition to promoting the City’s overall brand. To ensure that funding is available to support promotion and marketing, the City should work with property owners in each area to establish a property-based business improvement districts, which can generate revenue for promotion and marketing as well as other projects and programs in the districts. • Events Events and activities are important for attracting local and regional visitors and acquainting and familiarizing them with the commercial ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 123 of 154 LAND USE STRATEGY3 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)3 - 34 opportunities in the City’s various commercial districts and nodes. Events and activities are also benecial in reinforcing the brand identity of individual districts and nodes. The City need not manage every event and certainly does not have to be the funding source. Nevertheless, the City should be proactive in encouraging organizations to sponsor events and should help coordinate the schedule. Sponsoring and managing events is a key role of most business improvement districts. 3.5.4. JOB GROWTH STRATEGIES Ofce and industrial job growth is benecial for several reasons. First, ofce and industrial facilities provide more revenue than cities spend to provide facilities and services for them. This provides a scal benet to the City. Second, ofce and industrial employees bolster the daytime population, which is important to support commercial businesses, especially restaurants. Most importantly, though, 76.8 percent of City residents commute to other cities at work. As long as those residents are going elsewhere to work, those cities will continue to capture part of those workers’ consumer spending. The strategies below provide ways for the City to attract new ofce and industrial businesses. • Business Attraction City staff already meets with businesses from outside the City to market Atascadero as a location for new ofce and industrial facilities. These efforts should continue and intensify. The Market Study prepared for the El Camino Plan found that there were businesses in other cities that would like to expand but may not be able to expand where they are. Continued outreach to such businesses will keep Atascadero in their minds when they consider options for expansion. In addition, attending trade shows is another common means to promote the City. For businesses in other parts of the state and country looking to expand, the City should continue partnering with the San Luis Obispo Economic Vitality Corporation (EVC). The EVC maintains an industry cluster assessment that identies target sectors for business attraction. In addition to business attraction, the EVC works with existing businesses, help to retain existing jobs and create new jobs. • Sites and Facilities Inventory Ofce and industrial businesses looking to expand or relocate are usually looking for an existing building. Even if they eventually settle on building a new facility, often, their initial interest in a community focuses on an existing building. An old adage of economic development is that if you want a prospective new business to visit your community, you have to have a building to show them. The City should collaborate with real estate brokers and the Chamber of Commerce to maintain a list of available sites and buildings. Indeed, commercial and industrial brokers usually have a list of available properties, but it is important for the City to also know what is available. • Broker and Developer Outreach As with the redevelopment strategies, real estate brokers and developers are key partners with the City for attracting new businesses to Atascadero. Some businesses considering a new location will rst contact brokers, and others will rst contact the City. At the end of the day, the City and real estate brokers and developers are key players in each successful business attraction. • Business Assistance For most well established economic development programs, the majority of new jobs are created by the expansion of existing businesses, even if the attraction of new businesses gets all the press. State and federal funding supports a wide variety of regional economic development services provided through a variety of regional organizations. There are two key roles for the City, though. First, the City should have a regular program to contact businesses in the City. Through a business visitation program, the City can be aware of businesses that need assistance and businesses that might be expanding. Secondly, with the knowledge gained through business visitation, the City can help connect local businesses with economic development service providers. The actual assistance would be provided by the City’s economic development partners, such as the SBDC and the EVC. 3.5.5. PUBLIC REALM IMPROVEMENT STRATEGIES Improvements to the public realm—rights-of-ways, streetscapes, and parks and other City-owned property—are crucial to visually and physically link properties, businesses, and attractions within a commercial node or district and to reinforce the brand identity for the districts and nodes and for the City as a whole. The strategies below address ways for the City to fund the public realm improvements described in the El Camino Plan. • Capital Improvement Program The most direct way to fund public realm improvements is through the City’s capital improvements program. Even though the City has limited resources, there are some funding sources that the City may use to fund improvements. The City should identify the improvements that it can fund directly. These should be included in the next capital improvement program, even if the actual funding may be several years out. It is worth reiterating that the intent of the El Camino Plan is to revitalize the corridor, with a focus on spurring private sector investment on private property. Through the capital improvement program, the City should take a return on investment approach. The public realm improvements identied in the El Camino Plan are intended to increase market demand and support commercial development, which will result in increases in property taxes, sales taxes, and transient occupancy tax revenues. In turn, these increased revenue streams can then help pay for other necessary maintenance projects. Thus, the capital improvement program should prioritize improvements that will generating larger and more immediate returns. It is important to note that the City Council has committed to using available street funds for road maintenance. This limits the amount of funding that will be available for the improvements included in the El Camino Plan and further underlines the importance of ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 124 of 154 LAND USE STRATEGY 3 3 - 35The El Camino Plan | Atascadero, CA - March, 2020 (Draft) taking a return on investment approach in the capital improvement program. • Funding and Financing Mechanisms State law authorizes a variety of funding and nancing mechanisms through which individual property owners help fund improvements, and, in some cases, ongoing operations and maintenance. Most of these also authorize the City to issue bonds to pay for improvements up front and to secure the bonds with the revenue generated. The most relevant of these funding and nancing mechanisms are described below. The El Camino Plan identies improvements for the corridor right- of-way, and it describes improvements and development options for parcels adjacent to and near the corridor. The City has authority over the corridor right-of-way, and, thus, it has more ways to inuence and direct right-of-way improvements. For the parcels adjacent to and near the corridor, the City has land use authority, but it has less leeway to direct improvements, especially in cases where there will be more than one property owner involved. In these cases, the funding and nancing mechanisms provide a way not only to fund and nancing public improvements but also a way to coordinate development across several property owners. The City has experienced challenges with landscaping and lighting maintenance districts and some of the other mechanisms described below. Thus, establishing any new funding and nancing mechanisms should be based on an objective review of how prior districts were handled and of the lessons learned that should be applied to new funding and nancing mechanisms. Nevertheless, these tools create a new revenue stream to pay for capital improvements and, in some cases, ongoing operations and maintenance, so their value to implementing the El Camino Plan cannot be overstated. • Types of Districts Assessment Districts (Authorized under the Improvement Act of 1911, CA Streets and Highways Code sections 5000 through 6794; and the Improvement Bond Act of 1915, CA Streets and Highways Code sections 8500 through 8887; the Municipal Improvement Act of 1913, CA Streets and Highways Code sections 10000 through 10706) Assessment districts can be used to fund a wide variety of capital improvements, but they cannot fund operations and maintenance. It is important to note that assessment districts allow the City to collect from individual property owner’s payment for public improvements but only in the amount of the special benet provided to that property. The public must pay for the portion of the cost of the public improvement that is of general benet to the public. Landscaping and Lighting Maintenance Districts (Authorized under the Landscaping and Lighting Act of 1972, CA Streets and Highways Code sections 22500 through 22679) Landscaping and Lighting Maintenance Districts can be used to fund both capital improvements and ongoing operations and maintenance costs. In addition, the Act provides a mechanism to increase the rate as costs change over time and the types of services provided varying over time. Parking Districts (Authorized under the Parking Law of 1949, CA Streets and Highways Code sections 32500 though 33552; and the Parking District Law of 1941, CA Streets and Highways Code sections 35100 through 35708) Parking districts can pay for parking improvements, such as parking lots and structures, parking infrastructure, such as meters, and parking enforcement. Separate districts can be formed for sub areas, which may be an effective tool to facilitate shared parking in individual opportunity areas. Business Improvement Districts (Authorized under the Parking and Business Improvement Area Law of 1989, CA Streets and Highways Code sections 36500 through 36551; and the Parking and Business Improvement District Law of 1994, CA Streets and Highways Code sections 36600 through 36671) There are two types of business improvement districts. The rst, a business-based business improvement district, imposes a levy on individual businesses in the district and is commonly referred to as a B-BID. Atascadero has two business-based BIDs, one for downtown businesses and a second that covers lodging businesses citywide. The second type, a property-based business improvement district, imposes a levy on individual properties in the district and is commonly referred to as a P-BID. P-BIDS have been found to be a very effective tool for economic development. P-BIDS can fund capital improvements, as well as services, such as enhanced public safety, marketing and promotion, and business attraction. A P-BID is managed by a board made up of property owners in the district. Enhanced Infrastructure Finance Districts (Authorized under CA Government Code sections 53398.50 through 53398.88) Enhanced infrastructure nance districts can pay for a wide variety of capital improvements. These districts are often thought of as a partial replace for redevelopment agencies because they collect tax increment revenue. Unlike redevelopment, though, EIFDs cannot capture educational funding, and taxing entities are able to exclude their property tax revenue from the EIFD if they so choose. The other funding and nancing mechanisms all create a new revenue stream. In contrast, EIFDs collect a portion of the increase in property tax revenue, and this revenue then goes to the EIFD rather than to the General Fund (thus, EIFDs are most useful when they also capture some tax increment revenue from other taxing entities). • Public Engagement All the funding and nancing mechanisms require some sort of vote of approval by the affected property owners. To successfully establish one or more of these, the City will have to engage property owners early in the process and build support for the proposed improvements and the proposed funding mechanism. 3.5.6. GRANT FUNDING As described in the introductory discussion to funding and nancing mechanisms, the El Camino Plan identies improvements for the corridor right-of-way and for parcels adjacent to and near ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 125 of 154 LAND USE STRATEGY3 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)3 - 36 the corridor. Because the funding and nancing mechanisms require some sort of voter approval of affected property owners or residents, they will likely be to unwieldy for corridor improvements and limited to districts at key nodes and micro-destinations along the corridor. The Plan envisions that the corridor improvements will rely to a great extent on grant funding, with some supplemental City funding. There are many potential grant funding programs, and the most relevant are active transportation and urban greening, as well as funding through the San Luis Obispo Council of Governments’ Regional Transportation Plan and Regional Transportation Improvement Program. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 126 of 154 CIRCULATION STRATEGY 4 4 - 1The El Camino Plan | Atascadero, CA - March, 2020 (Draft) Section 4 Circulation Strategy ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 127 of 154 CIRCULATION STRATEGY 4 4 - 3The El Camino Plan | Atascadero, CA - March, 2020 (Draft) 4.1 IMPROVE THE BOULEVARD This chapter builds upon the existing conditions analysis conducted along El Camino Real and within the overall study area. Recommendations include alternative treatments to reduce speeds and create a more pedestrian- and bicycle-friendly environment. The following policies are intended to guide the next step implementing the El Camino Plan. Improve the Boulevard 1. Improve pedestrian crossings along El Camino Real, including new and enhanced street crossings, bulb-outs at intersections, and median refuge islands where feasible. 2. Provide buffered bike lanes along the corridor and improve bike facilities along arterials that intersect with El Camino Real. 2. Ensure that any redesign of the roadway provides enough capacity for vehicles. 3. Continue to allow on-street parking where it is needed. 4. Require consolidation of driveways along El Camino Real when opportunities arise, including shared access between two or more property owners. 5. Require the extension or creation of rear alleys, where feasible, to provide rear loading of residential uses along the corridor. 6. Require the implementation of internal roadways to connect job and commercial nodes, create additional opportunities for development, and consolidate access from El Camino Real, as shown on the Opportunity Area Concepts. 4.2 ALTERNATIVE TREATMENTS CONSIDERED Numerous treatments were considered for use along the El Camino Real Corridor to help reduce speeds and create a more pedestrian- and bicycle-friendly environment. Each of the treatments and its potential applications are described after the list. ▪Bulbout/curb extension ▪Buffered bike lanes ▪Separated bikeway (Class IV bikeway) ▪Green bike lanes ▪Pedestrian refuge island ▪High-intensity Activated crossWalK (HAWK) beacon ▪Green infrastructure ▪Bike parking Bulbouts/curb extensions help facilitate pedestrian crossings by shortening the crossing distance and placing pedestrians where they can be seen more easily by drivers before entering the street. Curb extensions are typically placed where on-street parking was previously used, so travel lanes should not be affected. Beautify the Corridor 1. Develop a beautication program that includes a streetscape plan for greening and providing shade along the corridor and alternatives for creating gateways at key entrances to the City. 2. Require a public easement on private properties fronting the corridor to partially accommodate the streetscape plan. 3. Require properties to properly irrigate trees and landscaping within the public easement. 4. Provide requirements in the Zoning Code for creating plazas, paseos, and other open space amenities as new development takes place. 5. Increase code enforcement of screening for outdoor storage, equipment, and manufacturing activities along the corridor. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 128 of 154 CIRCULATION STRATEGY4 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)4 - 4 Buffered bike lanes are similar to a conventional bike lane but feature a striped buffer between the bike lane and the vehicle travel lane and/or the parking lane. This additional separation between bicyclists and vehicular trafc and/or parked cars helps create an increased sense of safety for bicyclists and pedestrians. Separated bikeway (Class IV bikeway) is similar to a buffered bike lane except that it includes a vertical element in the buffer area, such as a raised curb or bollards. Separated bikeways can also be designed as a two-way facility. Green bike lanes are a treatment that helps to increase the visibility of the bike lane to drivers, leading them to better anticipate the presence of bicyclists, and visually narrow the roadway, which tends to reduce vehicle speeds. Green bike lanes can be used to highlight the entire bike lane, but more commonly are used in potential conict areas, such as highway entrance/exit ramps and heavily used driveways. Pedestrian refuge islands can help increase the level of comfort for pedestrians crossing streets with heavy trafc and high speeds. When designed as a raised island, they provide protection from vehicular trafc. For wide streets, they enable pedestrians to cross the street in two stages. This is especially helpful for uncontrolled crossings where it can be difcult to nd a gap in the trafc or for pedestrians who walk at a slow pace. High-intensity Activated crossWalK (HAWK) beacons provide pedestrians with a higher level of protection from trafc than ashing beacons because they include a red phase to completely stop trafc when activated. When no one is present to activate the signal, the HAWK beacon remains dark and does not affect the ow of vehicular trafc. Bicycle parking provides a secure place for bicyclists to lock up their bicycles once they have reached their destination. Bike racks are typically used for short-term parking. More secure parking, such as lockers, is more appropriate for longer time periods and at locations such as employment sites or transit stations. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 129 of 154 CIRCULATION STRATEGY 4 4 - 5The El Camino Plan | Atascadero, CA - March, 2020 (Draft) 4.3 POTENTIAL LANE REDUCTIONS AND INTERSECTION MODIFICATIONS The existing ve-lane cross-section throughout most of the study area is inherently challenging for both pedestrians and bicyclists. For pedestrians, it results in street crossings that are typically 80 feet wide. Most of the crossings are not signalized, so crossings of this length can be intimidating, especially for people with disabilities, seniors, and others with limited mobility. For bicyclists, there are bike lanes along the entire corridor, but they are immediately adjacent to travel lanes, which is uncomfortable for many bicyclists. Redistributing the roadway would benet pedestrians by shortening the crossing distance and reducing their exposure to vehicular trafc. For bicyclists, additional width could be used to create a buffer between bicycle facilities and vehicle trafc. With the intent of creating a more pedestrian- and bicycle-friendly El Camino Real, the feasibility of lane reductions was evaluated based on the need to accommodate trafc capacity. For this analysis, the study area was divided into eight sections. The limits of the sections were: ▪Section 1: Del Rio Road to Marco Lane ▪Section 2: Marco Lane to 500 feet north of San Anselmo Road (east) ▪Section 3: 500 feet north of San Anselmo Road (east) to San Anselmo Road (west) ▪Section 4: SR-41 to 500 feet south of US 101 NB ramps ▪Section 5: 500 feet south of US 101 NB ramps to 500 feet north of Curbaril Avenue ▪Section 6: 500 feet north of Curbaril Avenue to 500 feet south of Curbaril Avenue ▪Section 7: 500 feet south of Curbaril Avenue to 500 feet north of Santa Rosa Road ▪Section 8: 500 feet north of Santa Rosa Road to San Gabriel Road The critical factor in determining the potential for reducing the number of lanes is the operation of intersections along the corridor. Operational analysis was conducted to compare AM and PM peak hour delays under existing conditions to a road diet scenario that would include only one travel lane in each direction. In addition, an analysis was conducted to assess changes in delay as a result of using single-lane roundabouts to control the study intersections. While future trafc volumes were not considered, the existing volumes provide a useful baseline. The results are shown in Table 4.1 TABLE 4.1 TRAFFIC DELAY AT INTERSECTIONS DELAY IN THE MORNING Cross Street Existing Existing (1 Lane) Roundabout (1-Lane) San Anselmo Avenue 44.2 D 44.7 D 8.1 A SR 41 (Morro Road)39.5 D 40.8 D 76.9 F Pueblo Avenue 1.6 A 1.7 A 5.3 A Eastbound approach 13.2 B 15.2 C Westbound approach 14.2 B 15.4 C Curbaril Avenue 37.7 D 39.8 D 11.6 B Santa Rosa Avenue 43.2 D 44.3 D 9.6 A DELAY IN THE EVENING Cross Street Existing Existing (1 Lane) Roundabout (1-Lane) San Anselmo Avenue 40.9 D 55.3 E 10.1 B SR 41 (Morro Road)37.3 D 39.2 D 61.8 F Pueblo Avenue 2.3 A 2.6 A 6.9 A Eastbound approach 18.3 C 24.0 C Westbound approach 17.1 C 19.9 B Curbaril Avenue 40.7 D 44.1 D 27.6 D Santa Rosa Avenue 33.1 C 35.7 D 15.7 C As indicated in Table 4.1. There would be some increases in delay as a result of implementing a full corridor road diet scenario, In terms of the El Camino Real corridor, the proximity of the intersections to interchanges as several of the cross streets and US 101 could negatively impact highway operations. Based on this operational analysis, the following conclusions were reached regarding the potential for reducing the number of travel lanes along he study sections of the corridor: Although a road diet and roundabouts appear to be feasible along much of the study corridor, maintaining the existing intersection controls would be more appropriate at this time due to uncertainties about the pace and timing of development along the corridor and the complexities of implementing roundabouts. A road diet, however, would be feasible and would not require additional right-of-way. The potential lane reductions offer opportunities to enhance facilities for pedestrians and bicyclists and add space to be used for other purposes. 4.4 RECOMMENDATIONS The recommendations listed in this section will need additional engineering analysis to determine feasibility. In addition, for segments in Caltrans right-of-way, an encroachment permit would need to be obtained. ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 130 of 154 CIRCULATION STRATEGY4 The El Camino Plan | Atascadero, CA - March, 2020 (Draft)4 - 6 With approximately 100 feet of available public right-of-way, there is signicant potential to re-envision the El Camino Real corridor. Below are concepts illustrating the existing conditions as well as potential options for reallocating the available space in a way that better accommodates bicyclists and pedestrians. These are presented, not as proposals, but to be illustrative. The segments are numbered 1 through 8, beginning at the northern end of the corridor and heading south. The existing conditions of each section are presented, along with one or two potential cross-sections that emphasize enhancements to the corridor for pedestrians and/or bicyclists. Where two options are presented, they assume that the same right-of-way is available, but each option places a greater emphasis on facilities for either pedestrians or bicyclists. Several key trade-offs will ultimately need to be considered. Most signicant is the question of whether to maintain existing on-street parking. The alternatives presented below were not intended to be nal recommendations, but to illustrate how the space could be reallocated—e.g., wider sidewalks, wider bike lanes, or bike lanes with striped or landscaped buffers. Some alternatives retained on- street parking, which may be desirable depending on the character of future development. The cross-section diagrams, below, indicate only the type and width of facilities for each transportation mode. Another key component of the street modications will be enhancements to intersection crossings. The following general guidelines indicate the appropriate application for some of the key elements used to enhance crossings: • Where a pedestrian crossing is needed at midblock, provide a center refuge median where it will not interfere with left-turn movements. • If enhanced pedestrian crosswalks are provided at cross- street intersections, a center median should be provided only at T intersections on the leg not used by left-turn vehicles leaving El Camino Real onto the side street. • Curb extensions can be used where on-street parking is present, as they will not impact right-turning vehicles, although they may be used if right turn lanes are not required. The curb extension design should not negatively impact bicycle circulation. • Locations for HAWK beacons should be determined based on anticipated volumes of pedestrians and warrant analysis. Figures 4.1 and 4.2 identify the locations of each of the segments described below: NORTHERN SEGMENT (SAN ANSELMO AND POINTS NORTH) Section 1: Maintain Existing 3-Lane Section • Currently striped as a 3-lane section with bike lanes • Where a pedestrian crossing is needed at midblock locations, provide a center refuge median where it will not interfere with left- turn movements. • If enhanced pedestrian crosswalks are provided at cross- street intersections, a center median should be provided only at T intersections on the leg not used by left-turn vehicles leaving ECR onto the side street. Section 2: Convert 5-Lane Section to 3 Lanes • Currently striped as a 5-lane section with bike lanes • Complete a road diet to narrow to 3 lanes with bike lanes • 12-foot of existing pavement on either side can be used for a) on-street parking and bike lane buffered bike lane striping or b) widened sidewalks and buffered striping for bike lanes • Where a pedestrian crossing is needed, provide curb extensions (bulb outs) or a center refuge median at midblock crossing locations where it will not interfere with left-turn movements. Section 3: Maintain 5-Lane Section • Currently striped as a 5-lane section with bike lanes • A future trafc signal will be installed at the intersection with San Anselmo Road (east). Install curb bulb outs extending into the El Camino Real right-of-way for pedestrian crosswalk(s) at the new signalized intersection. SOUTHERN SEGMENT (STATE ROUTE 41 AND POINTS SOUTH) Section 4: Maintain 5-Lane Section • Currently striped as a 5-lane section with bike lanes and parking. • Work with Caltrans to enhance the pedestrian crossing comfort level at the intersection with the US 101 NB ramp. Additional engineering analysis will be required. Section 5: Convert 5-Lane Section to 3 Lanes • Currently striped as a 5-lane section with bike lanes and parking • Complete a road diet to narrow to 3 lanes with bike lanes • If on-street parking is maintained, the 12 feet of existing pavement on either side can be re-purposed for a) Class IV protected bike lanes/striped buffered bike lanes and/or b) widened sidewalks ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Page 131 of 154