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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 ZwJ7a03lS3KXauEVm9ehaA. 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(cD-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(aatascadero.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 19YS WN CITY OF A TASCADERO CITY COUNCIL AGENDA Tuesday, October 12, 2021 City Hall Council Chambers, 4th floor 6500 Palma Avenue, Atascadero, California City Council Closed Session: 5:30 P.M. City Council Regular Session: 6:00 P.M. 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 EI 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. 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 Prosect - 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(cr atascadero.org.) B. PUBLIC HEARINGS: None. C. MANAGEMENT REPORTS: 1. The EI 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 EI 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 ell In u F If R FT CITY OF A TASCADERO 19YS � 1979�• CITY COUNCIL DRAFT MINUTES Tuesday, September 28, 2021 City Hall Council Chambers, 4th floor 6500 Palma Avenue, Atascadero, California City Council Regular Session: 6:00 P.M. 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. Atascadero City Council September 28, 2021 Page 1 of 6 Page 6 of 154 ITEM NUMBER: A-1 DATE: 10/12/21 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] Atascadero City Council September 28, 2021 Page 2 of 6 Page 7 of 154 ITEM NUMBER: A-1 DATE: 10112121 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. Atascadero City Council September 28, 2021 Page 3 of 6 Page 8 of 154 ITEM NUMBER: A-1 DATE: 10/12/21 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. Atascadero City Council September 28, 2021 Page 4 of 6 Page 9 of 154 ITEM NUMBER: A-1 DATE: 10/12/21 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 6t" 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 Atascadero City Council September 28, 2021 Page 5 of 6 Page 10 of 154 ITEM NUMBER: A-1 DATE: 10/12/21 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: Atascadero City Council September 28, 2021 Page 6 of 6 Page 11 of 154 ITEM NUMBER: A-2 DATE: 10/12/21 isle yt� CA A tascadero 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 EI 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 EI 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 EI 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 EI 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 EI Camino Real) and dismantled and abandon existing lift station at 957 EI 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 EI 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 four 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 RM 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 �JJ+� Apri 4.1 • • a — .0000— rl / �® �, 'Y- ,. — -- • �. "`ir�ee,, � ,�,,. 41 ir At .. +� 'tet' '';�•• r •� \'`' "rye',ti`r r""• r. }"'� '..y _ � �y, -f 73 .�� .•���� ,4 � y+�� .�-- ugh "�\. �., - � -,� � j . '' 1J , -. jrgyp, , .fit) Y4a�'Y�`1 � � _�3 �a�,.'.�, .r:.;a f f- - '+� •,;s-: Y. ' ;4 �, ,� } s ��1: EXHIBIT DATE: 9/27/2021 LIFT d y�1•iiCC � y1. ice'4 Y'�F S ..., lx � . - ' � y . for o�oioi� ��� STATION • PROJECTRCE MAIN REPLACEMENT ITEM NUMBER: A-3 DATE: 10/12/21 P_fR, tirr lr r 1919, �','�'^ - 1978x-7 A tascadero 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 0451 01-010 045-401-009 ROOM,PATFICK N URNM9.S MWN K ?� 1i PARCEL 2 r•✓ S ',�.�: ie 1-04 #AC(GROSS) i 42,887±SF(NET) 1 1 1 i i PARCEL 3 i i f 2.88±AC(GROSS) i ' a-- --_=--- �` 2-65±AC(NET) r ' r crN or ATAeC4oER0 -r---- ------' PARCEL 1 i• l ' � 045-401-014 1.11±AC(GROSS) JOY, MICHAEL AND LAUR4 40,938#SF(NET) ; �e I �, ---------- - a+' LOT ILor 10 Lor 12 "16'P,'yn Y14 MILAUD 045-401-*03 RACT1Jv 5- RRO LIG TRACT 2076-OdRRO ROBL! INOC A FACIA z RlC0R0lO] 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: 10/12/21 ATTACHMENT: 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, California (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 andcorrect. 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: 10/12/21 ATTACHMENT: 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: 10/12/21 ATTACHMENT: 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 Hearin. 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: 10/12/21 ATTACHMENT: 1A ANNEXATION NO. 24 BOUNDARY MAP FILED IN THE orOF CITY atILK, DT ATASCADERO,THIS—DAY OFF .2L10 COMMUNITY FACILITIES DISTRICT NO. 2005-1 {PUBLIC SERVICES) _ _. CITY OF ATASCADERO CITY CLERK COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA CITY OF ATASCADERO L HEREBY CERTIFY THAT THE WITHIN MAP SHOWING PROPOSED BOUNDARIES OF ANNEXATION NO.24 TO THE CITY OF ATASCADERO COMMUNITY FACILITIES DISTRICT NO. 2005-1 (PUBLIC SERVICES), CITY OF ATASCADERO, COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA,WAS APPROVED BY THE CITY COUNCIL OF THE CITY OF ATASCADERO, AT A REGULAR MEETING THEREOF, HELD ON THE DAY OF .20- BY RESOLUTION NO. T--- CITY CLERK CITY OF ATASCADERO RECORDED THIS DAY OF . 20 AT THE HOUR OF_O'CLOCK_M IN BOOK PACS_ OF MAPS OF ASSESSMENT AND COMMUNITY FACILITIES DISTRICTS IN THE OFFICE OF THE COUNTY RECORDER,IN THE COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA. FEE: NO.: ` TOMMY GONG,COUNTY CLERK,RECORDER {�f� BY: 045-401-014 COUNTY CLERK,SAN LUIS OBISPO COUNTY O REFERENCE IS HEREBY MADE TO THAT BOUNDARY MAP OF THE CITY ~U N OF ATASCADERO COMMUNITY FACILITIES DISTRICT NO. 2005-1 (PUBLIC SERVICES)RECORDED WITH THE SAN HEIS OBISPO COUNTY _C w RECORDER'S OFFICE ON MAY 9,2005,DOCUMENT NO.2005-037635 T IN BOOK 5 PAGES 11-13 OF MAPS OF ASSESSMENT AND CDMMUNITY r' FACILITIES DISTRICTS, I VA CA$-nLLO VICINITY MAP (NOT TO SCALE) st ATASCADERO RD ANNEXATION 8P�" _ SITE LEGEND N AIRCELNNE W E CFD BOl1H�hRY S TMS idrNRIDARY MAP CbRRECRYSHOTYS THE BofiYlL69RIF5 OF 7ifE Cl- FACQlTIES DISTRICT. RTA DETAILS )UOF]WC-XX)C ivssEsscn vnRco_�UMBER Webb CONCERNING THE LIMES AND Dll FYSIOAG OF LOTS OR 0 10D 200 4CC' 3 7:FEEL 11 II , PARCELS REFEI?TO THE COUAFIY A55ESS-WR3 MPS FOR FISC! I I I I runcin�iti Y54R 2021-202L aT:GIS-Assessment AWscadero CFO20D3-1 Ann ex29.mxd Page 23 of 154 ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 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 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 theirstatus. 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 1 st 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 1 st 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 Page 24 of 154 ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 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: 10/12/21 ATTACHMENT: 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 publicagency. "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: 10/12/21 ATTACHMENT: 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 Maximum Special Tax Class Description 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 Maximum Special Tax Class Description 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 Maximum Special Tax Class Description Per Acre 4 Non-Residential $1,848 per Acre Property 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: 10/12/21 ATTACHMENT: 1B TABLE 4 Maximum Special Tax for Undeveloped Property Community Facilities District No. 2005-1 (Public Services) Land Use Maximum Special Tax Class Description Per Parcel/Acre 5 Undeveloped Property $100 per Parcel 1/4 Acre 6 Undeveloped Property $410 per Acre >1/4 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 ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 2 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. Page 29 of 154 ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 2 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 Page 30 of 154 ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 2 ITEM NUMBER: DATE: No. 24 to CFD No. 2005-1. By executing this Petition, the Petitioner agrees to all of the above. The Property is San Luis Obispo County The Petitioner (record owner) is: Assessor Parcel No(s): Michael Joy and Laura Joy, Trustees of The Michael and Laura Joy Family Trust 045-401-014 dated Marc f, 16 and the Property contains a total of 5.02 By: acres. The address of the above for receiving any notice and ballot is: Attn: Michael Joy and Laura Joy, Trustees 11885 Halcon Road Atascadero, CA 93422 Page 31 of 154 ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 2 EXHIBIT A ANNEXATION MAP E E n s a fn � W U � S Ix Z € W fn a C1 O a LL o w Lu >- a LL o � O Q VIA MMS°s Q In m Z W oc w�- a+Na„h, a O u 0 m ZNO o (L N Uam > ' LL O O yon, Z o}D Z -J 3 O Wuz a Q V LL O LL Z Z Q Z O U O ungn 8, 50 5o 8 is g 8 � q $ o ?£z I � ia g I9698a�� fi 0521 J Page 32 of 154 ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 2 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. Page 33 of 154 ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 2 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 theirstatus. 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 1 st 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 Page 34 of 154 ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 2 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 35 of 154 ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 2 "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 publicagency. "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 36 of 154 ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 2 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 Maximum Special Tax Class Description 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 Maximum Special Tax Class Description 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 Maximum Special Tax Class Description Per Acre 4 Non-Residential $1,848 per Acre Property 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 37 of 154 ITEM NUMBER: A-3 DATE: 10/12/21 ATTACHMENT: 2 TABLE 4 Maximum Special Tax for Undeveloped Property Community Facilities District No. 2005-1 (Public Services) Land Use Maximum Special Tax Class Description Per Parcel/Acre 5 Undeveloped Property $100 per Parcel 1/4 Acre 6 Undeveloped Property $410 per Acre >1 A 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 begranted. 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 38 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 1918 ry �r `. 1979 sA'���ERt►% A tascadero City Council Staff Report — Community Development Department The EI Camino Plan - Corridor Study Caltrans Sustainable Transportation Planning Grant RECOMMENDATION: Council receive and file the final Draft EI 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 EI Camino Real corridor. The study was funded by a Caltrans planning grant awarded to the City in the amount of $176,800. The EI 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 EI 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 EI 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. EI 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 EI 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 cohesive 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 EI 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 EI 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 EI 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 EI 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 EI 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 EI 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 EI 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 EI 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 corridor. 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 the 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 EI 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. ' .'Highway 41 Pueblo f Curbaril BIKE LANE �`.�, y I• .0 bW dPedestrian HAWK ingat La Lins Awe.ndCascede Rd. E>0n�aPemstiancre�mgatPawr�rA.e.�,i9na�ed • deReeben] _ Parkin Lane f FFex on tie south side of ECR.nay be used for r 'umre sidewalk widen Ing'rf on-street ierkiig isms needed m I rre land uses. Hyl � ri o a O. TO• Ennan�edcresd..alkfre»aya<R.,r. + AN WIT ENHANCED PEDESTIAN ., ; [signaArzed inmrseciion]. �` Enhanced C.—A i Gateway at Sala Rasa fid; 't R Enhanced Pedestrian Crossing at Principal'A-wih duels \\ and HA ,bgnal[maybe median refuge nlaA; rls;`�` .•, • Parking I—ffl—the souihslde of EGR,.Wb.usad}m fume Bide&widening if oo-s &pryeking is notmaded to • •� � ''�.�.• eer.ewndaee� • Eiiaa d Pedestrian Crossing at PbhueAve.wilt bean isand9ghInIma yAeb.atedCroeewak La Llnl ¢tAYFIq signal(maybe median refuge lslandl. Cascada Principal • Enhanced Pedes[dan Crmsiga[CuNradAre.and Junipero ` • '�� ��'�� A-1signal¢ed me raection] �•,`+~� �: `y Santa Rosa ' 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 Section 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 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 Manual, this analysis and study can be used to support those 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 draft plan. T :R 1 of V11AA 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 support 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 EI 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 EI Camino Corridor Draft Plan Page 46 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 The El Camino Plan City of • • March 2020 moms& mill 0 0 0 0�0 0 0 0 ITIII,Imni� r� . 11111 , Ai mi , _'/,\_ � Page 47 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 MM1I €€4e EI CAMINO PLAN ACKNOWLEDGEMENTS Acknowledgements 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. CALIFORNIA STATE TRANSPORTATION AGENCY Phil Dunsmore, Community Development Director Nick DeBar, Public Works Director/City Engineer CITY COUNCIL Kelly Gleason, Senior Planner Heather Moreno, Mayor Charles Bourbeau, Mayor Pro Tem Roberta Fonzi, Council Member CONSULTANTS Susan Funk, Council Member Heather Newsom, Council Member PLACEWORKS Karen Gulley, Principal PLANNING COMMISSION 3 MacArthur Place Mark Dariz, Chairperson Suite 1100 Jeff van den Eikhof,Vice Chairperson Santa Ana, CA 92707 Tori Keen, Commissioner Tel: 714.966.9220 Duane Anderson, Commissioner Michael Shaw, Commissioner W-TRANS Jan Wolff, Commissioner Steve Weinberger, Senior Principal Tom Zirk, Commissioner 490 Mendocino Avenue Suite 201 CITY STAFF Santa Rosa, CA 95401 Rachelle Rlckard, City Manager TEL: 707.542.9500 Jeri Rangel, Administrative Services Director Page 48 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 EL CAMINO PLAN TABLE OF CONTENTS Table of Contents EXECUTIVE SUMMARY ..................................................................I 3.4 PROPOSED LAND USE STRATEGY..................................................3-22 3.5 ECONOMIC DEVELOPMENT..........................................................3-32 NEW VISION FOR EL CAMINO REAL ...........................................II SECTION 4 CIRCULATION STRATEGY SECTION 1 INTRODUCTION AND BACKGROUND 4.1 IMPROVE THE BOULEVARD............................................................4-39 1.1 PURPOSE AND FUNDING .................................................................1-3 4.2 ALTERNATIVE TREATMENTS CONSIDERED....................................4-39 1.2 PROJECT AREA AND RELATIONSHIP TO DOWNTOWN.................. 1-3 4.3 POTENTIAL LANE REDUCTIONS AND INTERSECTION MODIFICATIONS 1.3 ENGAGING THE ATASCADERO COMMUNITY..................................1-5 ......................................................................................................4-41 4.4 RECOMMENDATIONS ....................................................................4-42 SECTION 2 EXISTING CONDITIONS 2.1 EXISTING LAND USE.........................................................................2-3 SECTION 5 DESIGN RECOMMENDATIONS 2.2 PARCELIZATION................................................................................2-5 5.1 ARCHITECTURAL STYLE RECOMMENDATIONS................................5-3 2.3 DEVELOPMENT PATTERN.................................................................2-6 5.2 LANDSCAPE RECOMMENDATIONS................................................5-10 2.4 NEW AND PLANNED DEVELOPMENT..............................................2-8 5.3 TREE PALETTE.................................................................................5-14 2.5 URBAN FORM / COMMUNITY CHARACTER......................................2-9 2.6 MOBILITY........................................................................................2-12 APPENDIX A ECONOMIC DEVELOPMENT STRATEGIES 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 Page 49 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 EL CAMINO PLAN LIST OF FIGURES List of Figures FIGURE 1.1 PROJECT AREA.................................................................................. 1-4 FIGURE 3.9 ARTISTIC RENDERING OF OPPORTUNITY SITE 3 ..........................3-19 FIGURE 2.1 EXISTING LAND USE.......................................................................... 2-4 FIGURE 3.10 ARTISTIC RENDERING OF OPPORTUNITY SITE 4 ........................3-20 FIGURE 2.2 PARCEL SIZE DISTRIBUTION.............................................................. 2-5 FIGURE 3.11 MULTIFAMILY AND MIXED USE CONCEPT.................................. 3-22 FIGURE 2.3 DEVELOPMENT PATTERN (NORTH END).......................................... 2-6 FIGURE 3.12 LAND USE STRATEGY(NORTH END)............................................ 3-24 FIGURE 2.4 DEVELOPMENT PATTERN (SOUTH END).......................................... 2-7 FIGURE 3.13 LAND USE STRATEGY(SOUTH END.............................................. 3-25 FIGURE 2.5 PROJECTS COMING TO THE BOULEVARD...................................... 2-8 FIGURE 4.1 STREET CONFIGURATION IMPROVEMENT(NORTH END)..............4-7 FIGURE 2.6 CURB CUTS AND SIGNALIZED INTERSECTIONS (NORTH END) ...2-13 FIGURE 4.2 STREET CONFIGURATION IMPROVEMENT(SOUTH END)..............4-8 FIGURE 2.7 CURB CUTS AND SIGNALIZED INTERSECTIONS (SOUTH END..... 2-14 FIGURE 4.3 STREET SECTION -3-LANE WITH BIKE AND PARKING (80'-88' ROW).. FIGURE 2.8 PLANNED CIRCULATION IMPROVEMENTS.................................... 2-16 4-11 FIGURE 2.9 RTA TRANSIT MAP........................................................................... 2-19 FIGURE 4.5 STREET SECTION -5-LANE WITH BIKE(100' ROW) .......................4-12 FIGURE 2.10 COLLISION DENSITY ALONG EL CAMINO REAL......................... 2-21 FIGURE 4.6 STREET SECTION -3-LANE WITH BIKE AND PARKING (100' ROW)4-13 FIGURE 3.1 GENERAL PLAN LAND USE MAP....................................................... 3-5 FIGURE 5.1 ATASCADERO COLONY STYLE......................................................... 5-4 FIGURE 3.2 ZONING MAP................................................................................... 3-10 FIGURE 5.2 MISSION -SPANISH COLONIAL REVIVAL......................................... 5-5 FIGURE 3.3 OPPORTUNITY SITE 1- NORTH END JOBS ANCHOR.................... 3-12 FIGURE 5.3 CRAFTSMAN-CALIFORNIA BUNGALOW........................................ 5-6 FIGURE 3.4 ARTISTIC RENDERING OF OPPORTUNITY SITE 1 .......................... 3-13 FIGURE 5.4 RUSTIC MODERN............................................................................... 5-7 FIGURE 3.5 OPPORTUNITY SITE 2- LIFESTYLE CENTER WITH TECH POTENTIAL.... FIGURE 5.5 MODERN............................................................................................ 5-8 3-16 FIGURE 5.6 NEOCLASSICAL.................................................................................. 5-9 FIGURE 3.6 ARTISTIC RENDERING OF OPPORTUNITY SITE 2 .......................... 3-17 FIGURE 5.7 STREETSCAPE KEY MAP.................................................................. 5-10 FIGURE 3.7 OPPORTUNITY SITE 3- RE-ACTIVATED COMMERCIAL/ FIGURE 5.8 TYPICAL STREETSCAPE PATTERN................................................... 5-11 ENTERTAINMENT HUB................................................................................ 3-18 FIGURE 5.9 LANDSCAPE CONCEPT FOR SECONDARY GATEWAY..................5-12 FIGURE 3.8 OPPORTUNITY SITE 4- URBAN VILLAGE AND SOUTH END JOBS FIGURE 5.10 LANDSCAPE CONCEPT FOR NODE ENTRIES.............................. 5-13 ANCHOR...................................................................................................... 3-18 Page 50 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 EL CAMINO PLAN LIST OF TABLES 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 STUDYAREA.................................................................................................. 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 Page 51 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 XECUTIVE SUMMARY FOUNDATION FOR FUTURE CITY ACTION The EI Camino Plan is the result of an 18-month study of the potential Key Themes The EI Camino Plan provides a foundation for future actions by the to reshape and enhance the EI Camino Real corridor to better serve City, which in turn will set the stage for investment. It has policy, and support the residents and businesses of Atascadero. Unlike Several key themes emerged during the outreach process that regulatory,and design recommendations for: informed the recommendations of this plan. many corridor plans that only focus on needed changes to the right- • Future updates to the General Plan involving land use of-way,this was a comprehensive effort to consider circulation,land di Economy and Vitality: Invest resources to attract new, designations,community design,the circulation plan,economic use,and the role of urban design in addressing issues associated with community-serving businesses and employment opportunities. development strategies,and the Housing Element. character and identity,multi-modality,outdoor spaces,streetscape, Character and Place: Create a stronger community Y Future updates to the Zoning Code involving new and revised buildings, and site design. It is also a plan that is grounded in an identity along EI Camino Real and focus commercial designations, and modernization of development standards understanding of the local and regional market forces that can development in nodes along the corridor. that integrate issues of public realm, open space, circulation, support the types of uses envisioned by the community. land use mix,intensities,and urban form. Mobility Options: Enhance mobility, especially for The EI Camino Plan was shaped by the community through outreach bicyclists and pedestrians. • Future detailed plans to modify the EI Camino Real right-of-way events,a survey,stakeholder interviews,and Planning Commission/ to improve bike lanes,pedestrian crossings,and the speed/flow City Council guidance.The community unanimously agrees on one Quality Development:Ensure quality design of future of traffic. thing—EI Camino Real must fit many different needs.It needs to be development and address blighted properties. • Future detailed plans for a new streetscape design that will a place for larger employers to locate that offers many restaurant and V Downtown as Anchor:The Downtown should remain provide a consistent tree pattern, street furniture, and other entertainment options; a place where daily and weekly shopping the cultural and commercial heart of the city. design features to enhance the overall quality of the corridor. happens, where housing is allowed but limited, and where auto service,storage,and light industrial uses are allowed;and a place • Future architectural design guidelines for commercial uses to that doesn't compete with,but strengthens the downtown. improve the quality of building design. • Planning for new development, particularly for existing and future property owners and developers. The El Camino Plan I Atascadero,CA-March,2020(Draft) i Page 52 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 NEW VISION FOR EL CAMINO REAL EI Camino Real(and adjacent properties)is the spine of the community. FIGURE V.1 CORRIDOR VISION DIAGRAM It provides essential support for surrounding neighborhoods and Qa. 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 significant �+ job nodes that have attracted a variety of small to large businesses, h "' 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 first time you visit,you know you have arrived someplace special. E4 c, °own,owN What used to be a highway dominated by cars and asphalt now has W #� wider and safer bike lanes and crosswalks. Street trees now line the d ""°"`" 101 - boulevard,providing a sense of rhythm,continuity,and shade.Gateways into the city are welcoming,with colorful trees and wayfinding signage. 4. Numerous plazas,paseos,pocket parks,and outdoor eating areas have t ; Legend c� / sprung up as in integral part of each new development project. s " Primary Job Node Improvements to the boulevard have created a setting for high-quality ® Primary Commercial Node Rt residences in several locations. This housing has replaced aging and Secondary Node �3 obsolete buildings and added new life and activity to the street.The Workforce Housing Opportunity s Concentrated Service Commercial new housing also supports local businesses.There is a new sense of ® (Auto Repair,Construction,Storage,Equipment,etc.) community along the corridor as properties have invested in upgrades Housing Potential P `ive l e4"�p or changed to new uses. Once the corridor seemed like a long series Downtown Desfinafion of haphazard uses,but now it functions with nodes of more compatible Primary Gateway ® Internally Connected/Walkable Areas m activities that create a variety of places and experiences. Improved Bikeways(Both Sides) pO ri►7 -. Streetscape Greening on(Both Sides) This is summarized in Figure V1,Corridor Vision Diagram. �P ii The El Camino Plan I Atascadero,CA r, L utt) Page 53 of 154 _ fir► Section I - ;� Ir� � SJR ► .. • 1 r Introduction and AW _ r Background amp r r ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Fi cRr�zrro rtA�v INTRODUCTION AND BACKGROUND 1 1.1 PURPOSE AND FUNDING The EI Camino Plan does not include the downtown area,primarily because the city is much further along in planning and revitalization In 2017, the City of Atascadero received a CalTrans Community efforts under the Downtown Revitalization Plan and other street Based Transportation Planning Grant to prepare a comprehensive design efforts. Indeed,the EI Camino Plan is, in part,an effort by visioning plan for key segments of the EI Camino Real corridor.The the City to provide a commensurate level of attention to the other goal is to create a new vision and the tools to transform the existing parts of the corridor beyond the downtown. It is also worth noting auto-oriented, regional corridor into a multimodal economic hub. that the plan does not cover the two other areas of the city that have EI Camino Real is the central spine of the city and has a significant significant nonresidential development: the commercial corridor bearing on the overall image, identity, and economic health of along Morro Road southwest of the 101 freeway and the industrial Atascadero. It is the main north-south thoroughfare and the area along Traffic Way north of downtown. 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 Traffic 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 EI Camino Plan focuses on two large segments of EI Camino l 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 Pedestrian Crossing at Atascadero Downtown farther north along EI Camino was not included because it has newer . development and future development under the Del Rio Specific y 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 exclusivelyfor residences(although Atascadero State Hospital is a major use connected to the corridor south of San Gabriel. Historic photo of EI Caminor Real The El Camino Plan I Atascadero,CA-March,2020(Draft) 1 3 Page 55 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 1 INTRODUCTION AND BACKGROUND FIGURE 1.1 PROJECT AREA Downtown ® 'STA, r Revitalization .NORTH Area r� P V. y ���,.. :r: :,�,. Axa.• ;�,:- �,f.�;; ,�\\ �� :� ^� -ATASCAOERO 1�!, - e 141KMf]IJYiL.lfr 4 • :L:�•'.•�•4 !Y SOUTH ¢ • GLI.-['C]IIHS?' �. END .t a .E •4 r+SRt Y7M [ !@�'+,r.��1yF,{ .. �li•�.. 3 t -ti Legend "L' rt 4:�` • + t► '# `– Project Boundary _ Areas of •Influence .. : i!�r.¢,•� �a ik� �1�. .,a's-• RF': 103.L a • .. <.;•I. 'S!�ir"*. i• •� �•�ylth:f`'�LRI •Jar. r w�4P.. - • �i .. _.w�.i�. - �. .. - J� 1 -4 1—El Camino Plan I Atascadero,CA-March,2020(Draft) Page 56 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 _ .EL CAMINd PLAN. INTRODUCTION AND BACKGROUND 1.3 ENGAGING THE ATASCADERO COMMUNITY The recommendations and strategies in the EI Camino Plan were informed by input from the community at key phases in the process. T" These included: URVEY "E\camm°pea\coa\dor • A public questionnaire to get a sense of how people use the uN%t!s eea\o 9 E\am°° 9 Y coMM haxwoU\dY°°\,ketol dpb\cin7aland pco0�G" CO businesses along the corridor,via the City's website,social media, and hard copies distributed by City staff. Wa"t+t°"earfr°mYMay9adrt°9q"�ae^°� "9bpsp"a dp tMMUN,n 'Co • ^Pcroamc\`"o od�al�wosa�hndayc.ThceanEe\°aG"awd v\as'e`er9`�mPe �`` "° Two public outreach events during Colony Days in 2018 and mdse\°tee QOO ery/Pe:tlo,eYoc)u U. 01ie2019. C re9Yld Ybdve/P `?9 r/ • �tlept Interviews with key stakeholder groups, including the °e°a bua°s vs •. td�-der° by \Hag\ a"d'rtY R ec A wnv` hr's O kh�l F rT Cohga bensights on local market conditions,local businesses,�evelopers,and brokers, uov°°\\°eosw°w O`aw �R°tla a°gore„°Ushord/„Qheot e /ease °y) O `rve 1k mostabo°t Ptasca°tO ' eorenainn ent O RetailR/o,/ oq ea/cor EL CAMINO PLAN PUBLIC QUESTIONNAIRE atdoYpY'a ao pea\co �Yoy e°�hen ra/o cmc" l2hooe°ltlg on dooPbike och, 0 In tion the ic input wall elnt out through Colony Ymedianthe Ciyl's website, and paper on°°ao�°M <reestionnaire °�° S90P""mMeam°`"� "a"°"eeam°"^' �a "r'� waik°r O„gsnaely'tlorT �g°°�erc. P Y 9 p 3 H aE�,ydaY zc"Week O Every once and awM\e Qessc peal co ddor? "" kebu ety 9�e�ke�4 the co yor) Q copies at Cit Hall to et feedback and a list of priorities from residents and business owners. The City collected a total of 298 0 sera`"mese week n9r\aE\�"""' , _,eiso-aet°°',bo,„resi completed surveys, which included 231 online responses and 67 p nr°°^d b 00n e:a`.---l. °singt,�°°SPeatl°wd/"wmk w doYpU°se oahe �swe*�smn<`PfeW dmesamonhh \ �a",onthl a�walkorbik�gldceseroralon thecorrktor handwritten submittals. Most respondents were residents,with 58 pee and living work in Atascadero,and an additional 33 percent who both a Nom rya Y`1me e�"week o Eye o"eaod,W"\elesstbal�"r`"ted°"„c„ Pete d�°t g 0 Severa '�aweek j4PcoMi th Pnl c ok, T A total of 44 percent of respondents stated that they shop or dine D "°"�° `e. ,• �`°" „°/ along EI Camino Real several times a week. Frequency at other h�R¢ ”; '>°asesh services(medical,dental,veterinary,and professional services)was eE'�m;�aYahr„a„ lower,with 20 percent of respondents using other services several er°beatluedtothe � times a week,and 32 pecent,using other services less than once a Ema” Y'°nai/ksr month. The El Camino Plan I Atascadero,CA-March,2020(Draft) 1 -5 Page 57 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 1 INTRODUCTION AND BACKGROUND Regarding services people currently travel outside Atascadero for, and what is missing or scarce along the corridor, the most Why . . - along the corridor? 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 specific responses,which Lack of shade along the included repeated requests for big-box stores like Costco,Target, sidewalk ' and Walmart; employment opportunities/jobs; upscale dining; higher end grocery stores(Trader Joe's,Lassen's,California Fresh); Buildings are set back too clothing stores;live music venues;and family/kid-friendly activities. 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 Other(please specify) or bike places • ' Grocery/Pharmacy Other(please specify) • � • • Retail(clothing,household • 0% 10% 20% 30% 40% goods,sporting good,etc.) • ' Entertainment • 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 Casual Dining . . • 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 Sit-Down Dining of shade along the sidewalk and not feeling safe using bike lanes or walking were other common responses. 0% 10% 20% 30% 40% 50% 60% 70% 1 -6 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 58 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 ' EtcnhRtrtopLnx INTRODUCTION AND BACKGROUND 1 The online public questionnaire included an option for respondents to rank the top improvements they would like to see along the What are the top improvements you would like to see along the El Camino Real corridor? EI Camino Real corridor. The City received 231 responses to this question,which ranked priorities based on their level of importance RANKING: 1 2 3 4 5 6 7 8 (1 Highest,8 Lowest.) Highest Lowest Priority Priority Employment Opportunities 15% 14% 12% 15% 12% 13% 12% 7% Housing Options 6% 10% 8% 8% 13% 9% 19% 26% I Street Trees and Landscaping 5% 14% 21% 20% 14% 12% 10% 3% More Retail,Restaurant,and 45% 15% 13% 8% 8% 4% 2% 5% Entertainment Uses Private Property Building and 2% 8% 11% 13% 18% 18% 13% 16% Landscape Maintenance Fix Traffic Congestion at 13% 12% 13% 10% 13% 15% 11% 11% Freeway Interchanges Improved Pedestrian Access/ 8% 15% 14% 17% 13% 16% 15% 2% \\ Crossings \` Improved Bike Facilities 6% 11% 8% 9% 8% 12% 17% 29% The El Camino Plan I Atascadero,CA-March,2020(Draft) 1 -7 Page 59 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 1 INTRODUCTION AND BACKGROUND 45% Private property building and of respondents identified more retail, Q landscape maintenance was ranked 29% restaurant,and entertainment uses as 40% as a mid-to-low priority by many,with of respondents identified improved bike their number one priority,and it made the identified street trees and landscapingA 7% including it in their bottom 3 facilities as their lowest priority,and 58% top 3 priorities for 73%of respondents as one of their top 3 priorities 'F priorities identified it in their bottom 3 priorities Fixing traffic congestion at freeway 26% 41% interchanges and improved pedestrian of respondents identified housing options identified employment opportunities access/crossings were identified as mid- as their lowest priority,with 54%categorizing as one of their top 3 priorities level priorities housing in their bottom 3 priorities 01 • • 16-4N I A ai4 .4.. 1 -8 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 60 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 ' EL CA INTRODUCTION AND BACKGROUND The public survey included two open-ended questions that provided a substantial amount offeedback regarding what is most important OPEN-ENDED QUESTION#1: OPEN-ENDED QUESTION#2• to the community to preserve and to improve.Recurring responses What do you like most about Atascadero? Are there any other comments, thoughts, or suggestions to and themes from those questions are included below. you would like to share about EI Camino Real in Atascadero? The complete responses to the public questionnaire and the • Small-town character complete list of open-ended responses are included in Appendix B. • Concerns about run-down establishments,used car lots • Friendly people • That EI Camino Real is so long and spread out that it lacks • Family-friendly a sense of place or consistency • Quality of life . Unattractive appearance,feels like one long strip mall • Feels safe • Break the length into districts in name and design and • The trees focus retail opportunities toward the hub of each district • Wide open space,peace and quiet • Identify areas for large employment developments outside of downtown • Best theater,great restaurants,good selection of small, independent businesses • More pedestrian access and bike access • That it is improving—downtown area is growing with • Empty buildings create blight shops&restaurants • Focus on downtown • Not a lot of traffic • Concerns regarding homeless population • History,character,potential • Slowing down traffic in the downtown area, add more • Central location within the Central Coast parking,and make the area more pedestrian friendly • Rural and relaxed atmosphere • Concerns about traffic calming or removing lanes on EI Camino Real • Beautiful parks • Create a definable downtown;there's too much endless • Sense of community,people look out for each other sprawl along EI Camino without defined districts • Replace professional offices surrounding the Sunken Gardens with restaurants The El Camino Plan I Atascadero,CA-March,2020(Draft) 1 -9 Page 61 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 1 INTRODUCTION AND BACKGROUND COLONY DAYS 2018 The first public outreach event for the EI Camino Plan was held on Saturday, October b,2018, during Colony Days.The purpose was �yaNvsriL�►� �,„�.a-aad'"""�'to generate awareness of the project and solicit input on what'sAv 17sic 6f7 important to the community in terms of mobility along the corridor, ""w~ �' land uses,architectural styles,and streetsca e.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 EI 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 regardingtlu=�W „,�. ...,,,W+�':.:-,�,w.�ti 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 + w �"-- public ranked images they preferred with colored dots and addedLESisl �. notes on the map to identify ideas and areas of improvement. as+rHSTEGNR+'LS -- _ - _------ ARCHI7ECT[Jp,�yTY LES{Y] ti 1 - 10 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 62 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 Txe 1 UCA INTRODUCTION AND BACKGROUND 1 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. y • Strong support for trees between the sidewalk and street, _ citing the need for shade in the hot weather.The image with street " r,�K * trees with planters along sidewalk received 89 percent of votes. # • 0 • People liked the idea of buffered bike lanes so bicyclists �`� PEOES-MAN •ME could have additional protection, but some expressed concern about potentially losing capacity to accommodate them. • On-street parking with painted bike lane received highest Ifl'Ou ranking by the dot vote(65 percent),and the option with bike lane KAat rd CNRe,IV nr with buffer and no on-street parking came in second(35 percent of s5 +ufd rr r Hr,nk at"P? el Ca dot votes). �R =off..,... e�... . ,. � `+mss ,� t+�n Rear. S !l.Jps}i inn xac r. • Support for in-pavement crosswalk lights. « • Some people commented that any removal of on-street f4-re Trreay Y parking in the downtown area would be problematic,but thought it STREET TREE PALETTE 0 RE Ali'7 _ Z w was fine for outlying areas where on-street parking use was light. �n lei ieq • Most people were generally very enthusiastic about enhancing conditions for bicyclists and pedestrians and indicated u:•;,... - �� EE CAMIFiff �,,,o A, that it is very much needed. A few expressed concern about the Ta„ 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 n The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 63 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 1 INTRODUCTION AND BACKGROUND 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 ` ��� [y`�� �j � wq ❑ program. �4VxTCsh Complete documentation of the boards is included in Appendix B. 1, I �.�yu�Ar• �yes'- '7. e .. - P ,Fi 11i ..'- f 4 �� 'QVIP .1 ,j ►.-_ •,E. r � .��P' .4.• '7f .' ",ra Rr•t °�~ _• 4 "`�Y '-+.Y1 ► ,.� r� � f• • �r`fy'e, s� — :�l V w✓R�-- y+fi � Lti i.4'.�• I .• ' fy� '�I�•. `�K ';y �Wy f r. �� 6`" .ate -'�- X 1� ,q�•Sr.+R'OE � y r EL CAMINO REAL: TELL US YOUR LIKES AND DISLIKES _4 City of Ataseadero 1 - 12 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 64 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 ' EtcnINTRODUCTION AND BACKGROUND 1 COLONY DAYS 2019 The second public outreach event for the EI 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/office,and public realm improvements. t i w MERC5R1JEN5'F-PTAIIiMEN[ [71YATEZI COM �tl EH930g5 A1wCLWP____ 4sr.-y_ AREA 3.RE•A V111.-",SOSo_________________ 4R�1.No �•" y APPA L.11nW." __' --____-___ if El1070B541YCN0B {C� ..•... NMI The El Camino Plan I Atascadero,CA-March,2020(Draft) 1 - 13 Page 65 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 1 INTRODUCTION AND BACKGROUND Participants were asked to review concept plans that illustrated how Participants were given an opportunity to identify the types new development/expansion of existing development could occur of development that they would like to see along the corridor over time within four opportunity areas along the corridor. The Image boards showing a variety of quality examples of residential, following ideas were"liked"by the community: retail, outdoor areas, and technology/office developments were • The idea of creating new tech/R&D hubs in key locations available to review and comment on. Their comments informed recommendations related to the development code and future along the corridor and reserving sites for larger-scale businesses. architectural design guidelines. • Incorporating an internal road and/or trail system linking The outreach event also included multiple boards on circulation uses between properties and maximizing development potential of improvement recommendations along the corridor. Participants deep lots. commented on ideas for incorporating buffered bike lanes within • The inclusion of outdoor"green rooms"to support the uses the right-of-way, improving crosswalks,and narrowing traffic lanes (including office/R&D uses)and preserve clusters of mature trees where feasible.The public's comments influenced recommendations related to changes/enhancements in the right-of-way design for EI • The inclusion of small-lot single-family, townhomes, and Camino Real. other residential product types as a transition between large-lot residential and future office areas. • Allowing for residential as an incentive to redevelop blighted properties or consolidate lots. J • The creation of an internal main street concept adjacentto EI r Go - Camino Real within large,underused commercial parking lots. k'A�iNh'f Comments from the community influenced final land use and ........ economic development recommendations for the EI Camino Plan. Participants also commented on the draft Land Use Strategy exhibitu�E ge...OMeg Elf that recommended refinement of existing zoning on properties p and the inclusion of new zoning classifications. In general, people ; ' > •�' flry °Tfl�� agreed that the list of permitted/conditional uses should be refined TNNf@rkF � � � oRlfy/TEO,11 to ensure more compatibility between uses and to focus retail and s"�O°R�•r sA�D 13 entertainment uses into nodes along the corridor.In addition,there was support for updating existing codes to improve site, building, •moi/ '`""F�ecr, �� and landscape design for projects. Their comments informed ppeCeoEKze%sMp`�s a!^` + �RKING/R recommendations in this document related to the Zoning Map and 1 •Q Municipal Code. 1 - 14 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 66 of 154 ITEM NUMBER: C-1 DA1 ATTACHMENT: _ fir► ow �. Ir l I 1 r � Existing onditions �v r r ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 T14 ELCAMINO PLAN _ -. .. EXISTING CONDITIONS 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, office, residential,and vacant properties.Table 2.1 identifies 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 7 EXISTING LAND USE AREA(AC) PERCENTAGE Commercial Mix with 33.3 15% Retail/Restaurant w� i ti Lodging 5.8 3% x No Use 16.0 7% Other Commercial* 72.3 33% + Other** 9.5 4% - Residential 21.4 10% - Restaurant 12.5 61/6 �+ f Retail 48.8 22% _ J ! r TOTAL 219.6 100% *Other Commercial does not include retail,restaurants or lodging businesses.Could be office,auto-related,construction,etc. -- **Other is a mix of uses that are not retail,restaurant,or lodging. The El Camino Plan I Atascadero,CA-March,2020(Draft) 2-3 Page 68 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 2 INTRODUCTION AND BACKGROUND FIGURE 2.1 EXISTING LAND USE o � r m r � stadium vatx W AROtt1A P Legend Project Boundary Chalk Mountain Vacant Properties Vacant Lott i----� Vacant Building iL Building with Some Vacancies Existing Land Use Resderrtial q,.y � - Relalt zf - Restaurant Lodging Other Cvrnmercial - Conrmerpal Mixed-1168 with RetadlRestaurent p - other MixaR-use r No LFseWoanl Ata5C8dCf0lake 2-4 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 69 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 EL CAMINO PLAN EXISTING CONDITIONS 2 2.2 PARCELIZATION o FIGURE 2.2 PARCEL SIZE DISTRIBUTION r` There is a wide range of parcel sizes and configurations within the two study areas, as shown in Figure 2.2, Parcel Size Distribution. IT z Parcel sizes are an important consideration in evaluating the Q potential for future land use and site capacity.Many parcels tend to be narrow and deep,which creates further challenges in efficiently �• using the land. �• r•� On the north end, most of the parcels (61.5 percent) are 10,000 square feet or less and generally contain small industrial or L• 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 _kb e larger industrial,technology, and office uses. Incentives for parcel vrFp� consolidation should be considered to create more efficient use of the sites by allowing for internal connectivity between parcels and o better use of the back half of the properties. g v� On the south end, a couple of areas have a consistent pattern of .�• parcel size and configuration. But for the most part, parcels vary significantly.Mostoftheparcels rangefrom10,000to30,000square �: •�, feet(0.2 acre to 0.7 acre),which is suitable for smaller commercial, retail,and restaurantuses.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 �. infill would also greatly benefit from lot consolidation to enable connectivity between parcels and more efficient use of deeper 4• Chalk Mountain :parcels. V\ �. ,$6 Legend ` ff 1�1 Pmjact Boundary •` �'�f C Parcel size 474-19,000 Sq.Ft.[O.GI-9.29 ac] 4pRScaOFR� •�,•\ �•s'� 1V 10,000-30,000 Sq Ft(0.23•0.89 ac) _30,000-60,000 Sq.Ft.(0.99.1.38 ac) •\, r� _60,000.120,000 Bq.Ft(3.98.2.75 ac) -120,000-265.000 Sq-Ft-(2.75.6-8 w) _ The El Camino Plan I Atascadero,CA-March,2020(Draft) 2-5 Page 70 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 2 INTRODUCTION AND BACKGROUND FIGURE 2.3 DEVELOPMENT PATTERN(NORTH END) 2.3 DEVELOPMENT PATTERN . --------- s The development pattern is illustrated in Figures 2.3,Development - q��j & p" IAaIE �� Pattern (North End) and Figure 2.4, Development Pattern (South a doh ava 'W End).These figures are intended to summarize the key features of the built environment that present opportunities and constraints for I 3 �tiy *a auEo� future investment and change.These features include: l • The relationship between built and unbuilt space, the overall pattern of development, how parcels are utilized, and the relationship of the uses to EI Camino Real. • Vacant parcels that can be developed. • Types of roadways serving the areas,with gateways into the ` .NIONTEREYR� r� City highlighted. • Transit stops serving the uses. (� • Five-minute (or 1/4 mile) walk-sheds along the corridor to Legend illustrate the potential for pedestrian activity. Project Highway RTA Route95tops Parcels Elevated Abu Street or,da • Existing curb cuts for driveways on both sides of EI Camino D Building Arterial < > on Street Bicycle Path Property Fronts Freeway Parking Collector ♦ Curb Cuts 0 Vacant Parcels Real that can disrupt traffic flow and create conflict points between open pedestrians/bicyclists and cars. SPdOe In e9seotovs * Gateway - 1/4 Mile walk from Bus stops • On-street bike paths along EI Camino Real.Note:Striping for the bike path on the North End has recently been completed. • Parcels that are elevated above EI Camino Real and therefore - limit the interface between buildings and the street. • Parcels that are oriented toward Highway 101 and are served y Y by a local frontage road. y tA r 2-6 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 71 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 �jLI Es.CAMINOPLAN EXISTING CONDITIONS 2 FIGURE 2.4 DEVELOPMENT PATTERN(SOUTH END) ....----- y _._------`-_`_ 9j EI COAT 4;C �! Bke`. .$ MSfO 41 s < & noaa�npRa _ --�•'�: w v ICgMAl 0 AVE M■�//''�/"' ALGyyfpe! •� Aq�An,,A� ..f,:�Ff •��^', .. � 0....• - �.a>Ec`sa ATASCADEROAVE Legend Project Highway RTA Route 9 Stops Q Parcels Elevated Above Street Bound. Building Arterial <.. On Street Bicycle Path 0 Property Fronts Freeway Parkin Collector A Curb Cuts 0 Vacant Parcels - Pac t Space ta`_,_, * Gateway 1/4 Mile Walk from Bus Stops t I The El Camino Plan I Atascadero,CA-March,2020(Draft) 2-7 Page 72 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 2 INTRODUCTION AND BACKGROUND 2.4 NEW AND PLANNED FIGURE 2.5 PROJECTS COMING TO THE BOULEVARD DEVELOPMENT Atascadero is seeing a surge of new planned and proposed ANNEX HOTEL COLONY SQUARE HOTEL HABIT BURGER PRINCIPAL MIXED-USE 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 - f consistent strength in the underlying market.These projects,along with other potential projects, will inform the market analysis, the � � :.: r opportunity area concepts,and the final plan recommendations. ... EMERALD RIDGE GRAND OAKS MICRO LA PLAZA 5990 EL CAMINO RETAIL 7735 EL CAMI NO MILLED USE ff4 ft Example of new commercial project with landscaped water-quality-treatment swale in front. 2-8 The El Camino Plan Atascadero,CA-March,2020(Draft) Page 73 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 T THE UCAM11 Pznx EXISTING CONDITIONS 2 2.5 URBAN FORM / COMMUNITY CHARACTER ► DOWNTOWN AS ANCHOR ► CHARACTER/IDENTITY ► OUTDOOR SPACES Downtown Atascadero is the social,cultural,and historic hub of the The north end of the study area is more rural in character than the Outdoor spaces are people places—spaces that extend the indoor City. Master planned by E.G. Lewis in the early 1900s,Atascadero south end, primarily due to large-lot residential uses(on the east environment to the outdoors. Plazas, patios, courtyards, green was to be a model of sustainable agrarian living coupled with side of EI Camino Real),some vacant properties,clusters of mature spaces,and pedestrian paths are important place-making elements urban amenities'The iconic City Hall with its Italian Renaissance oaks,and road segments that lack sidewalks.Small-scale industrial for creating more "experiential" retail and commercial hubs along architecture fronts onto historic Sunken Garden and is surrounded and commercial uses dot the corridor.In contrast,the south end is the corridor. These amenities add value when designed as an by shops,restaurants,offices,the junior high school,and residential mostly built out with a mix of big-box centers,smaller commercial integral part of the project.Within the two study areas,aside from neighborhoods in a compact, walkable setting. The Downtown centers, and stand-alone service commercial and restaurant uses. some restaurant/brewery patios, there are no outdoor places to is the primary anchor or node of activity along EI Camino Real. The uses span many decades and a variety of architectural styles. attract people and"extend the stay." Smaller nodes have emerged along the corridor but are in the form Unscreened storage or auto repair can give a"messy"or negative of traditional suburban shopping centers. impression of the overall quality of businesses along the corridor. For a busy arterial such as EI Camino Real,the location and design Vacant businesses are also a detraction. of these outdoor spaces requires special attention. Consider The Downtown is a draw for new residents and businesses looking tightening open space requirements for future nonresidential to locate in the city. Proximity to a walkable, active, downtown Both study areas should be welcoming gateways into the City that development to require the dedication of a usable open space on- environment continues to be a top priority for creative office and draw people in to explore the corridor and Downtown.The design site and provide programing options and site design requirements. tech industries as well residents of all generations. The success of future development,especially at corners,along with way-finding, of the Downtown is linked to the investment and renewal of the should be a priority at the freeway interchanges. Establishment corridor. of architectural design standards should also be considered to improve the look of new or renovated buildings. r 'S.W.Martin&Associates,"Unique City Hall Re-opens After a Decade of Restoration,"December 2013,https://w—.atascadero.org/files/CM/Atascadero_City_Hall_History_and_re-construction_3.pdf. The El Camino Plan I Atascadero,CA-March,2020(Draft) 2-9 Page 74 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 2 INTRODUCTION AND BACKGROUND ► STREETSCAPE ► STREET ACTIVATION A well-designed streetscape along EI Camino Real could bring Street activation is a key ingredient to a successful retail/commercial cohesiveness and anewaestheticqualitytothecorridor.Streetscape environment. Building placement and orientation have an impact is an important element to creating a memorable experience on the way people experience a place from on foot or from a car. in shopping and dining areas. The existing landscaping along EI Visually interesting buildings that are oriented tothe street activate a Camino Real is primarily located behind the sidewalk on private corridor and contribute to the vibrancy of the area.Locating parking property.Utility poles,utility boxes,and street lighting are located behind or on the side of buildings, placing buildings closer to the on sidewalks,which will pose challenges to integrating street trees street with landscape setbacks for trees, and integrating outdoor and planters. spaces that are safe and welcoming are key design elements that should be woven into the development standards for the corridor.In A detailed streetscape plan should be prepared for EI Camino Real addition,the design of a building's ground-floor entrance orfagade, that can be implemented as new development occurs or as other plus the landscape and hardscape setback areas,determine if it is funding becomes available. pedestrian friendly,offers privacy and security where needed,and sets a quality image for the corridor. r 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 EI Camino Real.Some properties on the north side of =— EI 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 EI 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 facade treatment. do 2- 10 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 75 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 ' EL CA EXISTING CONDITIONS ► BUILDING CONDITION As discussed in the Market Study (Appendix A), much of the commercial building space, retail and offices, 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 traffic, 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 1 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 I. need to be higher(in the mid-to upper twenties to support new + development or significant reinvestment in retail properties).As long as there are abundant vacancies with low lease rates,developers will have a hard time attracting investment and financing 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 ofwhich can eventually lead to a downward spiral and eventual disinvestment.To address this through the EI Camino Plan, the City can identify ways that owners who are interested in transitioning their property to another use can do so easily. The El Camino Plan I Atascadero,CA-March,2020(Draft) 2- 1 1 Page 76 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 2 INTRODUCTION AND BACKGROUND 2.6 MOBILITY Sidewalks are 10 feet wide throughout most of the corridor, • Santa Rosa Road(signalized) although there are some narrower sections, approximately 5 feet . Principal Avenue 2.6.1. STUDY AREA wide,in several locations.Sidewalks are continuous in the southern The study area consists of two non-contiguous segments of EI Portion of the project area, but the northern portion has several • Gusta Road significant gaps.Along the west side of EI Camino Real,there are Camino Real on either side of downtown Atascadero.The northern existing sidewalks along approximately 90 percent of the roadway, La Lina Avenue segment is miles long and extends from San Anselmo Road but along only about 30 percent of the eastern side of the roadway. • Solano Road access rampss t to just south of the intersection of EI Camino Real and There is also a segment near the intersection with Machawk Drive • Madera Place.The southern segment is 1.9 miles long, extending with no sidewalks on either side. Plata Ln/Cascada Road from San Gabriel Road to State Route(SR)41. • Arcade Road The two ar esegments of EI Camino Real have a cross-section ll There are mostly continuous bike lanes throughout the project area, g largely but adjacent traffic has a posted speed ranging from 35 to 45 mph, • Palomar Avenue(signalized) consisting of five lanes(two through-lanes in each direction with a �„�hich makes bicycling uncomfortable for most people. There is a . two-way left turn lane)within a 100-foot right-of-way.The 1,800-foot y g P P Junipero Avenue(signalized) segment at the northernmost end of the project area is three lanes gap in the bike lanes in the vicinity of the 101 access ramps south of • g P � the intersection of EI Camino Real and SR-41. Curbaril Avenue(signalized) (one lane of through traffic in each direction and a center two-way • Pueblo Avenue left turn lane), although there is approximately 80 feet of right-of- There are frequent driveways throughout the project area. This way available. There is on-street parking along most of corridor; large number of potential conflict points pose a safety concern, • Plaza del Camino(Vons)shopping center(signalized) however,given the available off-street parking,use is relatively light. especially for pedestrians and bicyclists. Figure 2.6 shows the SR 41 (signalized) EI Camino Real is parallel to and in close proximity to US 101.The location of approximately 188 curb cuts along EI Camino Real within ramps associated with the San Anselmo,Curbaril,and Santa Rosa the study area. • San Anselmo Road(West)(signalized) interchanges are all within 400 feet of the intersections of those streets with EI Camino Real. Each roadway consists of only two Crossing EI Camino Real is especially challenging for pedestrians • Valdez Avenue travel lanes,contributing to congestion in the corridor. at many locations throughout the project area due to the wide . San Anselmo Road(East) crossing distances and small number of crosswalks with traffic signal protection.The southern study area includes 16 intersections.7 of • Campbell Lane these intersections have marked crosswalks, and 6 of those have . Maya Lane traffic signals. From Santa Rosa to Palomar, a distance of three- quarters of a mile,there are no traffic signals. Crossing distances • Marco Lane are approximately 85 to 100 feet.The northern portion of the study . La Uva Lane area has 9 intersections, 2 of which have marked crosswalks, one with a traffic signal.The crossing distance at most intersections is • San Benito Road approximately 80 feet. • Madera Place(south) E There are 25 public street intersections throughout the study area, 2.6.2.RELEVANTSTUDIESANDPLANNEDIMPROVEMENTS of which 7 are controlled by a traffic signal: State Route 41 Corridor Study.A study was completed in 2018 San Gabriel Road to develop plans for designing SR-41 to enhance bicycle and • EI Bordo Avenue pedestrian access and safety between downtown Atascadero and Atascadero Lake Park/Charles Paddock Zoo. The current • Montecito Avenue 2- 12 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 77 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 7�EL CA MI NO PLAiJ2 EXISTING CONDITIONS FIGURE 2.6 CURB CUTS AND SIGNALIZED INTERSECTIONS(NORTH END) E.0 y ���\O� ♦ �PO�QP m� y 2 � rn �o V + w Ff HC, 3 G O � W � y d yd �, r ARQILLA v �� Legend r,--'.1 Project Boundary P A Curb Cuts U8Signalized Intersections The El Camino Plan I Atascadero,CA-March,2020(Draft) 2- 13 Page 78 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 2 INTRODUCTION AND BACKGROUND FIGURE 2.7 CURB CUTS AND SIGNALIZED INTERSECTIONS(SOUTH END) s , Ilk 101 J Z � v a ■ :�� 40 • Chalk Mountain O C�� Legend P �R° + Project Boundary +` +,�• A Curb Cuts „e ® Signalized • ' �C, Intersections �Z.y 2- 14 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 79 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 ' EL CA EXISTING CONDITIONS 2 development pattern is very much a patchwork,as there is 100 feet Figure 2.7,Planned Circulation Improvements,identifiesthe location intersects EI Camino Real. There is no designated bike parking of public right-of-way available,but the roadway is only three lanes and extent of current projects underway within or connecting to the within the public right-of-way.Bicyclists park their bikes at bike racks wide in most ofthe project area.Due to the challenges of navigating study area.These include: on private property or locked to various street furniture such as sign the EI Camino Real/SR-41 intersection, a plan for bike lanes and . Implementation of improvements identified in the State Route Poles. sidewalk improvements as an alternative along Atascadero Avenue 41 Corridor Study from EI Camino Real to Portola. On-Street Parking 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 • Striping improvements along EI Camino Real from San Anselmo On-street parking is generally available throughout the segment; Active Transportation Program for the Atascadero Avenue portion Road east to San Benito Road for travel lanes,two-way turn lane, the major exceptions are a red-curbed section in the southbound of the project.This application is pending. and Class II bike lane. direction north ofSanAnselmo Roadand asection inthe northbound US 101 Interchange Study. Completed in 2007, a study and • Alternative concepts being evaluated as part of the EI Camino direction where the shoulder is narrow and parking is prohibited. conceptual designs were prepared for roundabouts at five Real Downtown Traffic Calming and Corridor Plan. Land uses are typically set back from the roadway and have off- interchanges in Atascadero—Santa Barbara Road/San Antonio street parking,so on-street parking use is relatively light. Road, Santa Rosa Road,Curbaril Avenue,Traffic Way/Ardilla Road, 2.6.3.EXISTING SEGMENT CONDITIONS and San Anselmo Road. The project was initiated as a result of NORTHERN SEGMENT concerns about queuing between the US 101 off-ramps and EI Camino Real, because the two routes are close to one another. The northern segment of the project is 1.2 miles long and extends A roundabout was subsequently designed for the Del Rio/US 101 from San Anselmo Road to North of Madera Place.Forthe purposes interchange as a traffic mitigation for the proposed Del Rio Specific of providing an overview of the corridor,the segment was divided - Plan nearthe EI Camino Real/Del Rio intersection.However,a change into two smaller segments based on their respective characteristics. in development plans may eliminate the need for this roundabout. SAN ANSELMO ROAD TO NORTH OF MARCO PLACE City of Atascadero Bicycle Transportation Plan.The City's bicycle This segment is 2,700 feet long, with two travel lanes in each plan was adopted in 2010 and includes recommended bikeway direction and a two-way left turn lane.Curb and gutter are present projects, including bike lanes along EI Camino Real and several along portions of this segment.The roadway narrows to one lane intersecting streets. Because there are significant challenges to in each direction at the northern end of the segment. There is a Camino Real near San Anselmo Road facing northbound. walking and biking throughout the City of Atascadero, ped and posted speed of 45 mph. bike trips will continue to be difficult even with enhanced facilities on EI Camino Real, since users will have to traverse local routes • Pedestrian Facilities NORTH OF MARCO PLACE TO NORTH OF MADERA PLACE to gain access to EI Camino Real. However, increasing population There are continuous sidewalks on the west side of the street This segment is 3,500feet longwith one travel lane in each direction. and vibrancy of the corridor will generate a significant number throughoutthis segment.Along the eastside,there are nosidewalks of localized facility users. Improvement can be made along the The pavement is approximately 50 feet in width, and the parking along the northern 850 feet of the segment.The only locations with lane/shoulder on the west side of the road is as wide as 25 feet. corridor to link the corridor to improvements occurring on Highway marked crosswalks across EI Camino Real are the intersections at 41,as shown in Figure 2.8. Curb and gutter are present along portions of this segment. The the eastern and western sections of San Anselmo Road. posted speed is 45 mph. EI Camino Real Downtown Traffic Calming and Corridor Plan. . Bicycle Facilities • Pedestrian Facilities This study is underway or recently completed and is expected to be adopted in the summer of 2020.The study explores alternative While bike lanes are clearly marked at some places,in other places Sidewalks are inconsistent along this segment. Approximately design concepts for new bicycle and parking improvements along the pavement markings are either not there or not clearly visible. 70 percent of the segment has sidewalks along one side, and 30 EI Camino Real between SR-41 and Rosario Avenue. Shoulders are various widths. Bike lanes are proposed along both percent has no sidewalks at all.Shoulders of various widths can be the eastern and western portions of San Anselmo Road, which The El Camino Plan I Atascadero,CA-March,2020(Draft) 2-15 Page 80 of 154 ITEM NUMBER: C-1 D■ 1 ATTACHMENT: INTRODUCTION AND BACKGROUND CIRCULATIONFIGURE 2.8 PLANNED •• 101 HWY 41 PROJECT STRIPING ATASCADER0 "E Includes a combination EI Camino Real AI[ernaEive designs have Project will enhance 2- 16 The El Camino Plan Atascadero,CA-March, vfi buffered bike lanes, striping improvement been devekoped fior new bicycle and pedestrian cycle tracks,evntinuvus from San Anselmv East pedestrian,Bicycle.and safety,and improve access sidewalks,and intersection to San Benita Raad, parking improven•rents to Atascadero High Schvvl crossing improvements. �" °�+" '� between Highway 41 and and the downtown area. `f �� �. ^ Rvsariv Avenue. I P �,�+ �y a h� �. rxoraseo■ ;i :i sioavauc � A 2020 Page 81of ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 EL E'<.r—A EXISTING CONDITIONS 2 used by pedestrians where sidewalks are not available.There are no SOUTHERN SEGMENT bike lanes along Santa Rosa Road, EI Bordo Avenue, and Curbaril controlled crossings or marked crosswalks in this section. Avenue, all of which intersect with EI Camino Real. There is no The southern segment of the project is 1.8 miles long and extends designated bike parking within the public right-of-way. Bicyclists • Bicycle Facilities from San Gabriel Road to SR-41. It is divided into two smaller parktheir bikes at bike racks on private property or locked to various Similar to the adjacent segment, there are paved shoulders of segments based on their respective characteristics. street furniture such as sign poles. inconsistent width,and the bike lane pavement markings are faded SAN GABRIEL ROAD TO CURBARIL ROAD On-Street Parking or not present at some locations. Bicyclists park their bikes at bike • racks on private property or locked to various street furniture such EI Camino Real from San Gabriel Road to Curbaril Avenue is the On-street parking is available throughout the segment, although as sign poles. southernmost portion of the study corridor. Santa Rosa Road and reduced by the number of driveways as well as red-curbed sections, Curbaril Avenue are the only cross-streets in this segment that cross particularly in the vicinity of the Palomar Avenue intersection. On- On-Street Parking US 101,and both have interchanges that provide access routes into street parking is lightly used because most businesses are well On-street parking is generally permitted throughout the segment. and out of Atascadero.The curb-to-curb width is 80 feet and there equipped with off-street parking lots. Where there are shoulders without curb and gutter,the edge ofthe are four travel lanes (two northbound and two southbound) and shoulder is often not clearly delineated,so vehicles parking on the a two-way left turn lane. The posted speed is 40 mph. There are shoulders may interfere with bicyclists and pedestrians.Most of the sidewalks on both sides of the roadway.There is on-street parking land uses are set back significantly from the roadway,and off-street throughout the segment, but it is lightly used because most land parking is generally available,so on-street parking is lightly used in uses have adequate off-street parking available. majority of the corridor • Pedestrian Facilities Throughoutthe 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 EI Camino Real, a 300-foot segment in front of the Taco Roco restaurant extending Uncontrolled crossing on EI Camino Real near EI Bordo Avenue facing southbound. north from Junipero Avenue, and a 230-foot segment extending north from Principal Avenue. Despite the continuous sidewalks, CURBARIL AVENUE TO SR 41 pedestrian access can be challenging due to the cross-traffic from The segment from Curbaril Avenue to SR 41 is 0.8-mile long,with numerous driveways throughout this segment. two travel lanes in each direction and a two-way left turn lane.The There are marked crosswalks at the signalized intersections of EI segment has a curb-to-curb width of 80 feet and a posted speed EI Camino Real north of San Benito Road facing northbound Camino with Santa Rosa Road,Palomar Avenue,Junipero Avenue, limit of 35 mph. On-street parking is generally available along EI and Curbaril Avenue.The uncontrolled crossing at EI Bordo Avenue Camino Real between San Gabriel Road and SR 41. Because the includes a striped pedestrian refuge, yield to pedestrian signs, parking is unstripped and there are a significant number ofdriveways ry pedestrian beacons, and advanced yield pavement markings to throughout the corridor, it is not possible to accurately count the encourage motorists to yield to pedestrians in advance of the parking supply. crosswalk. • Pedestrian Facilities ��� • Bicycle Facilities Sidewalks are continuous throughout this segment. There are There are bike lanes along EI Camino Real throughout this segment. marked crosswalks at the intersections of EI Camino Real with The Atascadero Bicycle Transportation Plan(2010)identifies future EI Camino Real near Marco Lane facing northbound The El Camino Plan I Atascadero,CA-March,2020(Draft) 2-17 Page 82 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 2 INTRODUCTION AND BACKGROUND Curbaril Avenue, the Plaza del Camino Shopping Center/US 101 Avenue (northbound and southbound), the EI Camino car wash TABLE 2.2 EXISTING PEAK HOUR INTERSECTION LEVELS OF northbound ramps,and SR-41. (southbound,near SR 41),and the Vons Center(northbound). SERVICE • Bicycle Facilities i STUDY INTERSECTION AM PEAK PM PEAK There are bike lanes along EI Camino Real throughout this segment. Atascadero Transit is a door-to-door "dial-a-ride" service that APPROACH DELAY LOS DELAY LOS The Atascadero Bicycle Transportation Plan (2010) identifies operates Monday throught Friday from 7:30 a.m.to 3:30 pm.It offer future bike lane along Curbaril Avenue. There is no transportation for individuals with physical and mental disabilities. 1.EI Camino Real/San Anselmo Road 44.2 D 40.9 D designated bike parking within the public right-of-way. Bicyclists 2.EI Camino Real/SR 41 39.5 D 37.3 D park their bikes at bike racks on private property or locked to various street furniture such as sign poles. 3.EI Camino Real/Pueblo Avenue 1.6 A 2.3 A • On-Street Parking EB(Pueblo EB(Pueblo Avenue)Approach Avenue) B 18.3 C On-street parking is available throughout the segment, although Approach reduced by the number of driveways as well as red-curbed sections. WB(Pueblo On-street parking use is relatively light,as most businesses are well WB(Pueblo Avenue)Approach Avenue) B 17.1 C equipped with off-street parking lots. Approach 2.6.4.TRANSIT FACILITIES _ 4.EI Camino Real/Curbaril Avenue 37.7 D 40.7 D EI Camino Real is served by Regional Transit Authority(RTA)Route 5.EI Camino Real/Santa Rosa Road 1 43.2 D 33.1 C 9,which provides fixed route service through Atascadero as part of Notes:Delay is measured in average seconds per vehicle.Results its route between Paso Robles and San Luis Obispo.This service for minor approaches to two-way stop-controlled intersections are operates from 6:30 am to 8:00 pm on weekdays with approximately indicated in italics. one-hour headways. There are only five buses on Saturday and LOS=Level of Service three buses on Sunday.The route is on EI Camino Real except in El Camino Real near Pueblo Avenue facing southbound. the Downtown,where it includes a stop at the Atascadero Transit Center at 6000 Capistrano Ave.The transit center is also the location 2.6.5.EXISTING INTERSECTION LEVELS OF SERVICE 2.6.6.FUTURE INTERSECTION LEVELS OF SERVICE for the Amtrak bus stop,which provides a bus connection to the Segment volumes for the horizon year of 2035 were obtained train in San Luis Obispo,where there is one southbound and one The Existing Conditions scenario provides an evaluation of current northbound train per day. operation based on existing traffic volumes during the AM and PM from the City's gravity demand model and translated to turning peak periods.Volume data were collected on November 8, 2018, movement volumes at each of the study intersections using the There are six bus stops in the northern segment and ten bus stops while local schools were still in session. "Furness method." The Furness method is an iterative process in the southern segment,as shown on Figure 2.8, RTA Transit Map. that employs existing turn movement data, existing link volumes, In the northern segment, bus stops are at the intersection with Under existing conditions,all intersections are operating at a LOS and future link volumes to project likely future turning movement San Anselmo Road (northbound and southbound), Kennedy Club D which is generally acceptable in most California jurisdictions, volumes at intersections. (north of Maya Lane,northbound and southbound),and San Benito however, Atascadero uses a LOS C standard. A summary of the Road (northbound and southbound). In the southern segment, intersection level of service calculations is in Table 2.2. Under the anticipated future volumes,the study intersections are or better bus stops are at EI Bordo Avenue (northbound and southbound), expected to continue operating acceptably at LOS Solano Avenue (northbound), Plata Lane (southbound), Principal during both peak periods except for the intersection off Camino Avenue (northbound), Palomar Avenue (northbound), Pueblo Real/San Anselmo Road,which would deteriorate to LOSS E in the 2- 18 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 83 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 ' EL CA EXISTING CONDITIONS FIGURE 2.9 RTA TRANSIT MAP y � Stadium Park � rF �1, nrmn�n ,101 � cF Chalk Mountain � w Legend F{ Project Boundary RTA Bus Route 9 Bus Stops `* The El Camino Plan I Atascadero,CA-March,2020(Draft) 2- 19 Page 84 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 2 INTRODUCTION AND BACKGROUND AM peak hour and LOS F in the PM peak hour. Future operating 2.6.7.COLLISION HISTORY AND SAFETY CONDITIONS TABLE 2.4 COLLISION RATES AT THE STUDY INTERSECTIONS conditions are summarized in Table 2.3. COMPARED TO STATEWIDE AVERAGES,2009-2013 The collision history for the study area was reviewed to determine TABLE 2.3 FUTURE PEAK HOUR INTERSECTION LEVELS OF any trends or patterns that may indicate a safety issue. Collision records forthe stud intersection were obtained from the California .• • • N FATALITY SERVICE Y � • RATE IN C/ INJURY RATE* RATE* Highway Patrol as published in its Statewide Integrated Traffic • • INTERSECTIONSTUDY AM PEAK PM PEAK Records System reports.The most current five-year period available APPROACH for the study intersections is February 2013 through January 2018. 1.San Anselmo Rd 12 0.45(0.27) 25.0%(41.9%) 0%(0.4%) ** As presented in Table 2.4,the calculated collision rates for the study 2.SR 41 28 0.61 (0.27) 17.9%(41.9%) 0%(0.4%) 1.EI Camino Real/San Anselmo Road 66.3 E F intersections were compared to average collision rates for similar p g 3.Pueblo Ave 7 0.36(0.15) 28.6%(41.9%) 0%(1.0%) 2.EI Camino Real/SR 41 43.0 D 39.7 D facilities statewide,as indicated in 2010 Collision Data on California 3.EI Camino Real/Pueblo Avenue 1.8 A 3.3 A State Highways,Caltrans. 4.Curbaril Ave 17 0.43(0.27) 41.2%(41.9516) 0%(0.4%) EB(Pueblo Avenue)Approach 14.0 B 32.9 D The calculated collision rates are higher than the statewide average 5.Santa Rosa Rd 10 0.29(0.27) 0.0%(41.9%) 0%(0.4%) for similar facilities for all five study intersections; however, the Notes:c/mve=collisions per million vehicles entering;Bold text= WB(Pueblo Avenue)Approach 14.6 B 22.7 1 C calculated injury rates are lower than the statewide averages. greater than the statewide average 4.EI Camino Real/Curbaril Avenue 39.5 D 46.7 D *Statewide average rates are in parentheses. Collision data for the most recent 10-year period were obtained for 5.EI Camino Real/Santa Rosa Road 48.3 D 36.7 D the segments of EI Camino Real between Madera Place and San Anselmo Road and between SR 41 and San Gabriel Road from the Notes:Delay is measured in average seconds per vehicle.Results Transportation Injury Mapping System.These records only include 2,6.8.POTENTIAL STREET MODIFICATIONS for minor approaches to two-way stop-controlled intersections are collisions that involved injuries or fatalities. Figure 2.9, Collision indicated in italics. Density Along EI Camino Real,shows the locations ofthese collision. With approximately 100 feet of available public right-of-way,there LOS=Level of Service;**=delay greater than 120 seconds;Bold text is significant potential to re-envision the EI Camino Real corridor. =deficient operation The northern segment of EI Camino Real experienced 18 collisions Consideration should be given to reallocating the available space in over the 10-year period-7 were near the intersection with northern a way that better accommodates bicyclists and pedestrians.There San Anselmo Road, and 8 were along the northern half of the are a variety of options available that should be considered during segment.The entire length of EI Camino Real between SR-41 and this project. San Gabriel Road experienced 84 collisions.The locations with the highest number of crashes include EI Camino Real near Curbaril Avenue and near EI Bordo Avenue(Chalk Mountain Deli area). 2-20 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 85 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 EL ET.r—A EXISTING CONDITIONS FIGURE 2.10 COLLISION DENSITYALONG EL CAMINO REAL `yjr, 9T x c�Carr ^a hr'rr�,r. EI Camino Real between Madera Place and San Anselmo Road miles 0075015 03 L4 000 000 E *Is Miles EI Camino Real between State Route 41 and San Gabriel Road p 0 1 0.2 0.4 Legend •d Cdlnons '•� 3'i 6-1T Collision Density along EI Camino Real Information gathered from lire Transportation Injury Mapping System(TIMS)far rttoertl ten year period The El Camino Plan I Atascadero,cH-March,2020(Dralt) 2-21 Page 86 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 2 INTRODUCTION AND BACKGROUND 2.7 DEMOGRAPHICS AND MARKET ASSESSMENT HOUSING STOCK DIVERSITY MEDIAN AGE 2.7.1. DEMOGRAPHICS The following demographic data is from the 2017 American 70% Community Survey by the U.S.Census Bureau.This data provides a snapshot of how Atascadero compares to San Luis Obispo,Paso 60% Robles,and the County of San Luis Obispo. 50% 30 2.7.2. MARKET ASSESSMENT ro The Market Study quantifies the degree to which market forces may 3° support the desired uses and types of development envisioned �% underthe EI Camino Plan.While the plan focuses on certain portions a of the EI Camino Real corridor,the market study considers market 0� demand citywide.This chapter is from the executive summary of the 0% Market Study and summarizes the study's findings.The full report is Atascadero Paso Robles 5L❑-city SLa-county � Ata—d— Paso ROM- SLo�dty SLD•cnunty in Appendix A. 2.7.3. RETAIL MARKET DEMAND TRENDS IN RETAIL HOUSING OVERPAYMENT HOUSEHOLD INCOME When adjusted for inflation and the number of households,in-store 1096 100% retail sales nationally (excluding auto sales) recovered somewhat W% from the recession but have not returned to pre-recession levels. 70% Indeed,overthe past five years,in-store sales of convenience goods 5°90 w% have declined 1.5 percent per year,and in-store sales of comparison 50% goods have declined 0.3 percent per year.At the same time,online 90% retail sales have increased 5.0 percent per year,consumers spending 30b 90% 20% at restaurants and bars has increased 2.6 percent per year, and 20% ta% spending on entertainment and recreation has increased 2.4 0% percent per year. 10% 6P �° � �° �� � � e°P a°+a o� The shift of consumer spending to e-commerce has been growing01 oS �� ` moo �o ��o �tio �tio �o o n -14 for a long time. However, since the recession, Americans have r,3+as dV.FG ■SLA-nay ■S+o-county ti0, 0, tib' S-P 41 begun to make a fundamental change, in which the typical family is spending no more at bricks-and-mortar retail stores. Increased —Atascadern —Paso Ro1,lr —SLO-city —SLO-county consumer spending is taking place online, at restaurants, and for entertainment and recreation. 2-22 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 87 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 _qillll�ELCAMINO PLAN EXISTING CONDITIONS MULTIFAMILY HOUSING HOUSING TYPE Atascadero Atascadero Paso Robles Paso Robles San Luis Obispo SLC7-City 5 an LuIs Obispo County 0% NMS 40°% 60% 80% 100% SLO-Unincorporated County ■5in&-unit detached■sinoe•unit attached s 0upiex ■3 t319 uNts ■20 or more ufts ■Mohile home 0% 5% 10% 15% 20% 25% 30% 35% 40% 45% !Oche ■Share of Coun tywide Households ■Share of Coiintvwide Multifamily Housing HOUSING TENURE HOUSING AGE oo� Rtasradero s4s. eox lox Paso bbles E°A 5O4 San Lu is Obisp o m. Luis Obispo County a� p% 26% 40% 60% 60% 100% Ataxadcrn Paso Raid- San Luixohispo San Lvm Obispo �0""Ty ■Built 1949 or earlier r Buift 1450!a 1964 ■Built 1476 to 1989 ■[7 n•ner-oaupied ■R.nidruc.,....- rBuih1990to1999 ■Buih2IXq[02009 0602010orlater The El Camino Plan I Atascadero,CA-March,2020(Draft) 2-23 Page 88 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 2 INTRODUCTION AND BACKGROUND Although the nature of retail is changing,bricks-and-mortar stores of retail spending by trade area households that occurs in other beauty supplies, food and health supplements, office supplies, still account for the vast majority of sales (83 percent, down from cities ratherthan in Atascadero.The report describes several factors pet supplies,and other miscellaneous store types.Across all these 88 percent five years ago).As this trend continues,retail stores are that may limitthe City's abilityto capture the leaked retail spending. convenience goods stores, if the City captured all the leaked experimenting with various approaches to online retail, including spending, the market could support up to 29,000 square feet of online ordering with in-store pick-up or delivery.Grocery stores are The analysis notes that there are two types of stores that do not additional retail building space. experimenting with online ordering with home delivery,and if they currently leak retail spending—food and beverage stores (which are successful,it is likelythat most chains will close some stores.The includes grocery stores)and building materials,garden equipment, For restaurants and drinking places,the analysis finds that there is a supermarket-anchored shopping center,long a staple of suburban and supply stores. substantial amount of leaked spending,which could support 38,700 to 67,600 square feet of new restaurants and bars. Restaurants and America,may become obsolete. There are four grocery stores operating in Atascadero: Vons bars are key components of the emerging emphasis on experience- Current thinking is that weaker,and even some moderately strong, (supermarket, owned by Albertsons Companies), Grocery Outlet oriented shopping to compete against online retail. This level of shopping centers and districts will face increasing vacancies, and Bargain Market (extreme value retailer), Food 4 Less (no-frills market demand could be spread throughout downtown and along stronger centers and districts will continue to thrive, and perhaps grocery store,owned by the Kroger Co.),Smart and Final Extra (a EI Camino Real. growwith reduced competition.New retail development is expected grocery warehouse store).Some residents have raised the issue that to be limited mainly to areas with significant housing growth and they would like Atascadero to have another full-service higher-end For comparison goods (items that people tend to purchase areas that are substantially underserved. supermarket(as opposed to discount or warehouse grocers). infrequently or rarely),the analysis finds that the City leaks spending for furniture and home furnishings, electronics and appliances, TAXABLE RETAIL SALES IN ATASCADERO The market analysis indicates that these existing stores sales satisfy sporting goods,and book and music stores.Capturing this leaked the market demand forgrocerystore spending in the expected trade spending in Atascadero could support new stores in each of these Priorto the 2008-09 recession,the amount of taxable retail sales per area. The analysis further indicates that enlarging the trade area categories. However, many of the national chains in these retail household was higher in Atascadero than the county-wide average, (up to but not including Templeton and taking in Santa Margarita) categories are experiencing difficult times,facing challenges from although still lower than in Paso Robles and San Luis Obispo. would support up to an additional 13,500 square feet of building the shift to online retail and high debt. Many national chains are in space for a grocery store.This is not enough for a new conventional the process of shrinking their footprint rather than expanding. It Since the recession,the amount of inflation-adjusted taxable retail p 9 P P 9• may longer attract new businesses in these retail categories, sales per household has increased slightly in Atascadero but is still supermarket,which typically are 55,000 square feet and larger.For Y take Ion 9 9 a new supermarket to be successful in Atascadero, it must either and the Cit may not be able to capture all the leaked spending. substantially below the pre-recession level. In contrast, the level attract a majority of its customers from outside the trade area(i.e. Y y p p eng� is at or near the precession level county-wide and in Paso Robles, Templeton and beyond and beyond Santa Margarita) or divert However,there are opportunities for existing stores to capture some and sales have exceeded the pre-recession level in San Luis Obispo of this leaked spending and opportunities for new independent customers from the existing stores. Simply put, the opening and businesses. County.The retail sector in Atascadero has not yet fully recovered operation of a new supermarket would most likely lead to the closure from the recession. of an existing grocery store,leaving a large vacancy.Thus,attracting Communities that do not have a regional mall and the bevy of chain RETAIL MARKET POTENTIAL IN ATASCADERO a new supermarket is theoretically possible. However, margins in stores that locate near malls almost always leak retail spending for the grocery business are very thin, and it is unlikely that the City clothing and clothing accessory stores. In Atascadero,that leaked The market study analyzed the potential market demand for retail would be able to convince a grocery business to open a store in spending could support up to 181,400 square feet of retail building businesses in Atascadero.The analysis defined a trade area that is Atascadero with that store's success contingent on outcompeting space. Without a regional mall, it is unlikely that the City could truncated to the northwest and southeast, reflecting competition an existing grocery store. attract enough businesses to capture all the leaked spending. from Paso Robles and San Luis Obispo.The trade area is extended to Nevertheless,this is a sizeable amount of spending,suggesting that the northeast and southwest,reflecting the lack of retail businesses For convenience goods(items that people buy on a regular basis), the City should be able to attract small-scale or boutique clothing in these mores arse) populated areas. the analysis finds that current market demand could support an sparsely P P and accessory stores. additional pharmacy and a variety of small retailers in cosmetics, Overall,the market analysis finds that there is a substantial amount 2-24 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 89 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 ' EL CA EXISTING CONDITIONS 2 The analysis indicates that there is potential market demand for OFFICE MARKET DEMAND of medical office businesses is closer to its share of total county- general merchandise stores.One subcategory in this type of retail wide jobs, nearly 8 percent. If the county adds a similar number is department stores, which would include stores like Target and Office market demand is typically bygrowth in employmentin of medical office jobs over the next five years and if the share of Walmart. The market support in this subcategory is for about knowledge-based sectors that primarily operate in office buildings. those newjobs locating in Atascadero is similar to the city's share of 135,000 square feet. This should cover an average Target or These sectors include: Information; professional, scientific, and medical office employment,then the city would need an additional Walmart,and so it is no surprise that Walmart had proposed a new technical services;and Management of companies and enterprises. 42,000 square feet of medical office building space. store in Atascadero. The market analysis suggests that attracting These sectors account for 4.8 percent of the jobs in the city and 6.8 such a store may be realistic.At the same time,the changing nature Percent of the jobs county-wide. More importantly,these enerasectors INDUSTRIAL MARKET DEMAND of retail suggests that even this level of leaked spending may not be added 1,300 jobs county-wide over the last five years, growing Industrial market demand is driven primarily by growth in sufficient to attract a new deP 9 artment store/ l merchandise 1.8 percent per year.Total five-year job growth in these sectors in store. Atascadero was a single digit.At the current local trend,job growth the Manufacturing, Wholesale trade, and Transportation and in these sectors would not support new office development in warehousing sectors. However, the market study focuses on RETAIL ENVIRONMENT Atascadero. industrial demand generated by the manufacturing sector,because these uses are more suited to locations along EI Camino Real than One of the challenges facing retail growth in Atascadero is the Office-based businesses and office developers increasingly view are warehousing and distribution facilities. outdated nature of some of the existing retail building space.Along Atascadero favorably.In part,this is because there is room to grow some parts of the corridor,stand-alone,single-use retail buildings and develop in the City and the City is perceived as business friendly. Atascadero accounts for less than 3 percent of county-wide stand on their individual parcel with their own curb cut and parking In addition,San Luis Obispo,which has captured most ofthe office- manufacturing employment.Although there was a small increase in lot. In other areas, retail businesses are interspersed among light based employment growth in the past, has low vacancies, higher manufacturing employment over the last five years in the city,the industrial, self-storage, and other uses, lacking visibility and easy lease rates, and is perceived as challenging to entitle new office sector has still not returned to pre-recession employment levels.In accessibility. development. These factors suggest that the City could account contrast,the manufacturing sector added 1,100 jobs county-wide for a larger share of future growth in office-based employment. over the past five years,growing at a rate of 3.2 percent per year. Many of these poorer locations have tenant turnover and vacancy The analysis finds that if the City gets one-third of new office- As with office development, manufacturing businesses and issues,and these result in lower asking lease rates. Low lease rates based businesses and 11 percent of the remaining expansions in limit the ability of property owners to maintain and invest in their P g P industrial developers increasingly view Atascadero as a favorable office jobs(the City's current share of county-wide office workers), location. With available land and facilities and a robust business properties. Low lease rates also make it harder for better-situated the market could generate u to 195,000 square feet of new office retail properties to command lease rates high enough to support g P q attraction effort, the analysis finds that the City could attract up development. to 25 percent of future manufacturing employment growth. This new development and reinvestment in existing properties. The quality of place is becoming increasingly important in the could result in the development of up to 237,700 square feet of new To capitalize on the market potential,the EI Camino Plan should location decisions of firms in these sectors. They are competing industrial building space. focus on creating and enhancing experience-oriented shopping with each other for skilled and educated workers,and these workers Some of this new industrial development would need to be districts and centers,which can compete with the continuing shift increasinglylace a value on working in districts with a mix of to online retail. Encourage retail, restaurants, and entertainment P 9 separated from potential conflicts with non-industrial land uses. restaurants and services within walking distance.Places in proximity However, some of the new industrial business would be smaller uses to move from underperforming centers to future designated to downtown or to walkable nodes alongthe corridor would make commercial hubs.The plan should also identify strategies to allow scale and could be integrated in mixed business districts that would attractive locations for office development. be suitable for the EI Camino Real corridor. the transition of some outdated retail buildings to other uses in order to reduce vacancies and to increase lease rates to levels that Medical office is often considered a subset of the general office LODGING will support new retail development and reinvestment in existing market. Atascadero accounts for a large part of county-wide retail properties. employment in the health care and social services sector, due in Atascadero accounts for a small percentage of the lodging large part to Atascadero State Hospital. However,the city's share establishments county-wide and an even smaller percentage of The El Camino Plan I Atascadero,CA-March,2020(Draft) 2-25 Page 90 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 2 INTRODUCTION AND BACKGROUND employment in the accommodations sector. However, this is not ► PLAN FOR EXPERIENCE-ORIENTED RETAIL ► PLAN FOR NEW INDUSTRIAL DEVELOPMENT unexpected because Atascadero is inland, and the county has several beach communities and wine country with an active tourism The Market Study finds that there is a substantial amount of leaked The plan should identify ways of accommodating new industrial base.Nevertheless,even based on the number of employees in the retail spending that could support additional retail businesses. development, both large-scale traditional manufacturing and accommodations sector per 1,000 population statewide, the city However, with the changing nature of retail, the walkability, smaller-scale business integrated into mixed business districts. has about half the amount of lodging as could be expected. entertainment and recreation opportunities, and experience of As with the office demand, new industrial development may a place will become increasingly important for sustainable and be accommodated in other areas of the city, not just along the Many cities seek to attract new investment in hotels in order lucrative retail districts and centers. corridor. to collect additional revenue from transient occupancy tax. Furthermore, overnight visitors often provide spending support ► BIG BOX IS A MAYBE ► PLAN FOR NEW OFFICE DEVELOPMENT for nearby restaurants,entertainment businesses,and retail stores. Connection with and access to activity centers is a key element The Market Study finds that there is enough consumer spending The plan should identify ways of accommodating new office space in the success of the hotel market. While the Market Study does to support big-box retail, but with the changing nature of retail, in proximity to walkable retail districts or centers.Considering the not quantify demand for a particular number of additional hotel it may be difficult to attract investment from national chains. long-term potential,the plan could accommodate multistory office rooms, the EI Camino Plan should consider ways to encourage The plan need not do away with development standards that buildings and additional acreage.Areas outside of the EI Camino hotel development in order to capitalize on the benefits that hotel accommodate large format retailers,but the plan also should not Plan could also accommodate some of the future office demand. and visitors generate for nearby businesses. Development of rely on the attraction of such a business. In addition,the plan should consider the degree to which medical new destination entertainment and recreation opportunities and office space is appropriate.The City's current strategy is to focus pp ► PARTNER WITH SMALL BUSINESS DEVELOPMENT medical office along Morro Road.If medical office wants to locate economic growth that supports additional business travel will help CENTERS along EI Camino Real,it should be focused in midblock locations attract new hotel investment. where shared parking is available. The City can partner with small business development centers PLANNING IMPLICATIONS and other nonprofit business support organizations to provide ► PROVIDE FOR TRANSITION OF OLDER RETAIL BUILDINGS Based on the Market Study analysis, the EI Camino Plan should training to existing local businesses and budding entrepreneurs consider the following. interested in starting a new business in Atascadero. The plan should provide ways that property owners with older and, perhaps,obsolete retail buildings can transition their property to ► ACTIVELY MARKET ATASCADERO TO OFFICE AND an alternative use if interested.Office and manufacturing facilities INDUSTRIAL BUSINESSES may be appropriate in some parts of the corridor. In some City staff currently engages with potential businesses about the circumstances, multifamily residential might also be appropriate, opportunities in Atascadero.The city also has other partners than most often when it is within walking distance of a planned can help with business attraction,including real estate brokers and experience-oriented retail district or center or when it is part of a dealers and the San Luis Obispo Economic Vitality Corporation. mixed-use building. ► CONSIDER ADOPTING A SPECIFIC PLAN A specific 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. 2-26 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 91 of 154 ITEM NUMBER: C-1 DA1 ATTACHMENT: _ fir► ow XW �. Land Use StrategyAmw �v or ` r r ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 > r,4E ELCAMIJ PLAN LAND USE STRATEGY 3 3.1 INTRODUCTION The land use strategy recommendation for the EI Camino Plan ► PROVIDE FOR A BALANCED MIX OF USES ► BOOST THE ECONOMY ip • is based on the market analysis, examination of on-the-ground 1. Identify and reserve sufficient areas along the corridor 1.Dedicate staff resources,as feasible,to focus on economic conditions, and the current policy and regulatory framework.This where high-tech/R&D firms,corporate offices,and incubators development to attract new development,especially business chapter identifies the chaIlenges associated with the existing General can locate and improve job opportunities for residents. bringing qualityjobs. Plan and Zoning for the corridor,followed by conceptual site plans to test urban design strategies for intensification, adaptive reuse, 2.Refine the Commercial Park designation in terms of the uses 2. Implement economic development strategies to increase and place-making among nodes of activity.This chapter presents encouraged and development standards to attract and create the rate of new business formation and to attract businesses recommendations for the future General Plan update and revisions a high-quality employment hub. Streamline processing. to the area. to the Atascadero Municipal Code. 3. Update the commercial designations in terms of uses 3.Allow for a variety of new residential/workforce housing—in The following policies are intended to guide the next steps in allowed and development standards to encourage infill the right locations—to ensure there is a local labor force for implementing the EI Camino Plan. development,outdoor spaces,internal connectivity,and well- new businesses and to boost demand for commercial uses. designed nodes of activity. 4.Encourage investment and upgrades to existing properties 4.Promote EI Camino Real as an environment that is attractive by creating new opportunities for infill development to destination retail and entertainment, including local food or implementing other strategies like enhanced code and beverage artisans and other specialized retailers. enforcement. 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. , b. Revisit parking standards in all zoning districts along the 10. IMPROVE SAFETY corridor to determine parking demands and opportunities for shared parking. 1.Explore the use of technology to keep the community safe. 7. Implement incentives to encourage the redevelopment of 2. Require new development to apply Crime Prevention underutilized and blighted properties. Through Environmental Design (CPTED) concepts in site 8. Ensure that permitted and conditional uses allowed in the design and building design. zoning support the new vision for EI Camino Real. 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. The El Camino Plan I Atascadero,CA-March,2020(Draft) 3-3 Page 93 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 3 LAND USE STRATEGY 3.2 EXISTING POLICY AND uses, including research and development facilities and clean REGULATORY FRAMEWORK manufacturing facilities,along with office parks and business uses. 3.2.1.GENERAL PLAN The 2016 Atascadero General Plan Land Use,Conservation and TABLE 3.1 GENERAL PLAN LAND USE DESIGNATION WITHIN Open Space Element establishes several commercial designations EL CAMINO REAL STUDY AREA and a public facility designations(US Post Office)in the study area, GENERAL • DCORRESPONDING as shown on Figure 3.1. Based on the intensity limits identified D • DISTRICT in the General Plan,the study area has the potential for over 3 Commercial Park(CPK) Commercial Park(CPK) 32.9 0.4 573,022 million square feet of nonresidential development, as shown in Table 3.1. General Commercial(GC) Commercial Neighborhood(CN) 138.9 0.3 1,815,521 General Commercial(GC)designation is considered a Mixed-Use Commercial Professional(CP) Commercial Retail(CR) Designation.Itis intended primarilyfor office,neighborhood,retail, Commercial Tourist(CT) 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 EI Camino Real corridor provided it is in a midblock location that is "not best reserved for commercial Public Facilities(P) Public Facilities(P) 3.5 development." Service Commercial(SC) Commercial Service(CS) 39.2 0.4 683,368 Service Commercial (SC) accommodates more intensive uses than allowed in other commercial areas, such as lumberyards, Single Family Residential(1.0 ac lot Residential Single Family (RSF-Y) 1.8 building-materials supply, wholesaling, storage, auto sales, min)(SFR-Y) auto and equipment repair,and printing establishments.These TOTAL 216.3 3,071,912 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 EI Camino Real,along Highway 101. Commercial Park(CPK) designation applies to areas along the northern portion of EI 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 3-4 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 94 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 �Na3LAND USE STRATEGY FIGURE 3.1 GENERAL PLAN LAND USE MAP an ►� 44,441 Atascadera General Plan Land Use Phi&r/lur Q.n.wi Han rarw u., RR,Rrral ReRaanoal IIII■SC,Sm¢a Camnrerual :S Cdr Lim,n R$,R-1 E� O.V'MdOwn 5$.5ueumsn E>teded 12.5.is ec Im min) I-CPK,Comma i Park $FR•Z,$Hgle Family RealEd W[1.5•2.5 sc le[mMI I.rnEufrHel SFR-Y,"e Femlly Reertlemrel 119 ticw nm1 _{.REC,Commercial Recreation SFR-x,Sdgre Family RatiAa Wl{0-5 ac lel rrdro A.AaCAum ,. MDR,Me De—lr RePaennal l 1 tl dWacl OS.Opensp— _HM.High oeneay Re& nliel 120-N dW c1 REC.Rene cl r Mv-P0.Ww u- P.Pwf Facilmee tixi -GC,C rel C—del R.O.W.Ripe d Wry —r • ,� The El Camino Plan I Atascadero,CA-March,2020(Draft) 3-5 Page 95 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 3 LAND USE STRATEGY 3.2.2.POLICY CONSIDERATIONS The following are the big-picture considerations related to the General Plan that informed the corridor alternatives and final land use recommendations presented in Section 3.2,Opportunity Area Concepts/Big Ideas and Section 3.3,Proposed Land Use Strategy. —R� NINA CHALLENGES .. CONSIDERATIONSO BE EXPLORED - • While the uses allowed under the CS designation need Compare existing CS uses to the locations designated and adequate space along the corridor,it e important that these • consider adjusting the boundaries where necessary to preserve areas is clustered t much es possible nt minimize negative the synergy/function of key commercial retail nodes.Re- business on adjacent retail,restaurant,entertainment,and examine landscape setbacks and landscape requirements. business and personal service uses. _ • The CPK designation is currently in one location along • Identify the location for additional employment uses and the north end of the corridor.There is the potential for an consider expanding CPK zoning in areas that can support additional employment hub(s)on the south end of the corridor clean and optional development without detracting from the as vacant or underutilized properties transition over time. commercial nodes. BOB F. I_ • ER r�E,�ParR • While the GC designation allows for midblock residential, — _ 1 Consider a policy or regulatory mechanism to better define there is no clear direction on where this is possible.Therefore, the uncertainly level for property owners/developers is high, areas that can transition to mixed use or multifamily along the corridor. which affects development feasibility. . JL Tp11TC _ t 3-6 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 96 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 rxe E>r.�»oPznx LAND USE STRATEGY 3 3.2.3.ZONING The Commercial Park (CPK) zoning district provides for large- lot commercial and light manufacturing uses. Comprehensive The study area contains six commercial-related zoning districts and development plans are encouraged to achieve appropriate one public facility district(US Post Office),as shown on Figure 3.2 functional relationships between various uses and preclude and in Table 3.2.The distinctions between them are noted below. "piecemeal"development of existing larger lots. 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 TABLE 3.2 ZONING DESIGNATION WITHIN EL CAMINO REAL to serve the limited shopping and service needs of the immediately STUDY AREA surrounding residential area. Residential is conditionally allowed in a mixed-use building within the 35-foot height restriction. ZONING DESIGNATION ZONING LAND USE DESIGNATION AREA(AC) FAR BUILDING SQ.FT. The Commercial Professional(CP)zoning district provides for offices CODE and limited retail shopping and personal service facilities along EI Camino Real.The CP zone is situated to serve streets with higher traffic volumes while also serving to provide a compatible transition CN Commercial Neighborhood 4.0 0.3 52,050 between such streets and adjacent single-family residential areas. Residential is conditionally allowed in a mixed-use building within CP Commercial Professional 9.0 0.3 117,430 the 35-foot height restriction. The Commercial Retail(CR)zoning district is established to provide CPK Commercial Park 32.9 0.4 573,022 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. CR Commercial Retail 115.1 0.3 1,503,837 The Commercial Service(CS)zoning district is established to provide for light manufacturing and large lot service commercial needs of CS Commercial Service 39.2 0.4 683,368 the residents of the city and surrounding areas. Residential is also conditionally allowed within this zone in a mixed-use building with CT Commercial Tourist 10.9 0.3 142,204 the 35-foot height restriction. P Public Facilities 3.5 --The Commercial Tourist(CT)zoning district is established to provide for limited commercial uses intended primarily to serve the public RSF-Y Residential Single Family (1.0 ac lot min) 1.8 traveling along Highway 101.This designation is generally located at intersections with the freeway. TOTAL 216.3 3,071,912 The El Camino Plan I Atascadero,CA-March,2020(Draft) 3-7 Page 97 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 3 LAND USE STRATEGY 3.2.4.REGULATORY CONSIDERATIONS The following are the big picture items that will guide the preparation of corridor alternatives and final recommendations. CHALLENGES CONSIDERATIONS TO BE EXPLORED CHALLENGES CONSIDERATIONS TO BE EXPLORED The Commercial Service zone is intended for In order to create viable commercial retail nodes Many permitted uses within the purpose and Revisit the list of uses requiring a CUP and reduce light manufacturing,heavy manufacturing with a at key locations along the corridor,the CS zone intent of the CPK,CR,and CT zones require a where possible defining the conditions in the code. CUP,equipment sales,warehousing,wholesale should be limited to its intended range of industrial, CUP,which increases the cost,time frame,and Include more general criteria as to why certain and distribution centers,storage,and similar wholesale,and manufacturing uses.It should also level of uncertainty for prospective businesses. businesses require a CUP,including noise,dust, uses.However,it also allows for general retail, be focused in areas where there are other,similar electrical disturbance,appearance,etc. restaurants,hotels,schools,services,and other uses. uses that are the focus of the CR and CP zones. This creates incompatibilities between uses and There are no setback requirements for Establish a new maximum setback with dilutes the potential for synergy and activated commercial designations in the study area.This requirements to front EI Camino Real that is tailored commercial environments. allows uses to locate close to EI Camino Real to the commercial district and parcel widths and to be seen and activate the street,but in many addresses the placement of parking.Address locations the centers are set far back from the stand-alone commercial buildings differently from The Commercial Park(CPK)designation is Given the City's desire to reserve this area for a street.Any stand-alone residential allowed within multiple buildings/uses on the large properties. intended for larger-scale commercial,industrial, range of new employment uses,the CPK zone a commercial district must comply with the Also revisit the minimum setback and require a and manufacturing uses.However,it also allows should be refined in terms of the uses encouraged minimum setback requirement of 15 feet. reasonable landscape setback.Properties that for nearly everything that the CR zone allows. and development standards to create a high-quality are elevated above EI Camino Real should have employment hub. a tailored landscape setback given the handicap access requirements. Fencing and screening requirements for outdoor Determine if this is a code enforcement issue or Parking standards for commercial designations In January 2019 ITE released a Parking Manual storage,equipment,or manufacturing activities nonconforming issue and address.Also,revise the have resulted in excess parking for some that documents the average parking utilization or appear strong in the code,but are not happening requirements to disallow chain-link fencing on any commercial uses.A significant amount of land demand by different land use types and community on the ground.The public perception when properties fronting EI Camino Real. remains unused along the corridor that could be settings.This information is intended to help inform driving along the corridor is that properties are developed for other purposes. jurisdictions of the average and range of expected not well maintained,which impacts commercial parking demand.Parking standards for commercial lease rates.There is also a screening provision districts should be re-evaluated based on expected that allows for chain-link fencing. demand,but not result in over-parking commercial uses.This will enable additional infill development within many commercial centers. 3-8 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 98 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 7a EL CA MI NO PLAiJ3 LAND USE STRATEGY CHALLENGES CONSIDERATIONS •BE EXPLORED Multifamily residential is only allowed above The City should consider identifying where stand- commercial in certain commercial zones(CP, alone multifamily should be allowed along the CN,and CR).However,this is inconsistent with corridor based on market factors,opportunity the corresponding General Commercial(GC) sites,and location.Then determine the appropriate designation in the General Plan,which allows for tool: allow by right or CUP within commercial stand-alone multifamily via a CUP in midblock or potentially create a Residential Overlay Zone. ' locations. 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 Limiting the number of units on a site through z acre.Density may not be the best metric to residential density should be replaced by form- facilitate the changes desired. based regulations to control number of stories, i bulk,and massing.This flexibility will enable ` the City and developer to focus on design and Ar / amenities,working within a development envelope / that"fits"along the corridor. •4. Mixed-use buildings that include multifamily A better solution would be to allow flexibility in residential are limited to 35 feet high.This makes height but regulate the maximum number of stories providing two stories over commercial difficult if based on development feasibility and surrounding k f not impossible,especially since the ground-floor context.Create setbacks,height transitions and commercial should be a minimum of 10 to 12 feet buffering for mixed-use zones adjacent to lower- "_`�• y high to attract restaurants and other active uses. density residential zones to improve transitions. _ Two stories of residential is typically the minimum Fire Department capabilities also need to be a = required to make a mixed-use project financially consideration. feasible. The El Camino Plan I Atascadero,CA-March,2020(Draft) 3-9 Page 99 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 3 LAND USE STRATEGY FIGURE 3.2 ZONING MAP i w Atascadero Toning =Project Boundary t CR,Commercial Retail CI Toning ICS,Commercial Service RR-Rural Residential CT,Commercial Tourist RS,Rural Suburban CPK,Commercial Park RSF-Z,Resldenlial Single Family(1.5-2-5 ac lin min) DC,Downtown Commerclal RSF-Y,Residential Single Family (1.0 ac lot min) DO.Downtown Office RSF-X.Residential Single Family (0-5 ac lot min) I,Industrial LSF-Y,Limited Sing3e family Residential(1.0 ac lot min) Ill IP,Industrial Park 3 LSF-X,Limited Single Family Residential(0.5 ac loi min) 111111111 L.Recreation RMF-10,Residential Mulltple Famity(10 dufac) LS,Special Recreation - RMF-20,Residential Mulltple Family(20-24 dulac) `OS,Open Space SP1,Specifrc Plan 1(Woodridge) fffffl A,Agriculture CN,Commercial Neighborhood P,Public Facilities OX CP,Commercial Professional R-O-W.,Right of Way f 3- 10 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 100 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 7.Y GL CAMINO PLAN3 LAND USE STRATEGY 3.3 OPPORTUNITY AREA CONCEPTS / BIG IDEAS 3.3.1.APPROACH re-use of buildings,integration of open space amenities,placement of parking,and internal connectivity for cars and pedestrians.They aim to Withinthe North End and South End StudyAreas,a series of opportunity create vibrant, inclusive, cohesive social environment that provides a sites were identified based on their potential to be reinvented as more mix of spaces for businesses to launch and grow,nurturing community successful nodes of activity,such as: engagement, and enhancing the cultural identity and history of a 1) Significant job centers, designed to attract companies looking to community. �. move or expand from pricey, constrained market areas in the Central Potential future capacity within each opportunity area was also Coast.These new job centers will also provide a desirable location for calculated. start-ups that are"incubating"in Atascadero or elsewhere. ^ 3.3.2.SITE 1: NORTH END JOBS ANCHOR 2) Improved and more sustainable commercial nodes that better reflect the trends in successful retail and service environments through South of Del Rio Road,this opportunity area capitalizes on the small but redesign and reprogramming as experiential places that aren't available important industrial/maker spaces along the south side of the corridor on-line.The more intensified nodes are more walkable,contain indoor/ and expands the potential for clean technology/R&D/creative office outdoor environments,and incorporate a broader mix of uses. users to locate in Atascadero.This site encompasses a group of existing and vacant properties and envisions an infill development scenario 3) Mixed-use environments—office, R&D, clean-tech, institutional where businesses are connected by an internal roadway system that uses, retail/service/entertainment uses,with integrated higher density reduces curb-cuts along ECR and optimizes new development areas at residential. Higher density residential uses along the corridor will the back of the properties. Connectivity between properties is essential increase vibrancy and create an expanded market of customers that to enable future shared parking,easy access to commercial uses,and will gravitate to the downtown and reinvented commercial nodes.New outdoor"green room"associated with employment and retail uses.An development will emphasize pedestrian orientation and active street internal trail system links to the Mission Oaks center and can also be frontages, promoting a walkable environment and bringing social and extended to industrial properties south of the opportunity area. economic vitality to the corridor.Allowing residential that is integrated' and designed within the commercial context will improve financial A potential development on this site is shown in Figure 3.3,Opportunity feasibility of development projects and can be used as an incentive Site 1-North End Jobs Anchor, and Figure 3.4, Artistic Rendering of for lot consolidation while maintaining the commercial focus.Vertical Opportunity Site 1. ` �xi mixed-use should be the focus adjacent to the corridor with ground floor + ' residential targeted for areas with more limited commercial potential or where transitions are needed for neighborhood compatibility. �•+ �r ' 4) A vibrant community hub and an attractive destination for work, commerce, recreation, and residential life. The effective site plan �w integrated with place-making elements will encourage people to gather •f - and visit. - These opportunity sites became the focus of conceptual site plans to test urban design strategies for encouraging intensification, adaptive �- The El Camino Plan I Atascadero,CA-March,2020(Draft) 3- 11 Page 101 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 3 LAND USE STRATEGY FIGURE 3.3 OPPORTUNITY SITE 1-NORTH END JOBS ANCHOR CONNECTS TO EXISTING PEDESTRIAN PATH WITHIN CENTERtL. � ;��_ .•. �:T � � �1A � /J ■ EXISTING MATURE TREES TECH CAMPUS WITH 10,000-50,000 SF BUILDINGS ~Y NURSERY WITH +.. • ''• a EXPANDED COMMERCIAL USES r �. (I.E.RESTAURANT,ART STORE,ART CLASS,LIFE STYLE CENTER) INTERNAL ROAD MINIMIZES CURB CUTS _ _ f + AND OPTIMIZES DEVELOPMENT AREAS" - N 7 F( Al INTER-CONNECTING TRAIL SYSTETRAIL LINKS LINKS MULTIPLE PROPERTIES CAM//VO RF INDUSTRIAL /'BUSINESS ` '4( MULTI-TENANT SITE F AA . ■, \ � - SMALLPIVATE PARK W/RESTAURANTS - • /FOOD TRUCKS ACTIVATING AREA _ OUTDOOR"GREEN ROOMS"ASSOCIATED WITH ' CREATIVE INDUSTRIES LOCATED THROUGHOUT FUTURE KAI LANA RESTAURANT EXISTING COMMERCIAL f-. � r NEW DESIGN STANDARDS FOR F,r PROPERTIES AL0NG HWY 101 S•µ ADDITIONAL DEVELOPMENT POTENTIAL IN REAR - WITH NEW INTERNAL ROAD SYSTEM F - EXISTING INDU$TbAA4, / SITE 1 -'•� �+ ECHCAMPU WITH 10!000- ,OB65f BUILDINGS,SUPPORT COMMERCIAL ALONG ITE AREA:17.6 AC EL CAMINO EAL _ _.. BUILDING SIZE SUMMARY: _ BUILDING SIZE RANGE(APPROX.)TGTAL(APPROX.) HEIGHT TECHIR&D 10,000-50,000 SF 100,000 SF ALL 2-STORY _ O OFFICEIR&D 2.5,000-15,0005E &0,000 SF 1,2-STORV F _ - COMMERCIAL 2,000-5,000 SF 40,OOOSF ALL 1-STORY _.. KEY MAP TOTAL 220,000 SF _ 0 100 200 400 3- 12 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 102 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 �• EL CAMINO PLAN LAND USE STRATEGY 3 FIGURE 3.4 ARTISTIC RENDERING OF OPPORTUNITY SITE 1 zp Com"+C'4' .,{`-.•,�,. 1�� Ova ® ► rte ; ttl IL /\, 4 f SITE 1 a� LOCATION OF THE RENDERING The El roan I Atascadero,CA-March,2020(Draft) 3-13 Page 103 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 3 LAND USE STRATEGY 3.3.3.SITE 2: LIFESTYLE CENTER WITH TECH POTENTIAL _; - Located at the San Anselmo Road off-ramp,this opportunity areay� L encompasses underutilized and vacant properties on both sides of EI Camino Real.The existing K-mart shopping center has the potential .sem to be intensified 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 EI 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 office uses and provides a transition 'w to the existing rural residential. Residential may be considered an incentive to lot consolidation. Z Figure 3.5,Opportunity Site 2-Lifestyle Center with Tech Potential, rp 4 1 f - 4 _ All r x 3- 14 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 104 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 rxe ELCA a u run p1,igN LAND USE STRATEGY and Figure 3.6,Artistic Rendering of Opportunity Site 2, show a Entertainment Hub,and Figure 3.9,Artistic Rendering of0pportunity potential development on this site. Site 3,show a potential development on this site. 3.3.4.SITE 3: RE-ACTIVATED COMMERCIAL/ 3.3.5.SITE 4: URBAN VILLAGE AND SOUTH END JOBS ENTERTAINMENT HUB ANCHOR This opportunity area encompasses two large shopping centers, Across from the commercial hub is an opportunity for a south �� currently disconnected by a 5-to 6-foot grade difference. Big box end jobs anchor that is part of a mixed-use village containing retail is struggling in every community.This concept envisions that commercial, office, residential, and career training offered by San over time, one of the big box uses is reconfigured as an indoor/ Joaquin Valley College.This area is a combination of older retail, outdoor environment and accommodates a range of tenants, vacant parcels, outdoor storage, and low-intensity industrial uses. including entertainment uses.Overall circulation and connectivity The concept envisions an internal road system that reduces curb- are improved with an internal roadway that connects the two cuts along EI Camino Real, connects the parcels, and maximizes parcels and creates new infill development opportunities within the development potential. Townhomes along the rear of these parcels r p extensive parking areas. Additional retail, restaurants, and other provides additional workforce housing and can be the incentive for supporting uses now line EI Camino Real and the internal roads, lot consolidation. The uses are arranged to create synergy,provide creating a more pedestrian-oriented environment.This important for active open space areas,and to create a unique live,work,learn commercial hub is now intensified and re-activated to serve the environment. south end of the community. Figure 3.8,Opportunity Site 4: Urban Village and South End Jobs Figure 3.7, Opportunity Site 3: Re-activated Commercial/ 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 refinements to zoning classifications, permitted/conditional uses, and policy recommendations. In . -- 1 - y t. The El Camino Plan I Atascadero,CA-March,2020(Draft) 3 - 15 Page 105 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 3 LAND USE STRATEGY FIGURE 3.5 OPPORTUNITY SITE 2-LIFESTYLE CENTER WITH TECH POTENTIAL - SMALL LOT SINGLE-FAMILY AS TRANSITI(SN T07OBS CENTER (RESIDENTIAL COULD BE THE INCENTIVE FOR LOT CONSOLIDI_IM •* � f. FLEX OFFICE WITH-A AGE IU,000 Si BUILDINdS_ y � TECH JOBS/OFFICE CLUSTER _ - WITH 20,000-60,000 SF BUILDINGS l 'L SUPPORT COMMERCIAL OR SENVICE USE S~ EL CAMINo REAL- R 4 ~ EN-UP�X TO ALLOW FOR A BROADER MIX OF r[r T 2 r TENANTS AND CREATE INDOOR/OUTDOOR PLACES - d 4r INDUSTRIAL R&D CAMPUS WITH1 - -1� 0,000-50,000 SF BUILDINGS J, - 6EA E INTERNAL R AD TO ALLOW FOR INFILL DEVELOPME OVERTIME 7 � 41 SITE 2 SITE AREA:21.5 AC BUILDING SIZE SUMMARY: EXISTING TREES BUILDING SIZE RPNGE(APPROX.)TOTAL(APPROX.) HEIGHT �••`, .,'�{ TECH RAO 10.000-60.000 SF 250,ONSF ALL2-STORY —'• 4 O OFF ICE I R&D AVG.10.000 SF 30.000 SF 1,2-STORY - COMMERCIAL 2,000--6.000 SF 120,OWSF ALL1-STORY W O RESIDENTIAL 2-STORY Z KEY MAP TOTAL /00,000 SF Q '� l"=100'Scale Z — 0 100 200 400 i 3- 16 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 106 of 154 ITEM NUMBER: C-1 DA1 ATTACHMENT:F-L CAb LAND USE STRATEGY 3 THE SARTISTIC RENDERING OF OPPORTUNITY Existing Building za ITE 2 an • rte 3r i +.. ►yy'a'.�*��a- ir'� w �i� ! Ifo t } t:-+;•�_ _ � 1w yam' � i.- �� •• .�,y��� � ?�� �� ��, r►~ � • ,! °r'� -�!�_ ';�;I►•.Lr_.�■ ��+�r Aid .�. 'fi^ �.siw+ � •�.r� *l -� ��3�:r�( ^�.�, _ fir. #����il T,�.I� ��� _+� ►��= is uuuu+, y }C ��... 111:F�'' � .l:rili. rJ,lA •�' � - ! � - •fir- ��. + ,��, '� a.�` , y �1 r LOCATIONOF THE RENDERING 0 . Page 107of ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 3 LAND USE STRATEGY FIGURE 3.7 OPPORTUNITY SITE 3-RE-ACTIVATED COMMERCIAL/ENTERTAINMENT HUB FIGURE 3.8 OPPORTUNITY SITE 4-URBAN VILLAGE AND SOUTH END JOBS ANCHOR GATEWAY ELEMENT J E� •X L TECH CAMPUS WITH 10,000-40,000 SF BUILDINGS �' -�� •� NEW ENTRY '°� �• INTERNAL"MAIN STREET""�'�ai "+f,'� •• !• CREATE INTERNA1GMAIN. t 11 _ INTERNAL TRAIL SYSTEM , , ,Y'�} .R STREET"ALLOWING FOR k f# Z INFILL AND PUBLIC SPAYS F ' L ACTIVATE INTERNAL ROADSWITH MIXO `r USES FRONTING ONTO THE STREETS AK-UP ARKING LOT:: �S y OPEN-RE LARGE BOX FOR ENTERTAINMENT USE AND CREATE STRONG INTERNAL CONNECTIVITY- �,• �\ •Ff[elrY�lE�1 C, fXl`\GTIIFESAND INTERNAL ROAD SYSTEM CREATES ADDITIONAL DRAINAGE ,\ A � ? (^ DEVELOPMENT POTENTIAL AND ALLOWS FOR A GREATER MIX OF USES AND PLACEMAKING OPPORTUNITIES EXISTING COMMERCIA`` \ ♦ GY• TOWNHOMfS AS TRANSITION TO LARGE LOT SINGLE FAMILY, BUILDING ` �''_ �/�\ ` CREATE LIVE/WORK/LEARN ENVIRONMENT \ C J, (ALSO POTENTIAL INCIBITWE FOR LOT CONSOLIDATION) NEW INTERNAL ROAD CONNECTS H TWO COMMERCIAL AREAS,WITH '.r', ,. }I ` •••111; ..' PERCENT GRADE CHANGE.USE SLOPE A' Q FOR SP ECIAL LANDSCAPING. 40TE"TIAL FUTURE MEDICAL fLfX OFFICE/R8D OFFICE COMPLEX ♦♦♦ J TECH CAMPUS WITH 5,000- INTENSIFY .000- 30,000 SF BUILDINGS AI USE ~ INTMMER IAL ENTERTAINMENEATE A MORE T WALKABLE `' COMMERCIAL ENTERTAINMENT NODE • USAN JOAQUIN /�/ •e. VA EY COLLEGE l STING) ♦ . ♦ H ` 'MINIMIZE CORRIDOR ACCESS ► ` s ' . SITE PLANMBGRATESCOLLEGECREATE NJ�6AVE#1D(fENVIRONMENT AD-USE ENVIRIR ONMENT •L C S ® �° ITE AREA:48.7 AC - ��yv �'�-#• /F-. _ {�TUILDING SIZE SUMMARY: _-J �I'� V"' BUILD INGSIZERAHGEIAPPROX)TOIAL(APPROX) HEIGHT - SITE4 � TECHIRBD t0.000-50,000 SF 300,000 SF ALL 2STORY SITE3 0 OFFICEIRRD 3,000-15,000 EF 50,000 SF 1,2"" Y' - COMMERCIAL 2,000-4,000$F 250,000 SF ALL ISTORY r' 1'�100'Sca1e I-- KEY 5 VKEY MAP 600,000 SF 0 100 200 400 Ah 3- 18 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 108 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 ' EL CA LAND USE STRATEGY 3 FIGURE 3.9 ARTISTIC RENDERING OF OPPORTUNITY SITE 3 ��. r• Y t yen�77ri+� _ -OS-101 Existing �- - Building. - tflp. x SITE'31'� T[' --- LOCATION OF THE RENDERING The El Camino Plan I Atascadero,CA-March,2020(Draft) 3-19 Page 109 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 3 LAND USE STRATEGY FIGURE 3.10 ARTISTIC RENDERING OF OPPORTUNITY SITE 4 r s rrK J ir1h^n - hL Xi +Jrs- f� � r r 7Ilk rl SITE LOCATION OF THE RENDERING 3-20 The El Camino Plan Atascadero,CA-March,2020(Draft) Page 110 of 154 ITEM NUMBER: C-1 DA1 ATTACHMENT: ELCAMINO OP, _ --�::"_ _ Alm _ y _ .• �I•i. eo 44 The El Camino Plan Atascadero,CA-March, . . �.�_:_.�;� �y,•"'` ��i" - �* '�R • . III I(Draft) Page of ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 3 LAND USE STRATEGY addition,the opportunity area concepts informed the development be market pressure for change over time. The exhibits contain of options for reconfiguring EI Camino Real,based on changes in detailed notes on the vision for each zone and how it can transition land use,changes to access,and traffic patterns. or be strengthened as a node. Refinements to permitted uses, 3.4 PROPOSED LAND USE STRATEGY development standards, and site design are also identified.These 3.4.1.APPROACH TO ZONING FIGURE 3.11 MULTIFAMILY AND MIXED USE CONCEPT 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 refinements to r,r the existing zoning classifications has been developed.The overall ' strategy can be summarized as follows: • Refine 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 + f. light industrial uses have enough area along the corridor,but are i n 6 separated from general retail,entertainment,and services. 4 3 • Modernize development standards to incentivize desired changes in both the type of uses that are developed and how --__ 5 rilv F2)—Walk-up Access they are designed. ~�.� Lv�rycc 4� -vow • • Addsiteplanning requirementsto improve connectivity between uses and the creation of people-friendly gathering places. ►� 2 Mg�O� • Require key opportunity areas to undergo a comprehensive planning effort to the set the foundation for significant change, r such as a Specific Plan. ■� j�s �` • Provide standards for how buildings orient to EI Camino Real _ I=�i��,��.� �. / -�i • and require implementation of a consistent street tree landscape plan that is partially on private property(with a public easement). ©SHARED PARKING �s PRIVATE OPEN SPACE a MULTI-FAMILY Q MIXED-USE 3.4.2.ZONING RECOMMENDATIONS FOR THE STUDY ' e AREA The recommended zoning classifications for the study area are y i 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 3-22 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 112 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 W E L C&M INO PLAN'. LAND USE STRATEGY Small-Lot Single Family J _.r X ri R 8 DU/AC s T .j i Multifamily Triplex 13 DU/AC f 1 .y Multifamily flats 6-plex Flats, 18 DU/AC _ �Iji _L, The El Camino Plan I Atascadero,CA-March,2020(Draft) 3-23 Page 113 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 3 LAND USE STRATEGY FIGURE 3.12 LAND USE STRATEGY(NORTH END) •Enable a higher demity development aeross Irani the CPK area to t expmm housing oppodunides re.—Io Nbs - •Addaia.al reaidenibl will be an nose..to new businesses °w�^�"•'^^ - seekingtolocmewherehousingandawenabled.wmown ••••••••••-•••••• •Area to become a transition behveen mubi-family inert"'' residential along EC R and mrelresidential to the..at eae un. •el.dity RMF stardoms toincreaee minimum density,clarify •Recommends near small lot ainglefenly designation product types allowed,and inrom,nde deals.stardoms to ensure quality developmem a18.15 dulacre net targeting firsbtime homebuyers and homeowners seeking to downsiu a •Customize standards for the range of product types - •Area contains large vacant and md..til¢ed parcels at ECR arm ad San Anselmo Road W awn NL ly T planned through a cityled specific plan master pro •�_ cess • w.....................: •Range of uses commercial node, and re office,Wrench,fear of t ' commercial node,and residential in the rear of the ' properties RMF HIGH DENSITY ///• � .,� •Refine permhtedlconditional NEW SMALL LOT SINGLE FAMILYand upgrade �.� (8-15 DUTAC) development standards i •Maintain and enhance location for ns kw' •�_• ..after office uses •Refine permitledlconditional uses �•- !•"�,• and upgrade development standards NEW RMF as existing uses change over time y r.I-t rr �••y-(10-22 DUTAC) WITH .._ rH FUTURE SPECIFIC PLAN r REQUIREMENT •Recommend the permifl edlconditkarat uses be retired and the development standards upgraded to CR ' ureffice ge the location of o ,R&DRech firms to locale here CR f �. CP' - •Limit the subdividing of large parcels y�,•,_�` l RMF •Require internal mnnactivity via a road andlor Paseo system f •Current residential designations have a gap in the density range of 10-20 dulacre •Recommend a new RMF zone that targets town homes, agached single-family,IMplexes,courtyard housing,and „ other product types in the 10.22 dWacre range •Locate along ECR,across from the employment node •Areacontains older,underutilized commercial uses and ca at property • Given its location at the San Anselmo off-ramp,this Property has the potential to be a revitalized commercial •Recommend this mid block node location be redesignated for •Refinep—Ittedlconditi...I uses and upgrade RMF 10.22 or RMF 20-32 dulac 9 development and design standards as existing uses ,a change over time 3-24 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 114 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 rxe ET.CA LAND USE STRATEGY FIGURE 3.13 LAND USE STRATEGY(SOUTH END) •Area is a mix of individual commercial properties with shallow •Focus of Opportunity Area concept-identified as area with signRcantaut.that depths and varying building condbtom to accommodate a jobs hub with office,techlRSD uses requiring larger lots •Keep underlying CR zone(with refund zoning standards) •Requires comprehensive planning effort to at inundation for significant change, •Create new RMF Overlay 2mre to encourage lot comolidatlen led by City and tranret sition of uses residential types that better fit the •Allow ail with small commercial node within walking distance for employees, r narrow lot config uraher. college stu medents,and residents 1 '•' •Set new design standards for quality ed-use and residential Allow multi-family housing in a stand-alone or mixed-use configuration to CR 1+ development that strengthens and activates ECR incentivize redevelopment,provide workforce housing,and tocreate amixed- use environment. 1, •Limit residential to 45%of the Specific Plan area as an incentive for Redevelopment •Area contains anode of commercial uses •Include design standards for site planning,open space/public areas,and C R _ at the Curl arillECR inte¢action. architecture ��"�•`,_ WIiR Rryp �� •Seekptostrength in node •Require internal road system to conned properties,focus uses to activate •� SIOENT/ •Keeas CRwithmodifedstandards Reduce curbcufs RE CR -_ `�- •Area contains a series of older,underutilized properties with a mix of restaurant and onto- ' ' related services adjacent to each other •UndemUli,,d commercial area with vacant stores •Area located atthe importenl gaterway to ECRvia •Focus is on infill and revitalization of the and older buildings at key entry via Santa Rosa Highways 101 antl 41 ` CP _ rcial node across the street Road •Area is a successful commercial node,anchored by •Encourage uses to tmnaitionto high ervvalue, •Shallow Parcels not ideal for commercial grocery story residential and mixeduae development •Allow to transition to multifamily or mizeduse •ReMe list of PermttledlCondihonal Uses •Set new design stn ndards for quality mixed-use •CUP uses should add value and bring people •N_. RMF ^Yz and residential development that strengthens and •SupplemenGrefine zoning CPK activates ECR Eric infill fronting ECR-seek to strengthen node �._ ! CR •Include along standards for 1nfll and outdoor 1P we \• •Provide architectural guidelines for any future makeover : CR �- •� CR WITH RMF RESIDENTIAL •Area contains a I—Immmity mix of converted residential •Area comains a narrow strip of commercial '>: OVERLAY Am service uses and a senior care facility. parcels adp.m to Ne mwe yoff ramp that r Adjacent to residential on the south side. romain reamumnts,ararwash,and LR •Area to most) t Keep underlying CR zone(with ref ned zoning standards) officeas ca, yvanan qbuilding -- Change train Neighborhood Commercial to CR with new RMF •Keep asCRwiM modified liar of pem,inetll •ModifymdensRIMIF ndardsfy increase overay zone to encourage lot con soli dationandhemationtof conditional uses and updated standards maximum density,incur orate uses to residential types allowed,and incorporate .Set new resignf d and residential •Area contains I CPK WITH design standards to ensure qua orquaitymixe-use an primarily development that strengthens and activates ECR once uses at Intersection FUTURE j tlevNopm¢nt ],,.-.r� with Pueblo Avenue •Areaeonfainsl1 newbreweREQUISPECIFREMENT interchange 7! 1� ic'-a' •Strengthen node as an at the CurbarillHighway 101 CS \REDUIREMENT once location interchange •Seek to strengthen this as part of a larger commercial retail node CS •Appy modified CR standards •Area is located mid block and contains a mix Keep PF designation for the t office of partially vacant auto-service and smallscale p gnaion post •Area contains oXceatintersection with n office uses RMF facility underutilized development on parcel fronting San Encourage lot consol idation and transition �~7 •If the facility reduces in s be or moves, Lu is Avenue and Highway 101 by allowing for residential development, CR WISH RMF rezone at that time based on the market •Apply improved CPK zone to encourage h igher complimenting future residential on the..at side RESIDEN•LIAL value development to take advantage of visibility of ECR OVERLAY- •Area ig an existing CS node with a variety of auto..mv from Highway 107 •Modify RMF standardstoincreasemaximum c CS .h •Clean-up uses to enable initiation of properties • - density,clarify product types(lowed,and storage,centredorsupply,and light industrial uses. ie LR WITH RMF: ypesa •Seek to strengthen node by encouraging similar RESIDENTIAL. hooting ECR v incorporate design standards toensurequaliry businesses to locate in this node OVERLA' development and compatibility with adjacent uses CS •Revise permitted/conditional uses to limit other types of commercial �• CRrWIT H.RMF 4 .-� •Rahn¢list of Permi NlIConditional Uses •Upgrade development standards to Improve property CR, E.DENTIIAL •CUP uses add value and bring people appearance CS OVER •Supplementlrefine zoning •Focus on code enforcement to upgrade existing properties P N •Include design standards •Keep larger lots-minimize subdivision : CR WITH RMF Requlnalnternalconnectivitylentryelements RESIDEN-SIAL •Require infill to be clustered-creating a"main street"or node •Area is currently zoned CT,however,the area has �• DVERL'AY Reduce parking requirements-creating smaller parking"rooms" not developedmoaa appropriate node L•!• If ppropriate area in the City to �•1 ' Encourage rebranding focus touristirecreation serving uses _ •Require public arUmurals(on blank walls facing Highway 101 and Curbaril) •Apply CR designation with a RMF Residential •Apply CR or CP •Not a strong commercial location '� •Provide architectural guidelines Overlay designation over •Area contains a mix of retail service, `� •If a PD or Specific Plan is prepared,may accommodate multifamily residential up •Refine permbtedlcon litional uses and upgrade medical office commercial,and storage uses to%acres development standards The El Camino Plan I Atascadero,CA-March,2020(Draft) 3-25 Page 115 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 3 LAND USE STRATEGY exhibits are intended to be a road map for future zoning code include attached courtyard housing,row townhomes,stacked flats,or other attached multifamily product types.Commercial uses continue updates. A critical component to the future zoning amendments to allow for a range of community-serving retail,office,and service commercial uses. are revisions to permitted and conditional uses. Recommended changes are included in Appendix C. TABLE 3.3 EL CAMINO REAL RMF OVERLAY ZONE DEVELOPMENT STANDARDS Several new zoning classifications are included in the Land Use Development •' Strategy Exhibits.They include the following: Minimum Parcel Size 0.5 acres Maximum Floor Area Ratio(FAR) 1.5 • Applies to both residential and non- New Small Lot Single Family Zone(8-15 dwelling units/net acre). residential uses. Does not include This zone would be used in locations to transition between larger lot structured parking. single-family and either multifamily residential or commercial. This • All accessory buildings and structures, density range fits a variety of small-lot residential product types except common recreational leisure area that target first-time home-buyers and homeowners seeking to buildings,shall be included in the maximum downsize.This new designation would expand the range of housing floor area ratio coverage calculation. available in the city to support future job growth. • Increases in FAR may be allowed,subject to New RMF Zone (10-22 dwelling units/new acre). There is the approval of a conditional use permit. currently a gap in the density range allowed in the City's multifamily Minimum/Maximum Structural and Landscape • EI Camino Real-for a Mixed-Use Building • Setback requirements from EI Camino zoning classifications.The gap is 10 to 20 dwelling units per acre. Setbacks with ground floor commercial or office:15 Real must also comply with the public The recommendation is to create a new RMF zone with a range of feet minimum;25 feet maximum for 60%of streetscape requirements,including 10 to 22 du/ac,which accommodates walk-up townhome products, the linear width of the front of the site. providing a public easement,adopted in a attached single-family products, and various forms of two- and • For a residential building:20 feet minimum; separate EI Camino Real Streetscape Plan. three-story courtyard housing. It is recommended that the High 30 feet maximum Where a property is elevated above the • Other public roads:10 feet minimum grade of the adjacent right-or-way,the Density Multi-Family designation be amended to 22 to 36 dwelling minimum structural setback shall be units per acre. • Rear abutting interior property line,adjacent increased to allow for handicap accessibility to single-family residential:10 feet minimum plus 8 feet of landscaping. New RMF-Mixed Use Overlay Zone. A Draft of this recommended Rear abutting interior property line:10 feet Overlay Zone is included below: minimum Where a building site abuts upon any highway or public street,there shall be The intent of the EI Camino Real RMF Overlay(RMF-Overlay) is to • Side abutting interior property line:5 feet a landscape setback,as indicated in this allow flexibility for parcels that could transition from strip commercial minimum table,measured from the planned highway uses to residential or a mix of residential,commercial,and/or office • Side abutting street:10 feet right-of-way line,as indicated in the development.The RMF-Overlay is an option for property owners o Driveways:10 feet minimum Circulation Element of the General Plan. should the decide to redevelop their property to respond to new Outdoor dining located in the front or side Y p p P Y P Between buildings:per California Building of the building must be designed with market opportunities. The underlying zone shall remain in effect. Standards Code either a low fence or wall,at least 40-inches The RMF-Overlay allows residential in either a stand-alone or mixed- high,when fronting a street;Outdoor dining use configuration up to three stories in height if stand-alone or four located within a courtyard must also include stories if in a mixed-use configuration,bytaking advantage of certain a low fence or wall if fronting a street. incentives, identified below. Residential development in these Modifications to setback widths may areas emphasizes quality of design and pedestrian connectivity to be allowed subject to the approval of a EI Camino Real and adjacent uses. Residential product types can conditional use permit per Atascadero Municipal Code. 3-26 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 116 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 ' EL CA MI NO PL LAND USE STRATEGY Development Sta . . Special Provisions A Landscape Requirements within Setback Abutting EI Camino Real:10 feet of the Required setbacks abutting other public Areas landscape setback shall comply with the ECR rights-of-way,interior property lines,internal Streetscape Plan(Section 5.2) 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 • Walkway connections to building entrances • Any encroachment that conflicts with the Areas • Vehicular and bike access ways Uniform Building Code or other codes,as Public art displays,fountains,planters, adopted by the City,shall not be permitted. outdoor seating areas,decorative trash • Encroachments shall not interfere with receptacles,public plazas,or other similar public street trees. amenities and attractive street furnishings that create public gathering areas • Cornices,eaves,belt courses,sills, buttresses and fireplaces may encroach no more than 36 inches • Awnings,canopies and arcades • Balconies may encroach no more than 3 feet Maximum Height Mixed Use building without incentive:three Incentive applies when: (3)stories • Consolidation of 3 or more parcels;or, Mixed Use building with incentive:four(4) . Acquisition of property with older,obsolete stories uses Residential building without incentive:three Note:Four story buildings must also comply (3)stories with additional access requirements from the Residential building with incentive:four(4) Fire Department. stories The El Camino Plan I Atascadero,CA-March,2020(Draft) 3 -27 Page 117 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 3 LAND USE STRATEGY Development Standards Special Provisions Minimum Ground Floor Height 12 feet for non-residential Ground floor heights of more than 12 feet are encouraged. Suggested Maximum Unit Sizes Studio units:550 square feet • Applies only to residential uses • 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 Minimum Requirements for Recreational- • 200 square feet per dwelling unit • Open space and outdoor recreational- Leisure Areas—Residential . Minimum Dimensions leisure areas may be provided by private areas,common areas,or a combination of • Private areas:7 feet both. • Common areas:20 feet . All common recreational-leisure areas • Pedestrian walkway width:4 feet shall be conveniently located and readily • Courtyard internal to a project,or enclosed accessible from all dwelling units located on at least three sides:40 feet 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 • May be provided adjacent to private area per dwelling unit recreational leisure areas,within garages,or in close proximity to the unit. 3-28 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 118 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 7a EL CA MI NO PLAN3 LAND USE STRATEGY 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, Prior to final occupancy building exteriors,accessory structures, parking areas,and other common facilities shall be approved by the CDD and City Attorney. 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 Standard S•- 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 EI Camino Real from either individual units or a common pedestrian walkway. • Development shall front onto EI Camino Real. • Garages and parking areas shall not front onto EI 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 first floor exterior doors shall be hinged for residential and commercialonly uses,excluding decorative fully glazed garage doors;Sliding glass doors are permitted only above the first floor,and on rear or interior side yard elevation not visible from public rights-of-way. The El Camino Plan I Atascadero,CA-March,2020(Draft) 3 -29 Page 119 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 3 LAND USE STRATEGY Development Standards Special Provisions Street Fa4ades • 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 first story wall for non-residential and 50%for residential. • The fagade detailing of mixed-use buildings shall visually differentiate ground-floor 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 fagade shall be visually terminated through the use of cornices,stepped parapets,domes,and other forms of multifaceted building tops. • The fagade detailing of commercial,retail,or live/work entries shall be differentiated from residential entries. Frontage Design • Common or individual ground floor residential entries,shall be elevated at least 21 inches above the finished 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 EI Camino Real with primary ground-floor 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-floor entries may be oriented to internal roads,common areas,or pedestrian greenways. • For ground floor retail space,the ground floor 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 identifiable and distinguishable from other ground floor entries;Such main building entrances shall include at least one of the following: o 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 o Located in the center of the fagade,as part of a symmetrical overall composition o Accented by architectural elements,such as columns,overhanging roofs,awnings,and ornamental light fixtures o Marked or accented by a change in the roofline or change in the roof type o If a corner building,it shall provide prominent corner entrances as noted below for retail or other activity-generating uses o Primary entries shall have direct access from the sidewalk 3-30 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 120 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 y 3 �a'�9 LL GAh1[N❑PLAN LAND USE STRATEGY Development Standards Special Provisions Materials and Color • Buildings shall use durable,high quality materials;Natural stone,precast concrete,and factory-finished metal panels(heavy gauge only)are preferred;Plain concrete block,plywood, sheet pressboard,vinyl,and similar materials are strongly discouraged. • The finish,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 finished exterior wall to achieve sufficient depth and shadow;Flush finish 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. The El Camino Plan I Atascadero,CA-March,2020(Draft) 3 -31 Page 121 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 3 LAND USE STRATEGY 3.5 ECONOMIC DEVELOPMENT key parts of the Plan focus on the public realm.The public realm is formulas to follow. Nevertheless,property owner interest will be a the most visible opportunity for the City to exercise leadership on key criterion because redevelopment will be a voluntary process. 3.5.1. INTRODUCTION improving EI Camino Real and provide a catalyst for private sector The City will need to engage property owners as part of the Achieving the community's vision for EI Camino Real will require investment. Economic development strategies in this category prioritization process.Large workshops/outreach meetings may be strategic action by the City in four broad categories of economic focus on funding, constructing, and maintaining public realm effective for disseminating preliminary information in the beginning, development: improvements. but one-on-one meetings with individual property owners will 3.5.2.REDEVELOPMENT STRATEGIES also be necessary because most will be hesitant to discuss their • Redevelopment Strategies properties and their needs in any detail in public. This is defined broadly to include infill development on vacant lots, Atascadero does not have the authority to use eminent domain As discussed under Public Realm Strategies,the City will need to rely ment consistent with redevelopment Instead en happen. , p refurbishment and reuse of existing buildings,and demolition and to make changeon funding and financing mechanisms—such as assessment districts construction of new buildings. For the most part, redevelopment the plan will be voluntary. The strategies below provide a means and landscaping and lighting maintenance districts—to pay for the for the City to encourage and facilitate property owner-desired will be undertaken by the private sector. Economic development construction and maintenance of public realm improvements.So,in strategies in this category focus on ways for the City to facilitate and redevelopment. addition to property owner interest in redeveloping their property, incentivize voluntary redevelopment. Zoning Changes the prioritization of opportunity areas and sites should also take Commercial Development Strategies into consideration property owner interest in supporting funding • P g By regulating the types of uses and establishing development and financing mechanisms. Much of the EI Camino Plan focuses on strengthening existing standards and density/intensity of development,local governments commercial nodes and creating new places along the corridor. establish the parameters that determine the value of land. • Vacant Infill Sites Commercial here is defined broadly to include retail stores, When changing zoning standards to allow higher density/more Vacant infill sites will be the easiest opportunities on which to personal services,dining,entertainment,and recreation.Economic intense development or to allow uses for which there is strong capitalize. Especially for the first opportunity area, being able to market demand, the local government creates an incentive for development strategies in this category focus on programs secure some easy early success will help generate support and that th l t th H t l v d reeeopmen . However, e property owner can only casa to promote Atascadero and districts along the corridor, help momentum. Therefore, the availability of vacant infill sites with existing commercial businesses thrive,and attract new commercial incentive check by redeveloping their property or selling it to a interested property owners should be a key criterion for opportunity businesses. developer who will redevelop it. area prioritization. • Jobs Growth Strategies The Plan provides extensive recommendations for zoning • Other Criteria modifications needed to effect change for EI Camino Real. Further EI Camino Real accounts for most of the opportunities that the discussion here is not necessary, other than to reiterate that, There are numerous other criteria that that the City may take into City has to attract and help grow businesses that generate jobs because these zoning changes unleash the potential of private consideration,some of which include: for residents and generate net revenues for the City. Economic property owners, they are the most potent tool that the City has o Market support for new and expanded businesses development strategies in this category focus on facilitating office available and they should be implemented first. and industrial development, partner with regional economic o Existing vacant and/or underutilized buildings that can easily development organizations, helping existing businesses grow in Opportunity Area Prioritization be repurposed Atascadero,and attracting new businesses. The Plan explores three large opportunity areas in detail.The City will need to prioritize one area with which to start,and then prioritize ° The degree to which public infrastructure improvements are Public Realm Improvement Strategies necessary to enable development sites within that area. Most of the investment and work implementing the EI Camino Plan Future Opportunity Areas and Sites will be done by the private sector on private property. However, Property Owner Interest the corridor is linked together by an extensive public realm, and Evaluating areas and sites will be an ad hoc process—there are no The City should initially focus on one opportunity area.After some 3-32 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 122 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 THE F-LCA rtoPLnx LAND USE STRATEGY 3 progress has been made and some successes achieved,the City be beneficial for the Plan's implementation and beneficial to some these services.This is where the City can play a role—publicizing the may want to begin a similar process with another area.Even though business to relocate to other areas along the corridor. availability of services,reaching at local businesses,and facilitating the City's attention should initially focus on one opportunity area, The City should explore ways to establish a relocation fund that direct provision of services in Atascadero. and a few opportunity sites in that area,it does not have to finish an opportunity area before starting to capitalize on new opportunities could assist existing businesses that want to relocate elsewhere Some of the services include: assisting new business with getting elsewhere. along the corridor.Thisfund could help offsetthe costs ofrelocation. started; assisting small businesses with becoming more profitable The assistance could be a grant or a low-interest loan,which would and expanding; training for basic operations, business planning, • Area/Master Plans and Specific Plans make the fund self-sustaining overtime. strategic planning, finance, marketing, and human resources. In The EI Camino Plan provides a basis for the Cit to start revitalizing addition to publicizing the availability ofthese services,the City may p y g Developer/Broker Outreach parts of EI Camino Real.At some point in time,additional planning also want to consider providing funding to make services directly will be necessary.Area plans and master plans can help coordinate Where the City wants to see redevelopment, new development available in Atascadero. development across sites, among different property owners and and new businesses,real estate brokers and developers should be Many ofthese services are also beneficial to entrepreneurs wanting developers,and overtime.And,a City commitment to public realm seen as the City's partners.In the broker and developer interviews to start their own business. The City could consider hosting an improvements consistent with an area plan or master plan can conducted for the EI Camino Plan, it was noted that developers annual or semi-annual event for residents who might be interested provide some certainty to property owners deciding when and how and brokers view City Hall favorably. The City already maintains in starting a business. to invest in their properties.The City has a great deal offlexibility in good relations,and this should continue. In addition,the City can determining what to cover and how much detail to provide in area maintain a formal or informal inventory of available sites and facilities • Promotion and Marketing tans and master plans. and of property owners interested in developing their property. p p The City could also provide regular public updates on progress The Cityhasa vested interest in promoting and marketing commercial Specific plans are a more structured and comprehensive implementing the Plan. businesses,both to residents as well as to attract regional visitors. undertaking.They provide more certainty to property owners and One important aspect of marketing is promotion—getting the can apply uniquelytailoredzoning and development standards.Most 3.5.3.COMMERCIAL DEVELOPMENT STRATEGIES City's brand and message publicized in the media for free,whether importantly,though,specific plans require environmental clearance The EI Camino Plan provides extensive guidance on the physical that is through social influencers or conventional travel media.The under CEQA.Once adopted,that environmental clearance reduces characteristics of place-making. However, the purpose of the City already invests resources for public relations, and this should developer risk and streamlines the development process.This will continue. P P P physical changes is to support and encourage activity—people be particularly valuable for office and industrial development, in doing things,whether shopping,walking,orsocializing.In large part, As the EI Camino Plan is implemented and new and existing which time is often of the essence for new businesses. The City people's activity centers on commercial businesses—shopping, commercial nodes and districts grow and strengthen,there will be should consider adopting specific plans for various areas of the services, dining, entertainment, and recreation. The strategies an increasing need to promote and market these micro-destinations corridor,with a priority along the northern parts that have the largest below provide a means for the City to support and encourage in addition to promoting the City's overall brand. To ensure that potential to accommodate new office and industrial development. commercial businesses. funding is available to support promotion and marketing, the • Relocation Fund • Business Development City should work with property owners in each area to establish a property-based business improvement districts,which can generate The EI Camino Plan recognizes the somewhat disjointed way the One of the most effective strategies for commercial development revenue for promotion and marketing as well as other projects and corridor has developed overtime. In addition to incompatibilities is something that cities do not even need to do themselves— programs in the districts. among some adjacent uses,there are also buildings and lots that business development.State and federal funding supports a wide are or are becoming functionally obsolete. That said, the City variety of regional business development services. In many cases, Events values all its existing businesses and has expressed no desire to though,state and federal funding does not support the extensive Events and activities are important for attracting local and regional see any businesses leave. However,there are cases where it would outreach that is necessary to connect commercial businesses with visitors and acquainting and familiarizing them with the commercial The El Camino Plan I Atascadero,CA-March,2020(Draft) 3-33 Page 123 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 3 LAND USE STRATEGY opportunities in the City's various commercial districts and nodes. works with existing businesses, help to retain existing jobs and would be provided by the City's economic development partners, Events and activities are also beneficial in reinforcing the brand create newjobs. such as the SBDC and the EVC. identity of individual districts and nodes. The City need not Sites and Facilities Inventory 3.5.5.PUBLIC REALM IMPROVEMENT STRATEGIES manage every event and certainly does not have to be the funding • source.Nevertheless,the City should be proactive in encouraging Office and industrial businesses looking to expand or relocate are Improvements to the public realm—rights-of-ways, streetscapes, organizations to sponsor events and should help coordinate the usually looking for an existing building.Even if they eventually settle and parks and other City-owned property—are crucial to visually schedule. Sponsoring and managing events is a key role of most on building a new facility,often,their initial interest in a community and physically link properties, businesses, and attractions within business improvement districts. focuses on an existing building. An old adage of economic a commercial node or district and to reinforce the brand identity 3.5.4.JOB GROWTH STRATEGIES development is that if you want a prospective new business to visit for the districts and nodes and for the City as a whole. The your community,you have to have a building to show them. strategies below address ways for the City to fund the public realm Office and industrial job growth is beneficial for several reasons. The City should collaborate with real estate brokers and the improvements described in the EI Camino Plan. First,office and industrial facilities provide more revenue than cities Chamber of Commerce to maintain a list of available sites and • spend to provide facilities and services for them.This provides afiscal Capital Improvement Program benefit to the City.Second,office and industrial employees bolster buildings. Indeed, commercial and industrial brokers usually have The most direct way to fund public realm improvements is through a list of available properties,but it is important for the City to also the daytime population,which is important to support commercial the City's capital improvements program. Even though the City businesses, especially restaurants. Most importantly,though, 76.8 know what is available. has limited resources, there are some funding sources that the percent of City residents commute to other cities at work.As long • Broker and Developer Outreach City may use to fund improvements.The City should identify the as those residents are going elsewhere to work, those cities will As with the redevelopment strategies, real estate brokers and improvements that it can fund directly.These should be included in continue to capture part of those workers'consumer spending.The developers are key partners with the City for attracting new the next capital improvement program,even if the actual funding strategies below provide ways for the City to attract new office and businesses to Atascadero. Some businesses considering a new may be several years out. industrial businesses. location will first contact brokers, and others will first contact the It is worth reiterating that the intent of the EI Camino Plan is to • Business Attraction City. At the end of the day, the City and real estate brokers and revitalize the corridor, with a focus on spurring private sector City staff already meets with businesses from outside the City developers are key players in each successful business attraction. investment on private property.Through the capital improvement to market Atascadero as a location for new office and industrial Business Assistance program, the City should take a return on investment approach. facilities. These efforts should continue and intensify.The Market The public realm improvements identified in the EI Camino Plan Study prepared for the EI Camino Plan found that there were For most well established economic development programs, the are intended to increase market demand and support commercial businesses in other cities that would like to expand but may not majority of new jobs are created by the expansion of existing development, which will result in increases in property taxes, be able to expand where they are. Continued outreach to such businesses, even if the attraction of new businesses gets all the sales taxes, and transient occupancy tax revenues. In turn, these businesses will keep Atascadero in their minds when they consider press.State and federal funding supports a wide variety of regional increased revenue streams can then help pay for other necessary options for expansion.In addition,attending trade shows is another economic development services provided through a variety of maintenance projects. Thus, the capital improvement program common means to promote the City. regional organizations.There are two key roles for the City,though. should prioritize improvements that will generating larger and more For businesses in other parts of the state and country looking to First,the City should have a regular program to contact businesses immediate returns. expand, the City should continue partnering with the San Luis in the City. Through a business visitation program, the City can It is important to note that the City Council has committed to using Obispo Economic Vitality Corporation (EVC). The EVC maintains be aware of businesses that need assistance and businesses that available street funds for road maintenance.This limits the amount an industry cluster assessment that identifies target sectors for might be expanding.Secondly,with the knowledge gained through of funding that will be available for the improvements included business attraction. In addition to business attraction, the EVC business visitation,the City can help connect local businesses with in the EI Camino Plan and further underlines the importance of economic development service providers. The actual assistance 3-34 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 124 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 THE CA F-L LAND USE STRATEGY 3 � •� EMIHO PLAN taking a return on investment approach in the capital improvement through 8887;the Municipal Improvement Act of 1913,CA Streets individual businesses in the district and is commonly referred to as a program. and Highways Code sections 10000 through 10706) B-BID.Atascadero has two business-based BIDs,one for downtown • Funding and Financing Mechanisms Assessment districts can be used to fund a wide variety of capital businesses and a second that covers lodging businesses citywide. State law authorizes a variety of funding and financing mechanisms improvements,but they cannot fund operations and maintenance.It The second type,a property-based business improvement district, through which individual property owners help fund improvements, is importantto notethat assessment districts allowthe Cityto collect imposes a levy on individual properties in the district and is and,in some cases,ongoing operations and maintenance.Most s, from individual property owner's payment for public improvements commonly referred to as a P-BID. P-BIDS have been found to be these also e cases,horize on pingCityto issue bonds to pa incefor improvements but only in the amount of the special benefit provided to that a very effective tool for economic development. P-BIDS can fund these and to secure the bonds with the revenue generated. property. The public must pay for the portion of the cost of the capital improvements,as well as services,such as enhanced public up The most relevant of these funding and financing mechanisms are public improvement that is of general benefit to the public. safety, marketing and promotion,and business attraction.A P-BID s managed by a board made up of property owners in the district. described below. Landscaping and Lighting Maintenance Districts The EI Camino Plan identifies improvements for the corridor right- Enhanced Infrastructure Finance Districts p g (Authorized under the Landscaping and Lighting Act of 1972, CA of-way, and it describes improvements and development options Streets and Highways Code sections 22500 through 22679) (Authorized under CA Government Code sections 53398.50through for parcels adjacent to and near the corridor.The City has authority 53398.88) overthe corridor right-of-way,and,thus,it has more ways to influence Landscaping and Lighting Maintenance Districts can be used to and direct right-of-way improvements. For the parcels adjacent to fund both capital improvements and ongoing operations and Enhanced infrastructure finance districts can pay for a wide variety and near the corridor, the City has land use authority, but it has maintenance costs. In addition, the Act provides a mechanism to of capital improvements.These districts are often thought of as a less leeway to direct improvements,especially in cases where there increase the rate as costs change over time and the types of services partial replace for redevelopment agencies because they collect tax will be more than one property owner involved.In these cases,the provided varying over time. increment revenue. Unlike redevelopment, though, EIFDs cannot fundingand financing mechanisms provide a way not only to fund capture educational funding,and taxing entities are able to exclude g p y y Parking Districts and financing public improvements but also a way to coordinate their property tax revenue from the EIFD ifthey so choose.The other development across several property owners. (Authorized underthe Parking Law of 1949,CA Streets and Highways funding and financing mechanisms all create a new revenue stream. Code sections 32500 though 33552;and the Parking District Law of In contrast, EIFDs collect a portion of the increase in property tax The City has experienced challenges with landscaping and lighting 1941,CA Streets and Highways Code sections 35100 through 35708) revenue,and this revenue then goes to the EIFD rather than to the maintenance districts and some ofthe other mechanisms described General Fund(thus, EIFDs are most useful when they also capture below.Thus,establishing any new funding andfinancing mechanisms Parking districts can pay for parking improvements,such as parking some tax increment revenue from other taxing entities). should be based on an objective review of how prior districts were lots and structures, parking infrastructure, such as meters, and handled and of the lessons learned that should be applied to new parking enforcement. Separate districts can be formed for sub Public Engagement funding and financing mechanisms. Nevertheless, these tools areas,which may be an effective tool to facilitate shared parking in All the funding and financing mechanisms require some sort of create a new revenue stream to pay for capital improvements and, individual opportunity areas. vote of approval by the affected property owners.To successfully in some cases,ongoing operations and maintenance,so their value Business Improvement Districts establish one or more ofthese,the Citywill have to engage property to implementing the EI Camino Plan cannot be overstated. owners early in the process and build support for the proposed • Types of Districts (Authorized under the Parking and Business Improvement Area Law improvements and the proposed funding mechanism. of 1989, CA Streets and Highways Code sections 36500 through Assessment Districts 36551; and the Parking and Business Improvement District Law of 3.5.6.GRANT FUNDING (Authorized under the Improvement Act of 1911, CA Streets and 1994,CA Streets and Highways Code sections 36600 through 36671) As described in the introductory discussion to funding and Highways Code sections 5000 through 6794;and the Improvement There are two types of business improvement districts.The first,a financing mechanisms,the EI Camino Plan identifies improvements Bond Act of 1915, CA Streets and Highways Code sections 8500 business-based business improvement district, imposes a levy on for the corridor right-of-way and for parcels adjacent to and near The El Camino Plan I Atascadero,CA-March,2020(Draft) 3-35 Page 125 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 3 LAND USE STRATEGY the corridor. Because the funding and financing 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 grantfunding,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. 3-36 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 126 of 154 ITEM NUMBER: C-1 DA1 ATTACHMENT: _ fir► �. ��- y� Section 4 � � SJR ► .. • 1 Ir r Circulation _ r rate gY or �. r r ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 � -1-14E S EL CAM PLAN CIRCULATION STRATEGY 4 4.1 IMPROVE THE BOULEVARD 4.2 ALTERNATIVE TREATMENTS This chapter builds upon the existing conditions analysis CONSIDERED conducted along EI Camino Real and within the overall study area. Numerous treatments were considered for use along the EI Camino Recommendations include alternative treatments to reduce speeds Real Corridor to help reduce speeds and create a more pedestrian- and create a more pedestrian-and bicycle-friendly environment.The and bicycle-friendly environment. Each of the treatments and its following policies are intended to guide the next step implementing potential applications are described after the list. the EI Camino Plan. • Bulbout/curb extension Improve the Boulevard Beautify the Corridor Buffered bike lanes • 1. Improve pedestrian crossings along EI Camino Real, 1.Developa beautification program that includes a streetscape Separated bikeway(Class IV bikeway) including new and enhanced street crossings, bulb-outs at plan for greening and providing shade along the corridor and Green bike lanes intersections,and median refuge islands where feasible. alternatives for creating gateways at key entrances to the City. Pedestrian refuge island 2.Provide buffered bike lanes along the corridor and improve 2. Require a public easement on private properties fronting High-intensity Activated crossWalK(HAWK)beacon bike facilities along arterials that intersect with EI Camino the corridor to partially accommodate the streetscape plan. Green infrastructure Real. 3.Require properties to properly irrigate trees and landscaping Bike parking 2.Ensure that any redesign of the roadway provides enough within the public easement. Bulbouts/curb extensions help facilitate pedestrian crossings by capacity for vehicles. 4.Provide requirements in the Zoning Code for creating plazas, shortening the crossing distance and placing pedestrians where 3.Continue to allow on-street parking where it is needed. paseos,and other open space amenities as new development they can be seen more easily by drivers before entering the street. 4. Require consolidation of driveways along EI Camino Real takes place. Curb extensions are typically placed where on-street parking was previously used,so travel lanes should not be affected. when opportunities arise, including shared access between 5. Increase code enforcement of screening for outdoor two or more property owners. storage, equipment, and manufacturing activities along the 5. Require the extension or creation of rear alleys, where corridor. feasible,to provide rear loading of residential uses along the corridor. b.Require the implementation of internal roadwaysto connect • job and commercial nodes, create additional opportunities for development, and consolidate access from EI Camino Real,as shown on the Opportunity Area Concepts. ,1tllkA The El Camino Plan I Atascadero,CA-March,2020(Draft) 4-3 Page 128 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 4 CIRCULATION STRATEGY Buffered bike lanes are similar to a conventional bike lane but Green bike lanes are a treatment that helps to increase the visibility High-intensity Activated crossWalK (HAWK) beacons provide feature a striped buffer between the bike lane and the vehicle travel of the bike lane to drivers, leading them to better anticipate the pedestrians with a higher level of protection from traffic than lane and/or the parking lane. This additional separation between presence of bicyclists,and visually narrow the roadway,which tends flashing beacons because they include a red phase to completely bicyclists and vehicular traffic and/or parked cars helps create an to reduce vehicle speeds.Green bike lanes can be used to highlight stop traffic when activated.When no one is present to activate the increased sense of safety for bicyclists and pedestrians. the entire bike lane, but more commonly are used in potential signal,the HAWK beacon remains dark and does not affect the flow conflict areas, such as highway entrance/exit ramps and heavily of vehicular traffic. used driveways. r Separated bikeway(Class IV bikeway) is similar to a buffered bike lane except that it includes a vertical element in the buffer area, Pedestrian refuge islands can help increase the level of comfort such as a raised curb or bollards.Separated bikeways can also be for pedestrians crossing streets with heavy traffic and high speeds. designed as a two-way facility. When designed as a raised island, they provide protection from Bicycle parking provides a secure place for bicyclists to lock up vehicular traffic. For wide streets,they enable pedestrians to cross their bicycles once they have reached their destination. Bike racks the street in two stages.This is especially helpful for uncontrolled are typically used for short-term parking. More secure parking, crossings where it can be difficult to find a gap in the traffic or for such as lockers, is more appropriate for longer time periods and at pedestrians who walk at a slow pace. locations such as employment sites or transit stations. f uan 1'C 7 4-4 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 129 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 EL CAMINO PLAN4 CIRCULATION STRATEGY 4.3 POTENTIAL LANE REDUCTIONS Section 7:500 feet south of Curbaril Avenue to 500 feet north of SIR 41(Morro Road) 37.3 D 39.2 D 61.8 F AND INTERSECTION Santa Rosa Road Pueblo Avenue 2.3 A 2.6 A 6.9 A MODIFICATIONS Section 8:500 feet north of Santa Rosa Road to San Gabriel Road Eastbound approach 18.3 C 24.0 C The critical factor in determining the potential for reducing the The existing five-lane cross-section throughout most of the study number of lanes is the operation of intersections along the corridor. Westbound approach 17.1 C 19.9 B area is inherently challenging for both pedestrians and bicyclists. Operational analysis was conducted to compare AM and PM peak Curbaril Avenue 40.7 D 44.1 D 27.6 D For pedestrians,it results in street crossings that are typically 80 feet hour delays under existing conditions to a road diet scenario that wide. Most of the crossings are not signalized,so crossings of this Santa Rosa Avenue 33.1 C 35.7 D 15.7 C would include only one travel lane in each direction. In addition, length can be intimidating, especially for people with disabilities, an analysis was conducted to assess changes in delay as a result of seniors, and others with limited mobility. For bicyclists,there are As indicated in Table 4.1.There would be some increases in delay as using single-lane roundabouts to control the study intersections. a result of implementing a full corridor road diet scenario,In terms bike lanes along the entire corridor, but they are immediately While future traffic volumes were not considered, the existing of the EI Camino Real corridor, the proximity of the intersections adjacent to travel lanes,which is uncomfortable for many bicyclists. volumes provide a useful baseline. The results are shown in Table Redistributing the roadway would benefit pedestrians by shortening 41 to interchanges as several the cross streets and US 101 could the crossing distance and reducing their exposure to vehicular negatively impact highway opp erations. traffic. For bicyclists, additional width could be used to create a TABLE 4.1 TRAFFIC DELAY AT INTERSECTIONS Based on this operational analysis,the following conclusions were buffer between bicycle facilities and vehicle traffic. DELAY IN THE MORJW reached regarding the potential for reducing the number of travel Withthe intent of creating a more pedestrian- bicycle-friendly EI Existing Roundabout lanes along he study sections of the corridor: 9 P Y Y Cross Street Existing 1 Lane 1-Lane Camino Real,the feasibility of lane reductions was evaluated based Although a road diet and roundabouts appear to be feasible along San Anselmo Avenue 44.2 D 44.7 D 8.1 A on the need to accommodate traffic capacity.For this analysis,the much of the study corridor, maintaining the existing intersection study area was divided into eight sections.The limits of the sections SR 41(Morro Road) 39.5 D 40.8 D 76.9 F controls would be more appropriate at this time due to uncertainties were: Pueblo Avenue 1.6 A 1.7 A 5.3 A about the pace and timing of development along the corridor • Section 1:Del Rio Road to Marco Lane Eastbound approach 13.2 B 15.2 C and the complexities of implementing roundabouts. A road diet, • Section 2: Marco Lane to 500 feet north of San Anselmo Roadhowever, would be feasible and would not require additional Westbound approach 14.2 8 15.4 C (east) right-of-way. The potential lane reductions offer opportunities to Curbaril Avenue 377 D 39.8 D 11.6 B enhance facilities for pedestrians and bicyclists and add space to • Section 3: 500 feet north of San Anselmo Road (east) to San be used for other purposes. Anselmo Road(west) Santa Rosa Avenue 43.2 D 44.3 D 96 A • Section 4:SR-41 to 500 feet south of US 101 NB ramps 4.4 RECOMMENDATIONS • Section 5:500 feet south of US 101 NB ramps to 500 feet north The recommendations listed in this section will need additional of Curbaril Avenue Cross Street Existing Existing Roundabout 1 Lane 1-Lane engineering analysis to determine feasibility. In addition, for • Section b:500 feet north of Curbaril Avenue to 500 feet south of San Anselmo Avenue 40.9 1 D 55.3 1 E 10.1 1 B segments in Caltrans right-of-way,an encroachment permit would Curbaril Avenue need to be obtained. The El Camino Plan I Atascadero,CA-March,2020(Draft) 4-5 Page 130 of 154 ITEM NUMBER: C-1 DATE: 10/12/21 ATTACHMENT: 1 4 CIRCULATION STRATEGY With approximately 100 feet of available public right-of-way,there street intersections, a center median should be provided only at a)on-street parking and bike lane buffered bike lane striping or b) is significant potential to re-envision the EI Camino Real corridor. T intersections on the leg not used by left-turn vehicles leaving EI widened sidewalks and buffered striping for bike lanes Below are concepts illustrating the existing conditions as well Camino Real onto the side street. as potential options for reallocating the available space in a way • • Where a pedestrian crossing is needed, provide curb accommodates bicyclists and pedestrians. These are Curb extensions can be used where on-street parking is extensions(bulbouts)ora centerrefuge median at mid block crossing that better presented,not proposals,but bicyclists be illustrative. present,as they will not impact right-turning vehicles,although they locations where it will not interfere with left-turn movements. may be used if right turn lanes are not required. The curb extension The segments are numbered 1 through 8,beginning at the northern design should not negatively impact bicycle circulation. Section 3:Maintain 5-Lane Section end of the corridor and heading south. The existing conditions Current) striped as a 5-lane section with bike lanes of each section are presented, along with one or two potential • Locations for HAWK beacons should be determined based y p on anticipated volumes of pedestrians and warrant analysis. A future traffic signal will be installed at the intersection with cross-sections that emphasize enhancements to the corridor for ure g pedestrians and/or bicyclists. Where two options are presented, Figures 4.1 and 4.2 identify the locations of each of the segments San Anselmo Road(east). Install curb bulb outs extending into the they assume thatthe same right-of-way is available,but each option described below: EI Camino Real right-of-way for pedestrian crosswalk(s)at the new places a greater emphasis on facilities for either pedestrians or signalized intersection. bicyclists. NORTHERN SEGMENT(SAN ANSELMO AND POINTS NORTH) y SOUTHERN SEGMENT(STATE ROUTE 41 AND POINTS SOUTH) Several keytrade-offs will ultimate) d to bidd. Most Section 1:Maintain Existing 3-Lane Section e-oy neee considered. Section 4:Maintain 5-Lane Section significant is the question of whether to maintain existing on-street • Currently striped as a 3-lane section with bike lanes parking.The alternatives presented below were not intended to be • Currently striped as a 5-lane section with bike lanes and final recommendations, but to illustrate how the space could be Where a pedestrian crossing is needed at midblock locations, parking. reallocated—e.g.,wider sidewalks,wider bike lanes, or bike lanes provide a center refuge median where it will not interfere with left- • turn movements. Work with Caltrans to enhance the pedestrian crossing with striped or landscaped buffers.Some alternatives retained on- comfort level at the intersection with the US 101 NB ramp.Additional street parking,which may be desirable depending on the character If enhanced pedestrian crosswalks are provided at cross- engineering analysis will be required. of future development. street intersections,a center median should be provided only at T The cross-section diagrams, below, indicate only the type and intersections on the leg not used by left-turn vehicles leaving ECR Section 5:Convert 5-Lane Section to 3 Lanes width of facilities for each transportation mode. Another key onto the side street. • Currently striped as a 5-lane section with bike lanes and component of the street modifications will be enhancements to Section 2:Convert 5-Lane Section to 3 Lanes parking intersection crossings. The following general guidelines indicate • • Complete a road diet to narrow to 3 lanes with bike lanes the appropriate application for some of the key elements used to Currently striped as a 5-lane section with bike lanes enhance crossings: 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 fora)Class IV protected • Where a pedestrian crossing is needed at midblock,provide • 12-foot of existing pavement on either side can be used for bike lanes/striped buffered bike lanes and/or b)widened sidewalks a center refuge median where it will not interfere with left-turn movements. • If enhanced pedestrian crosswalks are provided at cross- 4-6 ross- 4-6 The El Camino Plan I Atascadero,CA-March,2020(Draft) Page 131 of 154