HomeMy WebLinkAboutPC_2021-06-01_AgendaPacket_reducedITEM NUMBER: 2
DATE: 06/01/21
Atascadero Planning Commission
Staff Report – Community Development Department
Del Rio Ranch
AMND21-0020
RECOMMENDATIONS:
Staff recommends Planning Commission:
1. Adopt the Draft Resolution recommending the City Council approve General Plan
Amendments, Specific Plan Amendments, a Zoning Map Amendment, Concept
Master Plan of Development, and Conditional Use Permit for the Del Rio Ranch
project.
DISCUSSION:
Project History:
The Del Rio Commercial Area Specific Plan was originally approved in 2012 and was
subsequently amended in 2020. This amendment broadened the list of allowable uses
on site and allowed for the site to be planned without a large-scale retailer. The primary
intent of the amendments was to reduce the need for substantial traffic improvements at
the Del Rio overpass by eliminating fuel stations and drive-through restaurants, and
assume a land use pattern that results in reduced traffic impacts with tiered
improvement triggers based on traffic levels.
The former Walmart property (South-East corner of Del Rio and El Camino Real), within
the Specific Plan area, is currently in escrow and a request was submitted in February
for a resort development concept. The Council authorized the application to proceed
with a General Plan and Specific Plan Amendment and the applicant has submitted a
refined design concept. The Specific Plan currently allows for tourist-serving uses
including five (5) acres of RV resort in addition to entertainment, restaurant and office
uses. The Specific Plan also includes a multi-family residential site that is requested to
be reconfigured and slightly increased in size.
The concept plans were reviewed and endorsed by the Design Review Committee on
May 13, 2021. The plans propose a variety of uses that are blended together to achieve
economic viability and synergy with a goal of long-term success. The current project
proposal relies on experience-based land uses, which include visitor-serving uses
combined with entertainment and retail-focused uses and some mixed-use with
residential-above-commercial uses. Unlike traditional retail centers, this new concept is
consistent with the current trend for commercial properties and provides a mix of uses
that help support local economic variety while integrating tourism opportunities.
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DATE: 06/01/21
In order to proceed with the project, a General Plan Amendment, Specific Plan
Amendment, Master Plan of Development and use permit approval will be required.
Although the proposed list of land uses is already allowed or conditionally allowed within
the Specific Plan, there are three (3) items that trigger the need for a heightened level of
review:
1. The adjustment to the residential district triggers the need for a General Plan
Amendment (GP designation map and Housing Element by-right site location
modification) and Zoning Map Change.
2. Changes to the onsite road pattern (circulation plan) and the location of the new
public road triggers the need for a Specific Plan Amendment.
3. The introduction of a new site plan and building designs triggers the need for a
Master Plan of Development.
As identified in the Specific Plan, a new Master Plan of Development is required before
any new development project can proceed, regardless of changes to the Specific Plan
or General Plan. The currently proposed Master Plan of Development will be a high-
level master site and use plan that will be augmented by future approvals. The current
plan will identify land use areas and circulation as well as an overall development
theme.
The concept includes:
3.6 net acres of residential multi-family zoned property (an increase of 0.6 acres)
A tourist-serving resort including 4.85 acres of RV sites, additional areas for
cabins and glamping, and a 100-room hotel (glamping is defined as lodging sites
developed with permanently affixed lodging structures that comply with the
California Building Code).
An amphitheater designed to accommodate performing arts, community events
and small music venues with seating capacity for 300
A 15,000 square-foot conference center
A 30,000 square-foot entertainment center
24,000 square feet of mixed-use buildings
A parking garage
Should the concept plan be approved, the development will require additional Planning
Commission review to ensure implementation of conditions and consistency of design
details prior to issuance of construction permits. Components requiring subsequent
review include the following:
RV resort
Glamping units (luxury fixed camping/lodging sites)
Commercial/Entertainment/Conference uses
Amphitheater
DRC review will be required prior to permitting of the multi-family development to ensure
design consistency with applicable codes. An AUP may also be required for special
events and extended hours for the amphitheater and/or entertainment center when an
operator is secured for these uses.
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DATE: 06/01/21
Analysis:
Specific Plan
The project site is included in the Del Rio Road Commercial Area Specific Plan. The
Specific Plan sets standards and requirements for development of all properties within
the plan boundary. Uses are controlled by the underlying zoning district (Commercial
Retail and Residential Multi-Family); however, the Specific Plan modifies the list of
allowed uses to eliminate incompatible land uses and add uses that will enhance the
economic vitality of the site and the surrounding commercial node. The Specific Plan
currently allows for entertainment, commercial, and light-industrial uses and
conditionally allows for RV parks (limited to 20% of the South-East site), conference
facilities, and vertical mixed-use buildings.
Requested Entitlements include:
1. General Plan Amendment to modify the location of the residentially zoned portion
of the property and increase the developable area of multi-family residential by
0.6 acres.
2. Zoning Map amendment to relocate the high-density residential zoning district.
3. Specific Plan Amendment to relocate the location of the high-density residential
and modify the location of the dedicated public road.
4. Master Plan of Development to establish the proposed concept plan.
5. Conditional Use Permit to allow RV resort, conference facility, and upper-floor
residential uses to be established on-site subject to future Master Plan of
Development approval (Note that a future use permit will still be required to
approve site and building details prior to construction permits).
The Specific Plan also contains traffic improvement triggers, required frontage
improvements, and architectural design guidelines. Compliance with the Specific Plan is
included in the analysis below.
Site Design:
The proposed development includes the entire 26-acre site divided into three overall
use areas:
1. Commercial/entertainment/conference uses,
2. Resort (lodging and RV sites), and
3. Residential dwellings.
Each area is positioned to utilize the natural features of the site while being conscious of
compatibility with adjacent existing neighborhoods.
The main commercial portion of the development is located toward the corner of El
Camino Real and Del Rio Rd. This area will include a conference center, entertainment
uses, and retail/light industrial with residential units on the second and third floors. This
is the flattest area of the site and is located farthest from existing residential uses.
Where the site starts to gain in elevation, an amphitheater is proposed that will face the
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main intersection at Del Rio and EL Camino Real and use the natural topography to
buffer sound.
The resort uses, including RV, cabin, and glamping spaces, are located along the
southern portion of the site adjacent to existing high-density residentially zoned property
and adjacent to El Camino Real. The southern edge is left predominantly natural to
retain existing on-site trees and provide outdoor amenities. These spaces will also be
used for clusters of vintage trailers, cabins, airstreams, or similar fixed glamping
opportunities in a naturalized setting. Two ponds are envisioned in this location to add
to the aesthetics of the site and allow for unique over-water bungalow units.
The Del Rio Specific Plan currently designates the South-East portion of the site for
three (3) acres of high-density residential development. The current proposal shifts that
designation to the eastern portion of the site to use as a buffer between planned
commercial and resort uses and the existing residential neighborhood. This portion of
the site is also situated high above El Camino Real and is topographically separated
from the commercial land uses closer to Highway 101 and El Camino Real. As
proposed, the developable residential area is 3.6 acres, an increase of 0.6 acres over
the current General Plan designation.
A new road, which will become an extension of Obispo Road, will form the boundary
between the commercial and residential designations. Staff is recommending that the
residential zoning continue to the centerline of the Obispo Road extension and include
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DATE: 06/01/21
the open space area to the north. Two conditions have been included to address the
proposed residential zone:
1. A condition for an open space easement over the proposed detention basin/open
space area has been included to limit the developable area of the residential
area and preserve the South-East corner of Obispo Road and Del Road as open
land consistent with the applicant’s proposal.
2. A condition has also been included, and the Specific Plan has been updated, to
clarify that residential density shall be calculated using the net acreage of the
site, excluding road right-of-way and the open space easement area.
Phasing
The applicants are proposing phased development of the site. The applicants’ plans
also indicate the establishment of temporary uses as phase one of the development.
However, temporary uses are not supported by staff for any of the project phases.
Instead, staff supports the project to be developed in permanent phases as follows:
1. The first phase includes the RV resort and surrounding glamping sites. This
phase may also include the boxcar hotel units. Roads surrounding the
development will be constructed and site amenities such as the guest services
building, restroom, and shower facilities will be included.
2. Phase 2 includes the commercial and mixed-use buildings and surrounding site
circulation and amenities. The parking garage may be constructed as a surface
parking lot in this phase should the project be able to provide adequate parking
on-site without construction of the structure. Frontage improvements and
interchange improvements will be completed as part of this phase.
3. Phase 3 includes development of the residential portion of the site. This phase
will include full buildout of the Obispo Road extension.
4. The final buildout of the project site includes the conference center, hotel, and
amphitheater. These uses will be constructed once an operator/facility demand is
identified.
Current General Plan / zoning designations Proposed General Plan / zoning designations
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DATE: 06/01/21
The applicants are requesting temporary/interim use of the site as a campground facility
without the completion of final off-site or on-site improvements until they are ready to
construct permanent uses. The Atascadero Municipal Code, nor the Specific Plan allow
for camping as a temporary or permanent use of the site. The purpose of the temporary
use concept is to generate income for the applicants while other components of the site
are developed. Staff has not analyzed code compliance, emergency service needs,
aesthetics, or traffic impact requirements for any temporary uses at this time. It is
extremely challenging for the City to regulate the term of temporary uses once they
have been established on a site. If the Planning Commission wishes to recommend
approval of the temporary use of the site, staff recommends continuing the item to a
future date to allow for a further analysis. The approval recommendation does not
accommodate temporary land uses, and is designed for permanent phased
improvements consistent with the Specific Plan.
Site Circulation
The project proposes an on-site circulation network designed to accommodate traffic
flows, connect uses for efficiency and adequate emergency access, and guide
commercial and recreation vehicles to entrance and exit driveways that will have the
least impact on existing and proposed residential uses. The design of the roads is key
to accommodating and integrating the on-site development plan while also providing
appropriate connections with existing neighborhoods and commercial areas. In addition
to private roads, the Specific Plan requires dedication of a public road that will act as a
connector to future development as part of a regional circulation plan.
The new public road is designed to ultimately link other residential sites to Del Rio
Road, providing alternative access and distributing traffic efficiently as part of a larger
neighborhood circulation plan. Another portion of this future roadway is already being
constructed as part of the Emerald Ridge apartment project. The road was envisioned
to connect at El Camino Real with a signalized intersection aligned with the Mission
Oaks service driveway. The proposed plan maintains the signalized intersection at El
Camino Real but relocates the designated public road to align with Obispo Road off Del
Rio, separating the residentially zoned portion of the site from the commercial area and
maintaining the connection to the parcels to the south. The connection point from El
Camino Real would become a secondary connector road. There are three (3) main
access points as follows:
1. Obispo Road
The proposed access way aligning with Obispo Road is designed as a local collector
and provides the main access to the residentially zoned portion of the property as well
as existing and future residential development further south. Based on sight-distance
concerns, egress from this new road may be restricted to right-out only or the site may
be graded to increase sight distance. The road will accommodate two travel lanes, on-
street parking, and sidewalks on a minimum of one side (east side).
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DATE: 06/01/21
2. RV Resort Access Road
The RV resort-access road provides a signalized intersection aligning with the Mission
Oaks service driveway and is designed as the primary RV resort entrance. In addition,
the road will act as a secondary connector road to residential uses. The signalized
intersection would allow for left turns in and out of the center at a controlled intersection
and would allow for pedestrian connectivity between residential uses on the east side of
El Camino Real and planned commercial uses along the west side of the street. A traffic
circle is proposed at the RV site entrance to allow for ease of vehicular circulation
between El Camino Real and the Obispo Road extension.
3. Main Commercial Area and Conference Driveway
The main commercial area and conference driveway is located off Del Rio Road just
east of the El Camino Real intersection. This driveway will be unrestricted and allow for
both left turns into and out of the site. The parking garage, entertainment center, and
conference center is located adjacent to this entrance, minimizing traffic through the site
and allowing for enhanced walkability. The continuing street will be a two-way street
with some on-street parking but intentionally narrowed adjacent to the main plaza to
create a pedestrian oriented environment.
Traffic/Public Improvements
The Specific Plan includes frontage improvements and extended infrastructure
improvements to mitigate traffic impacts generated by buildout of the Del Rio Specific
Plan properties. The applicants have prepared a supplemental traffic analysis
(Attachment 2) to show consistency with the 2020 analysis completed for the Specific
Plan Amendment and to determine traffic improvement triggers based on project
phasing. The traffic analysis concluded that the traffic volumes are within the range of
those anticipated with the 2020 amendments and provides phasing triggers for public
improvements as follows:
1. Phase I (RV Resort and Glamping Units)
The applicant will be required to install intersection improvements at El Camino
Real and the Mission Oaks south driveway including dual left turn lanes. The
applicants may choose to defer installation of the signal to Phase II but will be
required, at a minimum, to install conduit for signalization. If signals are deferred,
a pedestrian path will be required along the El Camino Real frontage to the Del
Rio intersection.
2. Phase II (Commercial Mixed-Use / Entertainment)
Phase II will encompass full buildout of the required Specific Plan public
improvements including:
a. Widening of El Camino Real and Del Rio Road to accommodate
improvements required by the traffic impact analysis and consistent with
the adopted plan-line setback. This includes a dedicated right turn onto
Del Rio, bike lanes, and a bus stop with shelter.
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DATE: 06/01/21
b. Improvements at the intersection of Del Rio Road and El Camino Real
including widening, lane alignment/reconfiguration, signal modifications,
and completion of the dedicated right turn lane onto northbound 101.
c. Installation of the signal at the El Camino Real / Mission Oaks driveway if
not completed in the previous phase.
3. Multi-Family Residential
The multi-family development portion of the project will be required to construct
the Obispo Road extension to its full-required width. A temporary fire department
turn around will be required at the terminus of the road until such time that the
road is extended to accommodate future development to the south.
The project will be also be required to pay into the Del Rio Traffic Mitigation fund for any
improvements already completed. To date, the City has received a permit to construct
the retaining wall associated with the construction of the dedicated northbound 101 right
turn lane in conjunction with the Taco Bell development at the North West corner of Del
Rio and EL Camino Real. This improvement is a condition of the Specific Plan and will
require reimbursement based on the 2020 traffic impact analysis and fair share
distribution.
Parking
The project proposes a variety of uses with a focus on walkability to enhance the
entertainment, conference and tourism experience. The applicants are proposing an on-
site parking garage to reduce the need for large surface-level parking lots. The
proposed garage is located off the western-most Del Rio driveway and is envisioned to
be integrated into the commercial entertainment building, allowing for the ground floor to
be lined with small-scale retail uses diminishing the appearance of parking from the
ground level. Conditions are included to ensure that the garage is designed to provide
pedestrian scale and incorporate active commercial uses.
The Garage concept provides 315 parking spaces adjacent to the entertainment, hotel,
and conference uses. In addition, there are approximately 141 surface parking spaces
adjacent to the mixed-use commercial buildings and opportunities for on-street parking
throughout. Guest parking will also be provided throughout the RV area including
parking for glamping sites. Minimum glamping and RV guest parking requirements are
included in the conditions of approval as are requirements to meet minimum parking
standards with each phase of development.
Neighborhood Compatibility
The proposed project includes a variety of uses aimed at balancing compatibility with
the existing neighborhood while providing commercial and tourist-serving uses that
address the City’s vision for buildout of the Del Rio Rd area. The Specific Plan allows
for a myriad of uses on the project site including business park development, retail,
outdoor recreation, small-scale manufacturing, warehousing, and large-scale regional
retail. The Specific Plan includes a three-acre area dedicated to high-density residential
uses and is intended to meet the City’s Regional Housing Needs Allocation (RHNA), as
ITEM NUMBER: 2
DATE: 06/01/21
identified in the newly adopted Housing Element. The applicants have proposed land
uses that respond to the commercial needs of City residents and have located those
uses on-site in a way which they believe provides buffering and transition to the existing
single-family neighborhood to the east. Other portions of the Specific Plan to the north
of this site will continue to provide space for up 200,000 square feet of light industrial,
office park, and other commercial uses designed to support head of household jobs.
However, the former Walmart site, with its sloping terrain, extensive views, native trees,
and residential setting, is better suited for a new mixture of uses that takes advantage of
site conditions while aiding compatibility and providing synergistic uses with adjacent
commercial development areas.
Landscaping and Buffering
Detailed landscaping will be submitted with future site and architecture plans for each
phase which will require future review by the Planning Commission and/or DRC;
however, typical landscape concepts have been provided to highlight landscaping
buffering and screening in key areas. In particular, the applicant has provided screening
concepts for the RV parking areas where retaining walls are used to terrace the site.
The RV resort has been designed to accommodate site topography with a stepped site
design. This results in retaining walls of up to six (6) feet in height. The applicants have
maintained adequate RV site depth to provide landscape for screening adjacent to the
walls on the lower side and planting areas on the upper side for trailing groundcovers.
Noise (hours of operation, location of amphitheater, and location of campsites)
As a commercial development site, the City’s General Plan anticipates levels of noise
for daytime and evening uses. The previously approved large-scale regional retail
building included a delivery truck entrance off Del Rio Rd and truck docks facing the
existing residential neighborhood. The current proposal shifts a majority of the more
intense commercial uses toward El Camino Real and relocates residential uses along
the eastern portion of the property. Therefore, the mix of uses should reduce noise
levels compared to the previously approved plan, particularly during sensitive noise
times such as early morning hours.
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DATE: 06/01/21
The proposal includes an amphitheater designed to accommodate up to 300 people
located toward the middle of the site, which is designed to utilize natural topography for
seating and noise buffering. While the slope of the seating area is designed to bounce
sound toward the El Camino Real / Del Rio Road intersection, noise impacts based on
amplification and intended hours of operation may occur. Hours of operation for the
amphitheater use are incorporated into the project conditions to reduce potential noise
impacts. Current conditions include limiting amphitheater use to end at 10:00 p.m.,
requiring a use permit to allow for any amplified sound. This will allow staff to request an
acoustical analysis to address any neighborhood impacts and provide adequate
mitigation and will allow for neighborhood input.
Other land uses on the site, including RV parking, lodging uses, retail and residential
uses are anticipated to result in noise levels that are below the level of previously
contemplated land uses.
Architectural Design Concept:
The Del Rio Road Commercial Area Specific Plan includes architectural design
guidelines for future development within the Specific Plan boundary. The design
guidelines support a contemporary agrarian theme and depict features such as varied
angular roof forms, vertical façade accent features, earth toned colors, a variety of
contemporary materials to add texture, large openings, overlapping horizontal and
vertical elements, and layering of façade features.
The current proposal remains complimentary to this theme with contemporary design
elements and a mixture of materials. As this is a layered Master Plan of Development
proposal, final designs of each phase will require DRC approval prior to construction.
This will allow for flexibility in final design detailing prior to construction and allow
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DATE: 06/01/21
buildings to be designed to suit particular tenants while ensuring neighborhood input
and consistency with City design standards. The Master Plan of Development will
dictate design theme and include conditions for general building design features to
ensure visual compatibility from El Camino Real and surrounding neighborhoods.
Design Theme / Elements
The project currently proposes a contemporary rustic theme with agrarian accents that
complement Atascadero’s rural character. Design concepts have been developed for
the commercial portion of the project to show height, massing, and general architectural
theme. Materials include large storefront glazing, wood siding accents, metal roofs and
awnings, textured block, and concrete. The integrated parking garage includes windows
and openings on all floors to give the appearance of a retail building.
Conditions have been included to refine the design of the commercial buildings with
added features to ensure high-quality architecture and consistency with the Del Rio
Specific Plan.
Height
The permitted height in the CR zoning district is 35 feet from average finished grade.
The mixed-use buildings along El Camino Real are proposed to be approximately 45
feet from finished grade (sidewalk level). The hotel building may also be a similar
height, but the applicants are still exploring design concepts for this use. The
entertainment center is proposed at 55 feet to the top of the roof form. As these heights
exceed current municipal code standards, The Master Plan of development includes
approval of height exceptions and final building design will be reviewed by the DRC
prior to permitting for consistency.
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DATE: 06/01/21
No Net Loss
The 2021-2028 Housing Element identifies the residential multi-family zoned property in
the Specific Plan to meet the City’s Regional Housing Needs Allocation (RHNA) aimed
at facilitating the construction of affordable housing. The current proposal relocates the
residentially zoned portion of the property and slightly increases the developable area.
The new proposed location continues to meet the State parameters as an appropriate
RHNA housing site and will allow for additional units based on the increase in size. A
finding is included in the resolution confirming compliance with the State’s requirements
for no net loss of adequate housing sites.
Community Facilities District (CFD)
Based on findings from the 2003 Taussig Study, revenue from new residential
development including property tax revenues, vehicle licensing fees, sales taxes, and
other revenues are insufficient to cover the maintenance and emergency services costs
of new development. Based on the revenue projections from the Taussig Study, the City
has developed standard conditions of approval for new development projects that
require the cost of maintenance and emergency services to be funded by the project
through annexation into the existing community facilities district (CFD).
As this project contains both a mixed-use component as part of the commercial area
development and a multi-family component, a condition has been included to annex into
the city-wide CFD. While the annexation will encompass all parcels with a residential
component, commercial development is not charged the additional tax based on the
offset of revenues received compared to the service needs. The applicant will be
required to annex into the district prior to parcel map recordation.
Proposed Environmental Determination
An EIR was prepared and certified for the Del Rio Road Specific Plan in 2012. Two
addendums were completed and approved, the most recent in 2019 with the Del Rio
Road Commercial Area Specific Plan update and revised plan-line setback which
eliminated the round-about interchange project. The proposed permanent uses are
consistent with the underlying zoning district and Specific Plan. The increase in
residentially zoned property will not have a substantial impact on traffic. The applicants
have provided a supplemental traffic analysis to demonstrate that traffic volumes are
within those anticipated by the Specific Plan and the associated certified EIR with the
implementation of mitigation measures required as by the EIR mitigation monitoring
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DATE: 06/01/21
program. The project is found to be consistent with the previously certified EIR and
subsequent addendums.
General Plan Amendment Schedule
Per State law, the General Plan may only be amended four times per calendar year.
The City’s General Plan identifies March and September as set amendment cycle
adoption dates (Cycle A and B) and reserves the two additional cycles (cycle C and D)
for City amendments. This project is the first application that proposes to amend the
General Plan this year and, with the City’s comprehensive General Plan Amendment
commencing later this year, staff does not anticipate exceeding the State’s limits on
annual amendments.
CONCLUSION
The proposed project is consistent with the Del Rio Road Specific Plan and provides for
a variety of uses at a key commercial node. The project provides for both tourism-
serving uses as well as local uses focused on entertainment, restaurant, and retail uses.
Approval of this project will allow for the relocation of residential uses on-site and realign
the public collector road in addition to setting the site development concept. Conditions
are added to ensure subsequent review of project development details and
implementation of design details for consistency with the Del Rio Road Specific Plan
and surrounding development vision.
ALTERNATIVES
1. The Commission may recommend modifications to the concept plan or
conditions of approval.
2. The Commission may determine that more information is needed on some
aspect of the project and may refer the item back to staff and the applicant to
develop the additional information. The Commission should clearly state the type
of information that is required and move to continue the item to a future date.
3. The Commission may recommend the City Council deny the proposed project.
The Commission should specify the reasons for denial of the project and
recommend an associated finding with such action. If the project is denied, the
Specific Plan will remain in effect and the property may be developed with other
uses as allowed by the project site zoning.
ATTACHMENTS:
Attachment 1: Draft Resolution
Attachment 2: Traffic Analysis
ITEM NUMBER: 2
DATE: 06/01/21
Attachment 1: Draft Resolution
DRAFT PC RESOLUTION
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA,
RECOMMENDING THE CITY COUNCIL APPROVE GENERAL PLAN
AMENDMENTS, ZONING MAP AMENDMENT, AMENDMENTS TO THE
DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN, A
CONDITIONAL USE PERMIT TO ESTABLISH A CONCEPT MASTER
PLAN OF DEVELOPMENT INCLUDING APPROVAL OF THREE
CONDITIONALLY ALLOWED USES (RV RESORT, CONFERENCE
CENTER, AND MIXED-USE COMMERCAIL BUILDINGS), AND A
HEIGHT EXCEPTION FOR THE DEL RIO RANCH PROJECT
Del Rio Ranch
AMND21-0020
2005, 2055, 2115, 2205, 2325, 2375, 2405 El Camino Real and
4999, 5505, 5701, 5703, 5705 Del Rio Road
(Del Rio Road Commercial Area Specific Plan South-East Project Site)
APNs 049-112-039, 049-112-036, 049-112-022, 049-112-018, 049-112-019, 049-
112-002, 049-151-040, 049-151-041, 049-151-037, 049-151-036,
and 049 -151-005
WHEREAS, an application has been received from Cal Coastal Holdings, LLC (242 El
Dorado Way, Pismo Beach, CA 93449), Applicant and Owner, to consider a General Plan
Amendment, Zoning Map Amendment, Specific Plan Amendment, a Master Plan of
Development (Conditional Use Permit) including approval of three conditionally allowed uses
and outdoor amplified sound, and a height exception; and,
WHEREAS, the site’s current General Plan Land Use Designation is High Density
Residential (HDR) and General Commercial (GC); and
WHEREAS, the site’s current Zoning Designation is Residential Multi-Family (RMF-
24) and Commercial Retail (CR) with a Specific Plan #2 (SP2) Overlay; and
WHEREAS, the Del Rio Road Commercial Area Specific plan (DRRCASP: SP#2)
requires the adoption of a Master Plan of Development, approved in the form of a Conditional
Use Permit prior to any development of the site; and
WHEREAS, a conference facility, RV resort, and vertical mixed-use uses are listed as
conditionally allowed uses in the CR/SP2 zoning district; and
WHEREAS, outdoor amplified sound is proposed for the amphitheater use and plaza
areas and requires approval through a public hearing process; and
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DATE: 06/01/21
WHEREAS, the applicants are proposing to exceed the 35-foot height limit in the CR
zoning district for the mixed-use buildings, entertainment center, and hotel, which requires
approval of a Use Permit ; and
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of t he
California Environmental Quality Act (CEQA) have been adhered to; and
WHEREAS, a timely and properly noticed Public Hearing upon the subject Master Plan
of Development and Vesting Tentative Tract Map was held by the Planning Commission of the
City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of
said Master Plan of Development; and
NOW, THEREFORE, BE IT RESOLVED, the Planning Commission of the City of
Atascadero takes the following actions:
SECTION 1. Recitals: The above recitals are true and correct.
SECTION 2. Public Hearing. The Planning Commission of the City of Atascadero, at a Public
Hearing held on June 1, 2021, considered the proposed development plan.
SECTION 3. CEQA. The project was determined to be consistent with previously certified
EIR and subsequent addendums prepared for the Del Rio Road Commercial Area Specific Plan.
SECTION 4. Facts and Findings. The Planning Commission makes the following findings,
determinations and approvals with respect to the project approvals:
A. Findings for approval of a General Plan Amendment
FINDING: The proposed amendment is in the public interest.
FACT: The proposed map amendment designates the easterly portion of the site for high-
density residential development. The previous plan designated a smaller portion along the
southern portion of the site for this use. Relocation of the residentially zoned portion of
the site will facilitate development of the site and concentrate commercial uses along the
El Camino Real consistent with commercial development goals.
FINDING: The proposed amendment is in conformance with the adopted General Plan
Goals, Policies, and Programs and the overall intent of the General Plan.
FACT: The proposed re-designation maintains an available site for housing development
and supports a transition from residential to commercial land uses as supported by the
General Plan. The re-designation supports goals, policies, and programs through the
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DATE: 06/01/21
General Plan including the Land Use, Openspace, and Conservation Element as well as
the newly adopted Housing Element and Circulation Element.
FINDING: The proposed amendment is compatible with existing development,
neighborhoods, and the environment.
FACT: The modified multi-family zoning designation comprises of the eastern portion of
the Del Rio Ranch site and acts as a buffer between existing residential uses and the
proposed commercial land uses. The site is moderately sloped and will be served by the
required extension of Obispo Road.
FINDING: The proposed map amendment will not create any new significant and
unavoidable impacts to traffic, infrastructure, or public services.
FACT: The map amendment relocates residential zoning on the Del Rio Ranch project
site. The proposed project will not generate significant and unavoidable impacts to traffic.
The project will contribute City TIF fees toward the US 101 interchanges and will
construct or pay fair share fees toward improvements identified in the Del Rio Road
Commercial Area Specific Plan and associated EIR. All internal and abutting public
roads have been designed to City standard.
FINDING: The proposed amendment is consistent with the adopted EIR and mitigation
monitoring program.
FACT: The proposed map amendment to modify the residential zoning for the Del Rio
Ranch project is consistent with the General Plan EIR and subsequent EIR prepared for
the del Rio Road Commercial Area Specific Plan.
B. Findings for approval of a Zone Map and Specific Plan Zone Amendment
FINDING: The Planning and Zoning Text and Map Change is consistent with General
Plan policies and all other applicable ordinances and policies of the City.
FACT: All amendments are minor in nature to accommodate the relocation of the
residentially zoned portion of the site. The amendments as proposed are consistent with
goals and policies in the City’s Land Use, Openspace and Conservation, Housing, and
Circulation elements.
FINDING: This Amendment of the Zoning Ordinance and Map will provide for the
orderly and efficient use of lands where such development standards are applicable.
FACT: The proposed amendments will relocate the residentially zoned portion of the site
to the eastern property line, creating a residential buffer between existing single-family
houses and the commercially zoned portion of the site. A dedicated public road will be
provided between the residential and commercial zoning to provide for efficient and
orderly development.
ITEM NUMBER: 2
DATE: 06/01/21
FINDING: The Text and Map Change will not, in itself, result in significant
environmental impacts.
FACT: The proposed relocation of the high density residential zoning and associated
Specific plan Amendments will not result in significant environmental impacts. The
project is consistent with the previously certified EIR for the project site and mitigation
measures have been incorporated to mitigate any identified impacts.
C. Findings for Approval of a Conditional Use Permit (Master Plan of
development, conditionally allowed uses)
FINDING: The proposed project or use is consistent with the General Plan
FACT: The proposed amendments are consistent with General Plan Land Use Circulation
and Housing Element Policies. The project site provides for master planned commercial,
entertainment, and tourist serving uses on a 26-acre site. Conditionally allow4ed uses
have been integrated in the site design.
FINDING: The proposed project or use satisfies all applicable provisions of the Title
(Zoning Ordinance) including provisions of the Del Rio Road Commercial Area Specific
Plan.
FACT: The proposed project, with requested General Plan Amendment sna damendments
to the Specific plan, is consistent with all applicable zoning regulations. Amendments
will facilitate the development of the site in a manner that provides compatibility with the
surrounding neighborhood and achieves the City’s economic development and
community goals.
FINDING: The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be detrimental
to the health, safety, or welfare of the general public or persons residing or working in the
neighborhood of the use, or be detrimental or injurious to property or improvements in
the vicinity of the use.
FACT: The proposed project will not be detrimental to the health, safety, or welfare of
the general public or persons residing in the neighborhood. The uses are consistent with
the underlying zoning district and with the Del Rio Road Commercial Area Specific Plan.
The proposed residential zoning designation will buffer adjacent residential uses from the
commercial portion of the site. The Specific Plan standards, mitigation measures, and
underlying zoning development standards will ensure that pedestrian and vehicular access
conditions are designed in a manner which does not create ongoing safety concerns.
FINDING: The proposed project or use will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development.
FACT: The proposed project provides a transit ion from surrounding existing residential
uses to the commercial portion of the site. The site is located at a key commercial node
and development with the uses as proposed is anticipated within the Commercial Retail
ITEM NUMBER: 2
DATE: 06/01/21
zoning designation. The project is consistent with surrounding residential and
commercial uses.
FINDING: The proposed use or project will not generate a volume of traffic beyond the
safe capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the surrounding
neighborhood that would result from full development in accordance with the Land Use
Element.
FACT: The proposed project will not generate significant and unavoidable impacts to
traffic. The project will contribute City TIF fees toward the US 101 interchanges and will
construct or pay fair share fees toward improvements identified in the Del Rio Road
Commercial Area Specific Plan and associated EIR. All internal and abutting public
roads have been designed to City standard.
FINDING: The proposed project is in compliance with any pertinent City policy or
criteria adopted by ordinance or resolution of the City Council, including the City’s
Appearance Review Manual and the Inclusionary Housing Policy.
FACT: The proposed project was reviewed by the Design Review Committee and was
found to comply with all standards of the City’s Appearance Review Manual. The multi-
family portion of the site is identified as a housing opportunity site and it expected to
develop with affordable-by-design housing.
FINDING: The Master Plan of Development standards or processing requirements will
enhance the opportunity to best utilize special characteristics of an area and will have a
beneficial effect on the area.
FACT: The proposed project utilized natural site topography to create a viable tourist and
local serving destination. Site topography also assists in buffering commercial activities
from surrounding residential uses while maintaining a higher intensity commercial
development as anticipated in the Commercial Retail zoning district.
D. Findings for Approval of a Height Exception
FINDING: The project will not result in substantial detrimental effects on the enjoyment
and use of adjoining properties and that the modified height will not exceed the lifesaving
equipment capabilities of the Fire Department.
FACT: The height is exceeded by architectural and roof features for commercial and
mixed-use buildings located adjacent to the El Camino Real and Del Rio frontages. The
modified height will not exceed the lifesaving equipment capabilities of the Fire
Department and is intended to enhance the appearance of the project and provide
variation in building form and massing.
E. Findings for Approval of Housing Site Relocation
ITEM NUMBER: 2
DATE: 06/01/21
FINDING: The relocation of the multi-family housing site complies with SB330
(Housing Crisis Act) to ensure no net loss of residential capacity.
FACT: The project includes relocation of the residentially zoned portion of the South-
East project site within the Del Rio Road Commercial Area Specific Plan. The project
action increases the acreage of the residentially zoned land from 3 acres to 3.6 acres of
developable area. This action includes concurrent re-designation of the site in accordance
with SB330 to ensure no net loss of residentially zoned land available for housing
development.
SECTION 4. Approval. The Planning Commission of the City of Atascadero, in a regular
session assembled on June 1, 2021 resolved to recommend the City Council approve the Del Rio
Ranch phased development plan and associated zoning and general plan amendments consistent
with the following:
EXHIBIT A: General Plan Land Use Amendment Diagram
EXHIBIT B: Zoning Map Amendment Diagram
EXHIBIT C: Amended Specific Plan
EXHIBIT D: Conditions of Approval / Mitigation Monitoring Program.
EXHIBIT E: Concept Development Plan Set
ITEM NUMBER: 2
DATE: 06/01/21
BE IT FURTHER RESOLVED, that a copy of this Resolution be delivered forthwith
by the Planning Commission Secretary to the City Council of the City of Atascadero.
On motion by Commissioner ____________, and seconded by Commissioner __________, the
foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES: ()
NOES: ()
ABSENT: ()
ABSTAINED: ()
ADOPTED:
CITY OF ATASCADERO, CA
__________________________________
Jeff van den Eikhof
Planning Commission Chairperson
ATTEST:
___________________________________
Phil Dunsmore
Planning Commission Secretary
ITEM NUMBER: 2
DATE: 06/01/21
Exhibit A
General Plan Land Use Amendment Diagram
Current General Plan designations Proposed General Plan designations
GC GC
HDR
HDR
ITEM NUMBER: 2
DATE: 06/01/21
Exhibit B
Zoning Map Amendment Diagram
Current zoning designations Proposed zoning designations
CR CR
RMF-24
RMF-24
ITEM NUMBER: 2
DATE: 06/01/21
Exhibit C
Del Rio Road Commercial Area Specific Plan Amendments
See following
civil engineers ♦ land surveyors ♦ land planners
CITY OF ATASCADERO
March 2012
September 2020
June 2021
1998 Santa Barbara Street, Suite 200
San Luis Obispo, CA 93401
Adopted July 2012
Amended October, 2020
Amended June 2021
- INTENTIONALLY LEFT BLANK -
civil engineers ♦ land surveyors ♦ land planners
CITY OF ATASCADERO
DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
Prepared for:
The City of Atascadero
Prepared by:
eda – design professionals
1998 Santa Barbara Street, Suite 200
San Luis Obispo, CA 93401
(805) 549-8658
In Conjunction with:
Omni Design Group, Inc.
Perkowitz + Ruth Architects
Conceptual Design & Planning Company
ACKNOWLEDGEMENTS
FROM 2012
City Council
Bob Kelley, Mayor
Tom O’Malley, Mayor Pro Tem
Jerry Clay, Sr., Council Member
Roberta Fonzi, Council Member
Brian Sturtevant, Council Member
Planning Commission
Chuck Ward, Chairperson
Dennis Schmidt, Vice Chairperson
Christian Cooper, Commissioner
Len Colamarino, Commissioner
Beth Wingett, Commissioner
David Bentz, Commissioner
Mark Dariz, Commission
City Staff
Wade McKinney, City Manager
Warren Frace, Community Development Director
Russ Thompson, Director of Public Works
Brady Cherry, Community Services Director
Kurt Stone, Fire Chief
TABLE OF CONTENTS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
i
I OVERVIEW
1.1 Purpose I-1
1.2 Legal Authority I-1
1.3 Project Location I-2
1.4 Project Description & Objectives I-2
1.5 Development Approval Components I-6
1.6 Relationship to General Plan & Zoning Ordinance I-7
1.7 California Environmental Quality Act (CEQA) Compliance I-7
II SETTING & EXISTING CONDITIONS
2.1 Existing Land Use Conditions II-1
2.1.1 Existing Land Use & Zoning Designations II-1
2.1.2 Surrounding Land Uses & Zoning Designations II-3
2.2 Existing Circulation II-4
2.2.1 Regional Circulation II-4
2.2.2 Local Circulation II-4
2.2.3 Public Transportation II-5
2.3 Existing Physical Conditions II-6
2.4 Existing Utilities II-7
III LAND USE PLAN
3.1 Land Uses III-1
3.1.1 General Commercial (GC) III-1
3.1.2 High Density Residential (HDR) III-1
3.1.3 Single Family Residential (SFR-X) III-2
3.2 Land Use Policies III-2
3.2.1 South-East Project Site III-4
3.2.2 North End Project Site III-5
3.3 Circulation Policies III-6
3.3.1 Vehicle & Truck Access Policies III-6
3.3.2 Non-Vehicular & Public Transportation Access Policies III-7
TABLE OF CONTENTS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
ii
3.4 Public Facilities Policies III-13
3.4.1 Water Policies III-13
3.4.2 Wastewater & Sewer Policies III-13
3.4.3 Storm Drainage Policies III-14
3.4.4 Electricity Policies III-15
3.4.5 Natural Gas Policies III-15
3.4.6 Communications Policies III-15
3.5 Grading Policies III-16
3.6 Community Facilities Policies III-16
IV DEVELOPMENT STANDARDS
4.1 Commercial Retail (CR) Development Standards IV-1
4.1.1 Permitted Uses IV-1
4.1.2 Property Development Standards IV-2
4.2 Residential Multiple Family (RMF-20) Development Standards IV-2
4.2.1 Permitted Uses IV-3
4.2.2 Property Development Standards IV-3
4.3 Residential Single Family (RSF-X) Development Standards IV-3
4.3.1 Permitted Uses IV-3
4.3.2 Property Development Standards IV-3
V DESIGN GUIDELINES
5.1 Commercial Retail (CR) Design Guidelines V-1
5.1.1 General Design Concepts V-1
5.1.2 Landscaping V-10
5.1.3 Parking & Parking Lot V-15
5.1.4 Lighting V-15
5.1.5 Signage V-15
5.1.6 Fencing & Screening V-16
5.1.7 On-Site Circulation V-17
5.1.8 Loading V-17
TABLE OF CONTENTS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
iii
5.1.9 Outdoor Storage V-18
5.2 Residential Multiple Family (RMF-20) Design Guidelines V-18
5.3 Residential Single Family (RSF-X) Design Guidelines V-18
VI IMPLEMENTATION AND ADMINISTRATION
6.1 Interpretation VI-1
6.2 Definition of Terms VI-1
6.3 Enforcement VI-1
6.4 Severability VI-1
6.5 Implementation of Development Standards VI-2
6.6 Implementation of Design Standards VI-2
6.7 Application Processing VI-2
6.8 Financing & Phasing of Development VI-3
6.8.1 South-East Project Site VI-3
6.8.2 North End Project Site VI-4
6.9 Maintenance VI-4
6.9.1 City Maintenance Responsibility VI-4
6.9.2 Other Agency Maintenance Responsibility VI-5
6.9.3 Private Maintenance VI-5
6.10 Substantial Conformance VI-5
6.10.1 Procedure VI-6
6.11 Specific Plan Amendments VI-6
TABLE OF CONTENTS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
iv
VII EXHIBITS
Exhibit 1: City of Atascadero Existing Land Use VII-1
Exhibit 2: City of Atascadero Proposed Land Use VII-2
Exhibit 3: City of Atascadero Existing Zoning VII-3
Exhibit 4: City of Atascadero Proposed Zoning VII-4
VIII APPENDICES
Appendix A: Precise Description of Specific Plan Boundary A-1
Appendix B: Project Consistency Analysis C-1
TABLE OF CONTENTS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
v
LIST OF TABLES
Table 1-1: Specific Plan Land Use Summary I-3
Table 2-1: South-East Project Site Land Use & Zoning
Designations
II-1
Table 2-2: North End Project Site Land Use & Zoning
Designations
II-3
Table 2-3: Surrounding Land Use & Zoning Designations II-4
Table 3-1: Specific Plan Land Use Summary III-2
Table 4-1: Commercial Retail (CR) Development Standards IV-2
LIST OF FIGURES
Figure 1-1: Del Rio Road Commercial Area Specific Plan Site Vicinity I-4
Figure 1-2: Del Rio Road Commercial Area Specific Plan Conceptual Plan I-5
Figure 2-1: Specific Plan Existing Land Use & Zoning Designations II-2
Figure 3-1: Del Rio Road Commercial Area Specific Plan Conceptual Land Use Plan III-3
Figure 3-2: Del Rio Road Commercial Area Specific Plan Conceptual Circulation Plan III-8
Figure 5-1: Architectural Design Concept – Main Features V-3
Figure 5-2: Architectural Design Concept – Secondary Features V-4
Figure 5-3: Architectural Design Concept – Outdoor Space V-5
Figure 5-4: Architectural Design Concept – Architectural Theme Elements V-6
Figure 5-5: Conceptual Landscape Palette
Figure 5-6: Del Rio Road Commercial Area Specific Plan Signage Program
V-9
v-12
OVERVIEW
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
I OVERVIEW
1.1 Purpose I-1
1.2 Legal Authority I-1
1.3 Project Location I-2
1.4 Project Description & Objectives I-2
1.5 Development Approval Components I-6
1.6 Relationship to General Plan & Zoning Ordinance I-7
1.7 California Environmental Quality Act (CEQA) Compliance I-7
OVERVIEW
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
I - 1
OVERVIEW
The Del Rio Road Commercial Area Specific Plan (“Specific Plan”) Layout encompasses two
sites totaling approximately 39 acres (the “Specific Plan area”) generally located at the
intersection of Del Rio Road and El Camino Real in the northern portion of the City of
Atascadero (the “City”). The Specific Plan is a comprehensive plan for the development of
vacant commercial parcels at the Del Rio and El Camino Real intersection. These large
development sites comprise significant opportunity locations for expanding jobs, tourism and
housing in the northern end of the City.
1.1 PURPOSE
The purpose of the Del Rio Road Commercial Area Specific Plan is to assist in the development
of the site in a manner that provides jobs and economic development in the City of Atascadero
to help balance the significant imbalance of jobs to housing. The Specific Plan accomplishes
these purposes by providing for the efficient use of land, ensuring compatibility between existing
and proposed land uses, and establishing environmental and development standards and
procedures to be met in development of the Specific Plan area. The development regulations
contained in the Specific Plan address the unique characteristics of the development sites and
surrounding properties, as well as the needs of the commercial land uses proposed for the
development sites. These efforts are intended to foster greater economic development and
design opportunities than could be achieved through the use of conventional zoning and
development standards.
The Del Rio Road Commercial Area Specific Plan serves as the overlay zone for the combined
South-East and North End Project sites. This Specific Plan, together with the underlying zoning
on the sites, establishes permitted uses and provides development regulations, requirements,
and design guidelines for all development within the boundaries of the Specific Plan area.
1.2 LEGAL AUTHORITY
The Del Rio Road Commercial Area Specific Plan has been prepared in accordance with
California Government Code, Title 7, Division 1, Chapter 3, Article 8 Sections 65450 through
65457. The California Government Code authorizes jurisdictions to adopt Specific Plans by
resolution as policy documents or by ordinance as regulatory documents. The law allows
preparation of Specific Plans, as may be required for the implementation of the General Plan,
and further allows for their review and adoption. Specific plans act as a bridge between General
Plan and individual development standards and guidelines, capital improvement programs and
financing methods into a single document that is tailored to meet the needs of a specific area.
The Specific Plan implements the following: (1) General Plan land use designation of General
Commercial and zoning designation of Commercial Retail for the South-East and North End
commercial centers; (2) General Plan land use designation of High Density Residential (HDR)
and zoning designation of Residential Multiple Family-20 24 (RMF-2024) for the Multiple Family
South-East Outparcel; and (3) General Plan land use designation of Single Family Residential
and zoning designation of Residential Single Family-X (RSF-X) for the Single Family North End
Outparcel.
The standards contained in the Specific Plan have been adopted by ordinance and are
enforceable to the same extent as standards contained in the Zoning Ordinance and other City
OVERVIEW
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
I - 2
Codes. In the event of an inconsistency between the Specific Plan and the underlying zoning
regulations, the provisions of the Specific Plan shall prevail. The meaning and construction of
words, phrases, titles and terms shall be the same as provided in Atascadero Municipal Code
and Atascadero General Plan, unless otherwise specifically provided in the Specific Plan.
1.3 PROJECT LOCATION
The Del Rio Road Commercial Area Specific Plan is comprised of two sites totaling
approximately 39 acres that are located in the northern portion of the City of Atascadero in close
proximity to U.S. Highway 101. The South-East Project site is bounded by Del Rio Road to the
north, El Camino Real to the west, Rio Rita Road to the east, and residential uses to the south.
The North End Project sites are bounded by residential and commercial lots to the north,
residential lots to the east, undeveloped commercial uses on El Camino Real and Highway 101
to the west, and Del Rio Road and vacant commercial lots to the south. The legal description
for the Specific Plan area is contained in Appendix A. The location of the Specific Plan area is
illustrated in Figures 1-1: Del Rio Road Commercial Area Specific Plan Site Vicinity and 1-2:
Del Rio Road Commercial Area Specific Plan Conceptual Site Plan.
1.4 PROJECT DESCRIPTION & OBJECTIVES
Below is a general description of the South-East Project and North End Project. More detailed
information on the combined projects is provided in Chapter 3: Land Use Concept.
The development of the South-East Project site is proposed to be subdivided into four lots; one
lot proposes a major tenant site; two other parcels are designed for smaller Commercial sites
(Outparcels), and one additional parcel is designed for residential development (Multiple Family
Outparcel). The South-East Project site totals approximately 26 acres, and is located at the
southeast corner of El Camino Real and Del Rio Road.
The Master Plans of Development for the North End Project sites include a commercial /
business park on eight parcels as well as one Single Family Outparcel and a tourist serving use
on the west side of El Camino Real. The North End Project totals approximately 13 acres, and
is located on the northeast corner of El Camino Real and Del Rio Road and on the west side of
El Camino Real approximately 500 feet from the centerline intersection of Del Rio Road and El
Camino Real.
A summary of the land uses within the Specific Plan area is presented in Table 1-1: Specific
Plan Land Use Summary.
Implementation of this Specific Plan will accomplish the following objectives:
Implements the Atascadero General Plan providing development consistent with the
City's planned land uses;
Provides development that maximizes the property's use potential in a manner
consistent with the City's General Plan;
Maximizes and broadens the City's sales tax base by providing local and regional job
producing and tax-generating uses;
Improves and maximizes economic viability of the currently vacant and underutilized
project site and area through the establishment of a new commercial/jobs center;
OVERVIEW
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
I - 3
Creates additional employment-generating opportunities for the citizens of Atascadero
and surrounding communities;
Develops smaller, locally oriented retail and restaurant uses to complement the
employment uses;
Provides where necessary adequate infrastructure and public amenities;
Enhances the local economy by capturing job opportunities that are leaking to adjacent
cities;
Complements the existing retail base in the City of Atascadero located in the southern
part of the City;
Locates a commercial project at the intersection of two major streets, providing
convenient employment, tourist serving, residential, and shopping opportunities for
residences on the north side of Atascadero consistent with the General Plan’s Urban
Form Frameworks;
Ensures the consistent and rational development of the site in accordance with
established functional, environmental, and aesthetic standards.
TABLE 1-1: SPECIFIC PLAN DEVELOPMENT SUMMARY
LAND AREA FLOOR AREA / DENSITY
SOUTH-EAST PROJECT SITE
PARCEL SITE AREA BUILDING AREA
MAJOR TENANT PARCEL 19 ac. 129,560* sq. ft.
COMMERCIAL OUTPARCEL 1 ac. 5,000* sq. ft.
COMMERCIAL OUTPARCEL 1 ac. 5,000* sq. ft.
MULTIPLE FAMILY OUTPARCEL 2.83.6 ac. net 67 86 d.u.
DEDICATIONS 2.2 ac. --
SUBTOTAL SOUTH-EAST
PROJECT SITE
26 ac. (gross) 139,560* sq. ft. (44 d.u.)
NORTH END PROJECT
PARCEL SITE AREA BUILDING AREA
COMMERCIAL PARCELS (NORTH
END PROJECT SITE – EAST)
9.3 ac. 193,000* sq. ft.
HOTEL (NORTH END PROJECT
SITE – WEST)
1.7 ac. 73,833* sq. ft. / 120
rooms
SINGLE FAMILY OUTPARCEL 1.7 ac. 6 d.u.
DEDICATIONS 0.3 ac. --
SUBTOTAL NORTH END 13 ac. (gross) 266,833* sq. ft. (6 d.u.)
SPECIFIC PLAN
TOTAL 39 ac. gross 406,393* sq. ft. (50 d.u.)
* Assumed square-footage based on trip generation. Building floor area may change provided that total trip generation for
each site remains equal to or less than the total trips assumed in the 2020 traffic analysis. Should either peak hour or total
daily trips exceed the assumed numbers, an additional traffic study will be required to show no increase in impact. Should
impacts occur, a new environmental analysis will be required.
OVERVIEW
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
I - 4
City of Atascadero
Specific Plan Site
City of Atascadero
County of San Luis Obispo
Vicinity Maps are not to scale.
Figure 1-1: Del Rio Road Commercial Area Specific Plan Site Vicinity
SE Site
North
End
Site
OVERVIEW
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
I - 5
Figure 1-2: Del Rio Road Commercial Area Specific Plan Conceptual Plan
OVERVIEW
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
I - 6
1.5 DEVELOPMENT APPROVAL COMPONENTS
The components of the development approval process for the South-East Project and North
End Project sites are discussed below. The City has issued the following development
approvals for the South-East Project and North End Project sites concurrently with the Specific
Plan adoption:
General Plan Land Use Diagram Amendment. A General Plan Land Use Diagram
Amendment adopted by the City of Atascadero which changes: (1) the South-East
Project’s (a) High Density Residential (HDR), Medium Density Residential (MDR), and a
portion of the Suburban Estates (SE) designated property to General Commercial (GC);
and (b) 2.8-acre remainder of the existing residentially designated property to HDR to
accommodate a Residential Multiple Family (RMF-2024) use; and (2) the North End
Project’s (a) Single Family Residential-X (SFR-X) and Commercial Park (CPK)
designated property to GC; and (b) 1.7-acre remainder of the existing residentially
designated property to SFR-X in order to accommodate a Single Family use. Existing
and proposed Land Use diagrams can be found in Exhibits 4 and 5.
Del Rio Road Commercial Area Specific Plan. The Specific Plan, adopted by
ordinance, serves as the implementation tool for the General Plan and overlay zone for
the combined South-East Project and North End Project sites. The Specific Plan,
together with the underlying zoning on the sites, establishes permitted uses and
provides development regulations, requirements, and design guidelines for the Specific
Plan area. In the event of an inconsistency between the Specific Plan and the underlying
zoning regulations, the provisions of the Specific Plan shall prevail.
Zone Change. A Zone Change adopted by the City of Atascadero which changes: (1)
the South-East Project’s (a) Residential Multiple Family-20 (RMF-20), Residential
Multiple Family -10 (RMF-10), and a portion of the Residential Suburban (RS) zoned-
property to the CR Zone; and (b) 2.8-acres of residentially zoned property to RMF-20 to
accommodate a Multiple Family use; and (2) the North End Project’s Residential Single
Family (RSF-X) and Commercial Park (CPK) zoned property to the CR and RSF-X
zones. Existing and proposed Zoning diagrams can be found in Exhibits 6 and 7.
After the City of Atascadero deemed complete the project applications for the
development approvals, including an application for Vesting Tentative Parcel Map AT09-
0073, and commenced preparation of the Specific Plan EIR, the City of Atascadero
approved a General Plan update to modify the High Density Residential (HDR) land use
designation from a maximum of sixteen units per acre to a minimum of twenty units per
acre. The City approved a corresponding Zoning Ordinance text change and Zoning
Map to change the RMF-16 Zoning District to RMF-20 (minimum 20 units per acre), and
subsequently amended the name of the zone to RMF-24. Consistent with the recent
update to the City of Atascadero General Plan and Zoning Ordinance, the proposed
multiple family portion of the South-East Project Site is zoned RMF-24. Assumed
development potential at this increased density was assessed as part of the 2020 traffic
analysis update and therefore, the site can be developed under the full density of the
RMF-24 zoning district.
OVERVIEW
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
I - 7
Subdivision via Vesting Tentative Parcel Maps. Approved Vesting Tentative Parcel
Maps which reconfigure the: (1) South-East Project site consisting of 11 parcels into
four separate parcels for a major tenant site, two Commercial Outparcels, and one
Multiple Family Outparcel; and (2) North End Project site consisting of 7 parcels into
eight commercial retail parcels and one remainder parcel for future residential
development as allowed by Section 66426(c) of the Subdivision Map Act.
Tree Removal Permits and Protection Plans. Approvals to remove approximately 86
native trees on the South-East Project site and approximately 46 native trees on the
North End Project sites to accommodate the proposed development scheme.
Development of the South-East Project and the North End Project consistent with the
development approvals described in this Section 1.5, or as amended with the 2020 or 2021
Specific Plan Amendment as described further in this document, shall be processed in
accordance with Section 6.7: Application Processing, of this Specific Plan. The development
approvals are contained in the Master Plan of Development(s).
1.6 RELATIONSHIP TO THE GENERAL PLAN & ZONING ORDINANCE
The City of Atascadero adopted its General Plan on June 25, 2002. The Del Rio Road
Commercial Area Specific Plan is consistent with and implements the goals and policies of the
City of Atascadero General Plan within the Specific Plan area. Appendix B, the Project
Consistency Analysis, demonstrates how the Del Rio Road Commercial Area Specific Plan is
consistent with the General Plan. Accordingly, all projects that are found to be consistent with
this Specific Plan are deemed consistent with the General Plan.
The Del Rio Road Commercial Area Specific Plan is generally consistent with the City of
Atascadero Municipal Code, but provides additional development standards and guidelines that
have been customized to achieve the specific vision for the project area. The City's zoning
standards are utilized for certain aspects, such as the minimum parking spaces required, while
the Specific Plan provides other standards and guidelines that are tailored to the specific
development proposed for the Del Rio Road Commercial Area Specific Plan.
Projects shall be evaluated for consistency with the intent of Specific Plan policies and for
conformance with development standards and design guidelines. Development regulations and
requirements contained in this document shall supplement or replace those of the City of
Atascadero Municipal Code as they might otherwise apply to lands within the Del Rio Road
Commercial Area Specific Plan area. For projects within the Specific Plan area, policies and
standards in the Del Rio Road Commercial Area Specific Plan shall take precedence over more
general policies and standards applied through the rest of the City. To the extent the provisions
of the Specific Plan and the Atascadero Municipal Code are in conflict, the provisions of the
Specific Plan shall prevail. In situations where policies or standards relating to a particular
subject have not been provided in the Specific Plan, the existing policies and standards of the
Atascadero Municipal Code shall continue to apply.
1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) COMPLIANCE
The Specific Plan Environmental Impact Report (“Specific Plan EIR”) for the Del Rio Road
Commercial Area Specific Plan, certified by the City of Atascadero and prepared in accordance
OVERVIEW
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
I - 8
with the California Environmental Quality Act (“CEQA”) and City of Atascadero requirements
provides a detailed analysis of potential environmental impacts associated with the development
of the Specific Plan area. The Specific Plan EIR includes recommended mitigation measures
for the development projects and addresses project alternatives.
A primary function of the Del Rio Road Commercial Area Specific Plan and corresponding
Specific Plan EIR is to reduce the need for future detailed planning and environmental review.
Accordingly, the potential environmental impacts associated with the development of the Major
Tenant and two Commercial Outparcels at the South-East site, and North End site uses have
been fully analyzed at the project level in the Specific Plan EIR and subsequent addendums in
accordance with CEQA, and therefore, require no further environmental review. (See California
Public Resources Code, Sections 21166, 21083.3; California Code of Regulations, Sections
15162, 15183.) No specific development plans have been proposed for the Multiple Family
Outparcel or the Single Family Outparcel; thus, the potential environmental impacts associated
with their development of those parcels have been programmatically analyzed in the Specific
Plan EIR in accordance with CEQA at their maximum permitted density. At the time a specific
development project is proposed for either of the residential uses, the City shall make a
determination as to whether the project would create new environmental impacts or require
additional mitigation measures previously not analyzed or required in the Specific Plan EIR. If
the City finds that no new environmental impacts would occur or no new mitigation measures
would be required, pursuant to CEQA Guidelines Section 15162, then the City shall approve the
residential development project as being within the scope of the project covered by the program
level analysis in the Specific Plan EIR, and shall require no further environmental review.
(California Code of Regulations, Section 15168(c)(2)) If the City determines, however, that the
project may result in new environmental impacts or require new mitigation measures, additional
environmental review may be required.
SETTING & EXISTING CONDITIONS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
II SETTING & EXISTING CONDITIONS
2.1 Existing Land Use Conditions II-1
2.1.1 Existing Land Use & Zoning Designations II-1
A. South-East Project Site II-1
B. North End Project Site II-3
2.1.2 Surrounding Land Uses & Zoning Designations II-3
2.2 Existing Circulation II-4
2.2.1 Regional Circulation II-4
2.2.2 Local Circulation II-4
A. El Camino Real II-4
B. Del Rio Road East of El Camino Real II-5
C. Del Rio Road West of El Camino Real II-5
2.2.3 Public Transportation II-5
2.3 Existing Physical Conditions II-6
2.4 Existing Utilities II-7
SETTING & EXISTING CONDITIONS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
II - 1
SETTING & EXISTING CONDITIONS
The setting and existing conditions presented describe the Specific Plan area prior to the
issuance of the development approvals described in Section 1.5 of this Specific Plan. The
setting and existing conditions include information related to the Specific Plan location, existing
and surrounding land uses and zoning designations, circulation, physical conditions, and
utilities. This information provides context for the development concept discussed in Chapter 3:
Land Use Concept.
2.1 EXISTING LAND USE CONDITIONS
The Del Rio Road Commercial Area Specific Plan area has historically consisted of low-density,
sparsely populated residential uses. The majority of the current Specific Plan area can be
characterized as unimproved and vacant. Vegetation at the site generally consists of scattered
oak and sycamore trees, as well as non-native ornamental trees and shrubs.
At the time the Specific Plan was drafted, the South-East Project site contained the remnants of
six previously demolished, dilapidated, and abandoned wood frame homes and related out-
buildings. The site also contained a single Colony home which must be demolished or
relocated. The effects of the development on this Colony home are fully disclosed and analyzed
as part of the Specific Plan EIR prepared pursuant to CEQA.
At the time the Specific Plan was drafted the North End Project site contained one single family
residential dwelling, and three out-buildings. The site also contained a single Colony home
which must be demolished or relocated. The effects of the development on this Colony home
are fully disclosed and analyzed as part of the Specific Plan EIR prepared pursuant to CEQA.
2.1.1 EXISTING LAND USE & ZONING DESIGNATIONS
The General Plan Land Use designations and zoning for the parcels contained within the
Specific Plan area are illustrated in Figure 2-1: Specific Plan Existing Land Use & Zoning
Designations.
A. SOUTH-EAST PROJECT SITE
The South-East Project site consists of eleven parcels with split land use and zoning
designations:
TABLE 2-1: SOUTH-EAST PROJECT SITE LAND USE & ZONING DESIGNATIONS
LAND USE ZONING
General Commercial (GC) Commercial Retail (CR)
High Density Residential (HDR) Residential Multiple Family (RMF-20)
Medium Density Residential (MDR) Residential Multiple Family (RMF-10)
Suburban Estates (SE) Residential Suburban (RS)
SETTING & EXISTING CONDITIONS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
II - 2
LAND USE: (HDR) HIGH DENSITY
RESIDENTIAL
ZONING: (RMF-20) RESIDENTIAL
MULTIPLE FAMILY
Figure 2-1: Specific Plan Existing Land Use & Zoning Designations
SETTING & EXISTING CONDITIONS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
II - 3
The commercially designated/zoned parcels (totaling roughly 10 acres) are generally located on
the western and northwestern portions of the site, fronting El Camino Real and a portion of Del
Rio Road. The residentially designated/zoned parcels are generally located on the eastern and
southeastern portions of the property, adjacent to and downhill from existing single-family
homes across Rio Rita Road.
B. NORTH END PROJECT SITE
The North End Project site east of El Camino Real consists of seven parcels with split land use
and zoning designations:
TABLE 2-2: NORTH END PROJECT SITE LAND USE & ZONING DESIGNATIONS
LAND USE ZONING
General Commercial (GC) Commercial Retail (CR)
Commercial Park (CPK) Commercial Park (CPK)
Single Family Residential (SFR-X) Residential Single Family (RSF-X)
The commercially designated/zoned parcels (totaling roughly 8.5 acres) are generally located
on the western portions of the site, fronting El Camino Real. The North End Project Site west of
El Camino Real consists of one (1) parcel that is designated/zoned Commercial Park (CPK).
The residentially designated/zoned parcels are generally located on the eastern portions of the
property, mainly abutting existing single-family homes along Del Rio Road, Obispo Street and
Marisol Way.
2.1.2 SURROUNDING LAND USES & ZONING DESIGNATIONS
The surrounding land uses include vacant/undeveloped land, single-family residential uses, and
commercial uses. The land use and zoning designations surrounding the combined projects are
also illustrated in Figure 2-1 and described more particularly below.
North of the North End Project site on the east side of El Camino Real are existing single-family
residential uses. North of the North End Project site on the west side of El Camino Real are
Commercial Park (Self Storage) uses.
South of the South-East Project site are single-family residential uses.
East of the Specific Plan area are Rio Rita Road, Obispo Road and Mirasol Way. Existing
single-family residential dwellings are present in this area.
West of the Specific Plan area, across El Camino Real, are commercial properties, including the
Mission Oaks Shopping Center and a Shell gas station.
SETTING & EXISTING CONDITIONS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
II - 4
TABLE 2-3: SURROUNDING LAND USE & ZONING DESIGNATIONS
LAND USE ZONING
NORTH General Commercial (GC) Commercial Retail (CR)
Single Family Residential (SFR-X) Residential Single Family (RSF-X)
SOUTH High Density Residential (HDR) Residential Multiple Family (RMF-20)
Residential Suburban (RS) Suburban Estate (SE)
EAST Single Family Residential (SFR-X) Residential Single Family (RSF-X)
Residential Suburban (SE) Suburban Estate (SE)
WEST General Commercial (GC) Commercial Tourist (CT)
Commercial Park (CPK) Commercial Park (CPK)
2.2 EXISTING CIRCULATION
2.2.1 REGIONAL CIRCULATION
Regional access to the Del Rio Road Commercial Area Specific Plan site is provided by U.S.
Highway 101 and the Del Rio Road interchange. The interchange includes a grade separated
overcrossing with signal controlled on- and off-ramps for both north and south bound traffic.
Highway 101 provides north/south access to the Specific Plan area from surrounding
communities and area. Additionally, the Specific Plan area is within three miles from California
State Highway 41. Highway 41 provides east/west access from the outlying areas of the City of
Atascadero from the City of Morro Bay to the area beyond the Town of Creston.
2.2.2 LOCAL CIRCULATION
Local access to the Del Rio Road Commercial Area Specific Plan is provided by El Camino Real
and Del Rio Road. El Camino Real is a major arterial street that runs parallel with U.S. Highway
101 and provides north/south access to the Specific Plan site. El Camino Real is designated to
be a four lane arterial, but is improved to two lanes within the Specific Plan area. Del Rio Road
is both a minor arterial and collector street within the Specific Plan area and runs east/west
providing access from the west side of Highway 101 and from eastern parts of Atascadero. The
intersection of El Camino Real and Del Rio Road is signalized.
The following information describes the existing local streets abutting the Specific Plan area:
A. EL CAMINO REAL:
1) The South-East Project site:
One Northbound (“NB”) lane at the south end of the Specific Plan area, which
transitions to two NB lanes and then to one NB through lane, one dedicated left
turn lane onto Westbound (“WB”) Del Rio Road, and one dedicated right turn
lane onto Eastbound (“EB”) Del Rio Road at the signalized Del Rio intersection.
Striped bike lane and unpaved shoulder.
SETTING & EXISTING CONDITIONS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
II - 5
Two Southbound (“SB”) lanes at the Del Rio intersection, which transition into
one SB lane near the south end of the Specific Plan area. Curb, gutter and
sidewalk, and bike lane.
Posted speed limit of 45 mph, raised medians, lane transition striping.
2) The North End Project site:
One NB lane and one SB lane across the site frontage, with striped bike lane on
the east side.
At the Del Rio intersection, the SB roadway transitions into a through/right turn
lane and a dedicated left turn lane onto EB Del Rio.
Posted speed limit of 45 mph, separated by a double yellow line, lane transition
striping, a paved and striped shoulder, no curb, gutter, or sidewalk.
B. DEL RIO ROAD, EAST OF EL CAMINO REAL:
1) One traffic lane each, EB and WB.
2) Painted double yellow line through the Specific Plan area. No curb, gutter, sidewalk,
or delineated bike lanes.
3) Posted speed limit of 40 mph.
C. DEL RIO ROAD, WEST OF EL CAMINO REAL:
1) One WB lane, one EB right turn lane, one EB through-left turn lane.
2) Raised center median; curb, gutter and sidewalk on south side of road only.
3) No Posted speed limit.
2.2.3 PUBLIC TRANSPORTATION
Public transportation in the Atascadero area is generally available through San Luis Obispo
Regional Transit Authority (“SLORTA”), Atascadero Transit, and Dial-a-Ride/Ride-On.
The SLORTA provides fixed route service throughout San Luis Obispo County from San Miguel
to Santa Maria. SLORTA’s Route 9 provides hourly, local and express service, plus limited
Saturday and Sunday local service. Route 9 travels Highway 101, between San Luis Obispo,
Cal Poly, Santa Margarita, Atascadero, Templeton, Paso Robles and San Miguel seven days a
week with less frequency on Saturdays and Sundays. There are 19 southbound bus stops and
20 northbound stops located along El Camino Real (ECR) within the Atascadero city limits.
Northbound bound stops near the project area include ECR at Del Rio (Mission Oaks Plaza),
ECR at Atalaya and ECR at Santa Cruz. Southbound stops include ECR at Atalaya and ECR at
Del Rio (Mission Oaks Plaza).
Atascadero Transit operates Dial A Ride, a demand response public transit system serving
seniors and the general public, including disabled and mobility-impaired individuals. Atascadero
Dial A Ride provides local service throughout the city limits of Atascadero and extends to the
Las Tablas medical corridor in Templeton to accommodate the needs of residents. All
Atascadero Transit vehicles are wheelchair accessible and have bicycle racks to accommodate
two bicycles. Dial A Ride serves as a connector for residents in need of transportation to reach
the RTA fixed route bus stops on El Camino Real which provide accessible transportation
throughout San Luis Obispo and Northern Santa Barbara counties.
SETTING & EXISTING CONDITIONS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
II - 6
Demand response door-to door transit service is available through Atascadero Transit.
Additionally, Dial-a-Ride/Ride-On is available for those that are unable to independently use
fixed route transit because of physical or mental disability.
EXISTING PHYSICAL CONDITIONS
TOPOGRAPHY
The Del Rio Road Commercial Area Specific Plan site is characterized by low rolling hills and
flats on and immediately surrounding the site. The North End Project site is generally flat with
slopes of less than 5%. The South-East Project site has moderate slopes ranging f rom 5% to
12%. Elevations range from approximately 970 feet above mean sea level at the southeast
corner to about 860 feet at the northwest corner, with the terrain slightly sloping in a
northwesterly direction. No USGS identified blue line water ways are located within or adjacent
to the project boundaries.
SOIL
The USDA soil survey indicates the dominant soils present in the site vicinity are the Arnold
loamy sand, 9 to 30 % slopes and Oceano loamy sand, 2 to 9 % slopes. The Arnold soils are
found on hills and formed in weathered sandstone. The Oceano soils are found on dunes and
formed in sandy eolian deposits.
HYDROLOGY & DRAINAGE
The Specific Plan area rolls toward the north and west at slopes ranging from five to ten
percent. The soils are mostly clayey sand with soft rock located two to four feet below the
surface. The ground cover condition is fair.
Hydrology & Drainage of the South-East Project site
The site can be divided into three watersheds that all drain to either El Camino Real or to Del
Rio Road. The runoff from one small watershed flows east, bounded by Del Rio Road and Rio
Rita Road. The runoff from the other small watershed flows south along El Camino Real. The
majority of the runoff, which is generated by the large watershed, flows to a storm drain located
at the intersection of El Camino Real and Del Rio Road. From there the runoff flows into
Caltrans drainage structures under Highway 101 and eventually into Graves Creek, a blue line
creek and direct tributary to the Salinas River.
Hydrology & Drainage of the North End Project site
The east portion of the existing site’s predominate surface flow is to the northwest corner of the
site to an existing double 4-foot wide box culvert that crosses El Camino Real and discharges
onto the western portion of the site. An existing drainage ditch cuts through the southeast
corner of the western portion of the site and then proceeds offsite in a southwesterly direction to
a culvert that crosses U.S. Highway 101. Predominate surface flow on the western portion of
the site is in a southern direction towards that drainage ditch.
BIOLOGICAL RESOURCES
The Del Rio Road Commercial Area Specific Plan site contains two habitat types: non-native
annual grassland and ornamental-developed land. Approximately 166 native trees are present
within the Specific Plan area, including Coast Live Oaks, Valley Oaks, Black Walnuts, and
California Sycamores. These trees are subject to the City of Atascadero’s Native Tree
Ordinance. In addition, the site has the potential to support special-status plant and wildlife
SETTING & EXISTING CONDITIONS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
II - 7
species. However, no special status plant species were observed within the project site during
floristic surveys, and none are expected to be impacted by the proposed project. Further, no
special-status wildlife species or sign of such species were observed within the Specific Plan
area during reconnaissance surveys.
EXISTING UTILITIES
A general description of the existing utilities for the South-East Project and North End Project
sites is provided below. The proposed distribution, location, extent and intensity of major
components of public transportation, sewage, water, drainage solid waste disposal, energy and
other essential facilities proposed to be located within the Specific Plan area are described in
Sections 3.3 through 3.6 of the Specific Plan.
W ATER
The Atascadero Mutual Water Company provides potable water service to the Specific Plan
area. Water is provided by existing underground water mains in El Camino Real and Del Rio
Road.
SANITARY SEWER
The Specific Plan area, like the rest of Atascadero, is provided sanitary sewer service by the
City of Atascadero. Existing underground sewer mains in El Camino Real or Del Rio Road will
convey project effluent to the City’s existing treatment plant located on Gabarda Road.
ELECTRICITY
The Specific Plan area is served with electricity service provided by Pacific Gas and Electric
Company via existing transmission and distribution lines.
GAS
The Specific Plan area is served with gas service provided by the Gas Company via existing
underground pipelines.
COMMUNICATIONS
The Specific Plan area is provided landline telephone services by AT&T and cable television
services by Charter Cable, both via existing facilities.
SOLID WASTE DISPOSAL
The Specific Plan area is provided solid waste service by Atascadero Waste Alternatives, Inc.
Solid waste is disposed of at the Chicago Grade Landfill.
LAND USE PLAN
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III LAND USE PLAN
3.1 Land Uses III-1
3.1.1 General Commercial (GC) III-1
3.1.2 High Density Residential (HDR) III-1
3.1.3 Single Family Residential (SFR-X) III-2
3.2 Land Use Policies III-2
3.2.1 South-East Project Site III-4
3.2.2 North End Project Site III-5
3.3 Circulation Policies III-6
3.3.1 Vehicle & Truck Access Policies III-6
3.3.2 Non-Vehicular & Public Transportation Access Policies III-7
3.4 Public Facilities Policies III-13
3.4.1 Water Policies III-13
3.4.2 Wastewater & Sewer Policies III-13
3.4.3 Storm Drainage Policies III-14
A. South-East Project Site III-14
B. North End Project Site III-14
3.4.4 Electricity Policies III-15
3.4.5 Natural Gas Policies III-15
3.4.6 Communications Policies III-15
3.5 Grading Policies III-16
3.6 Community Facilities Policies III-16
LAND USE PLAN
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 1
LAND USE PLAN
The Specific Plan serves as the overlay zoning for the Del Rio Road Commercial Area Specific
Plan area. The Land Use Plan provides the overall framework for development within the
Specific Plan. Figure 3-1: Del Rio Road Commercial Area Specific Plan Conceptual Land Use
Plan shows the location and arrangement of the land use designations. A general description of
the uses proposed within the Specific Plan is provided below.
3.1 LAND USE DESIGNATIONS
Land uses within the Del Rio Road Commercial Area Specific Plan are summarized below and
include General Commercial, Multi-family Residential, and Single-Family Residential as shown
in Figure 3-1: Del Rio Road Commercial Area Specific Plan Land Use Plan.
3.1.1 GENERAL COMMERCIAL (GC)
The General Commercial (GC) land use category provides Commercial Retail (CR)
development opportunities for a wide range of commercial and business uses to accommodate
retail, employment, and service needs of the City and surrounding areas. Approximately 32
acres of General Commercial uses have been included in the Specific Plan. These uses are
generally located along Del Rio Road and El Camino Real. Foreseeable commercial uses
within the commercial area will primarily consist of office, retail, and service oriented uses
including, but not limited to, general merchandise stores, wholesaling and distribution, low-
intensity manufacturing, restaurants, lodging and business support uses.
3.1.2 HIGH DENSITY RESIDENTIAL (HDR)
The High Density Residential (HDR) land use category provides for Residential Multiple Family
(RMF-24) development characterized by apartment, condominium, and townhouse development
within the City’s urban service line, with a minimum density of 20 units per acre. After the City
of Atascadero deemed complete the project applications for the development approvals,
including an application for Vesting Tentative Parcel Map AT09-0073, and commenced
preparation of the Specific Plan EIR, the City of Atascadero approved a General Plan update to
modify the HDR land use designation from a maximum of sixteen units per acre to a minimum of
twenty units per acre. The City approved a corresponding Zoning Ordinance text change and
Zoning Map to change the RMF-16 Zoning District to RMF-20 (minimum 20 units per acre), then
subsequently amended the density and name of the designation to RMF-24 with a maximum
based density of 24 units per acre. Consistent with the recent update to the City of Atascadero
General Plan and Zoning Ordinance, the proposed multiple family portion of the South-East site
is zoned RMF-24. Approximately 2.83.6 net acres of High Density Residential uses have been
included in the Specific Plan. Accordingly, a maximum of up to 67 86 dwelling units would be
permitted in this area. This use is located on the southeastern portion of the project site, mainly
abutting existing single-family homes along Rio Rita Street and the proposed public road.
Density for the residential site shall be based on net acreage, exclusive of road right-of -way and
any openspace easements encompassing the area.
3.1.3 SINGLE FAMILY RESIDENTIAL (SFR-X)
The Single Family Residential (SFR-X) land use category provides for Residential Single Family
(RSF-X) development within the City’s urban services line with a maximum base density of 2
units per acre. However, the Single Family Outparcel also falls within the existing Planned
Development Overlay 17, which permits density greater than the limits specified in the RSF-X
zone. Specifically, Planned Development Overlay 17 allows residential uses in the RSF-X zone
LAND USE PLAN
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 2
up to a maximum of 4 units per acre. Approximately 1.7 acres of single-family residential uses
have been included in the Specific Plan area. Accordingly, a maximum of up to 6 dwelling units
would be permitted in this area. This use is located on the northeastern portion of the property,
mainly abutting existing single-family homes and taking access from Marisol Way.
3.2 LAND USE POLICIES
The Del Rio Road Commercial Area Specific Plan sites are intended to function as two
commercial centers providing community oriented uses with a focus on employment, service,
retail, and office opportunities. The combined projects consist of commercial and residential
uses on approximately 39 acres of land. The Specific Plan area contains thirteen lots, with the
majority of the area intended for the development of the commercial uses and their respective
parking, as described in Table 3-1: Specific Plan Land Use Summary. The Specific Plan land
uses will be developed substantially consistent with Table 3-1 and Figure 3-1. However,
developers shall have no obligation to develop the project or develop the full floor area/density
presented in Table 3-1. It is also important to note that assumed floor area estimates were used
to determine traffic impacts from the project. Floor area may be increased if it can be shown that
the total number of trips (total daily and peak hour) do not exceed the thresholds established in
the most recent comprehensive traffic analysis.
TABLE 3-1: SPECIFIC PLAN LAND USE SUMMARY
LAND AREA FLOOR AREA / DENSITY
SOUTH-EAST PROJECT SITE
PARCEL SITE AREA BUILDING AREA
MAJOR TENANT PARCEL 19 ac. 129,560* sq. ft.
COMMERCIAL OUTPARCEL 1 ac. 5,000* sq. ft.
COMMERCIAL OUTPARCEL 1 ac. 5,000* sq. ft.
MULTIPLE FAMILY OUTPARCEL 2.83.6 NET ac. 67 86 d.u.
DEDICATIONS 2.2 ac. --
SUBTOTAL SOUTH-EAST
PROJECT SITE
26 ac. (gross) 139,560* sq. ft. (44 d.u.)
NORTH END PROJECT SITE
PARCEL SITE AREA BUILDING AREA
COMMERCIAL PARCELS (NORTH
END PROJECT SITE – EAST)
9.3 ac. 193,000* sq. ft.
HOTEL (NORTH END PROJECT
SITE – WEST)
1.7 ac. 73,833* sq. ft. / 120
rooms
SINGLE FAMILY OUTPARCEL 1.7 ac. 6 d.u.
DEDICATIONS 0.3 ac. --
SUBTOTAL NORTH END PROJECT
SITE
13 ac. (gross) 266,833* sq. ft. (6 d.u.)
SPECIFIC PLAN
TOTAL 39 ac. (gross) 406,393* sq. ft. (50 d.u.)
* Assumed square-footage based on trip generation. Building floor area may change provided that total trip generation for
each site remains equal to or less than the total trips assumed in the 2020 traffic analysis. Should either peak hour or total
daily trips exceed the assumed numbers, an additional traffic study will be required to show no increase in impact. Should
impacts occur, a new environmental analysis will be required.
LAND USE PLAN
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 3
Figure 3-1: Del Rio Road Commercial Area Specific Plan Conceptual Land Use Plan
LAND USE PLAN
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 4
3.2.1 SOUTH-EAST PROJECT SITE LAND USE POLICIES
The South-East Project site consists of four parcels divided into the following land use and
zoning designations:
LAND USE ZONING
General Commercial (GC) Commercial Retail (CR)
High Density Residential (HDR) Residential Multiple Family (RMF-24)
The commercially designated/zoned parcels are located toward the west of the site, fronting El
Camino Real and Del Rio Road. The residentially designated/zoned parcel is located on the
southeastern portion of the project site, mainly abutting existing single-family homes along Rio
Rita Street and the proposed public road.
The following South-East Project site land use policies shall apply within the Del Rio Road
Commercial Area Specific Plan area:
1) The Major Tenant parcel could accommodate a wide variety of retail, office, light
industrial or other uses as allowed by the General Plan.
2) Uses shall be consistent with the underlying CR zoning district and as modified in
Section 4.1.1 of this Specific Plan.
3) The South-East Project site has two 1-acre Commercial Outparcels that may each
consist of a building up to 5,000 square feet (see #5) in size.
4) Assumed floor area based on trip generation. Square-footages may change provided
that total trip generation for each site remains equal to or less than the total trips
assumed in the 2020 traffic analysis. Should either peak hour or total daily trips exceed
the assumed numbers, an additional traffic study will be required to show no increase in
impact. Should impacts occur, a new environmental analysis will be required.
5) The South-East Project site has one 2.83.6 net acre (5 ac. gross) Multiple Family
Outparcel (RMF-2024) designated for development at a later date.
3.2.2 NORTH END PROJECT SITE LAND USE POLICIES
The North End Project site consists of eight parcels and one designated remainder parcel
divided into the following land use and zoning designations:
LAND USE ZONING
General Commercial (GC) Commercial Retail (CR)
Single Family Residential (SFR-X) Residential Single Family (RSF-X)
The following North End Project land use policies shall apply within the Del Rio Road
Commercial Area Specific Plan area:
1) Non-residential uses will be developed consistent with the underlying CR zoning district
and as modified in Section 4.1.1 of this Specific Plan.
2) Assumed floor area based on trip generation. Square-footages may change provided
that total trip generation for each site remains equal to or less than the total trips
assumed in the 2020 traffic analysis. Should either peak hour or total daily trips exceed
the assumed numbers, an additional traffic study will be required to show no increase in
impact. Should impacts occur, a new environmental analysis will be required.
3) The North End Project site designated approximately 1.7 acres of land as single family
residential. This area will be designated as a Planned Development Overlay 17 as part
LAND USE PLAN
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 5
of the Specific Plan which allows residential uses in the RSF-X zone up to a maximum of
4 units per gross acre.
3.3 CIRCULATION POLICIES
The transportation and circulation system for the Del Rio Road Commercial Area Specific Plan
is designed to utilize the existing roadway system with the addition of one local street (proposed
public road) and commercial drives as needed to serve individual development areas. The
system also includes policies to require paths for non-vehicular circulation to connect various
subareas to each other and to the City of Atascadero in general. The proposed circulation
network and policies are designed to efficiently move vehicular traffic through and around the
Specific Plan area and to allow pedestrians a safe path from public and private areas to and
from the entrances. The circulation plan promotes transit use, bicycling and walking as
convenient modes of transportation for commuting and shopping. The circulation plan
enhances connectivity with adjacent areas, where feasible to reduce traffic impacts on major
streets.
3.3.1 VEHICLE & TRUCK ACCESS POLICIES
Vehicular access to the Specific Plan area is provided by Del Rio Road, El Camino Real, and
the proposed public road. Conceptual vehicular access points to the site are shown in Figure 3-
2: Del Rio Road Commercial Area Specific Plan Conceptual Circulation Plan. Restrictions on
turning movements are assumed based on preliminary traffic analysis and assumed driveway
locations and may be modified with subsequent traffic analyses to the satisfaction of the City
Engineer.
Primary access to the South-East Project site is envisioned by one driveway entry on Del Rio
Road and one signalized driveway entry from the proposed public road near the south of the
site that connects toon El Camino Real. Additionally, a secondary entrance is provided by one
driveway onan extension of Obispo Road is provided off Del Rio Road. The secondary
entrance is envisioned to be designed to gain access to the loading areas at the rear of the
proposed major tenant site. The secondary driveway access on Del Rio Road is designed to
align with Obispo Road. An optional access point at El Camino Real, aligned with the existing
Mission Oaks main entrance may be approved by the City Engineer should less intensive traffic
generating uses be developed on-site and it can be shown that there are no queuing impacts for
a dedicated turn pocket on El Camino Real into the South-East project site. Access to the two
outparcels and the multi-family site shall be from the proposed public road.
Primary access to the North End Project site is envisioned to be off of El Camino Real with
secondary access off of Del Rio Rd.
Driveway restrictions will be analyzed with all Master plan of Development and Construction
submittals to ensure safe turning movements and driveway placement in relation to traffic
improvements and adjacent commercial developments.
Except as otherwise modified by mitigation measures required in the Specific Plan EIR and/or
project conditions of approval, the following vehicle and truck access policies shall apply within
the Del Rio Road Commercial Area Specific Plan area:
1) Street improvements on Del Rio Road and El Camino Real as generally described
below, and as included as mitigation measures in the certified Specific Plan Final
LAND USE PLAN
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 6
Environmental Impact Report, will be constructed and financed by developments within
the Specific Plan boundary, facilitating access to the subject sites, and acting to maintain
efficient and safe vehicular travel along adjacent roadways.
2) El Camino Real and Del Rio Road will be improved in accordance with the adopted plan
improvements or to the satisfaction of the City Engineer. The Master Plan of
Development for each project site will include conditions of approval that implement the
timing and details of all traffic improvements.
3) In addition to required frontage improvements, Del Rio Road shall be widened to
accommodate a right turn lane onto US101 northbound. Signal modifications and timing
shall be completed in to ensure safe and efficient traffic flow. Developments shall pay
their fair share towards these improvements based on traffic impacts.
4) The existing traffic signal at El Camino Real and Del Rio Road will be modified to
accommodate the proposed roadway improvements.
5) Del Rio Road, east of Obispo Road, will be improved to provide one-half (20') of a
standard Collector Road section on the project side of the centerline. This widened
section will transition to match the existing pavement width east of the Rio Rita Road.
The intersection at Rio Rita Road will be reconstructed to conform to the increased width
of Del Rio Road. Rio Rita Road will be improved to provide a smooth transition to Del
Rio Road and maintain continuity of drainage.
6) A decorative concrete three rail fence will be constructed on the South-East project site's
east property line.
7) The applicant will to offer to the City of Atascadero a ten-foot grant of right of way along
its easterly property line for public road purposes. The abutting property owners shall
have the right to grade within the right of way.
8) A Obispo Road will be extended through the project site as a public road. The Road will
be designed to the City’s current collector standard and a 60-foot wide right-of -way
easement will be dedicated to the City. The commercial area and residential area may
take access off this road. The road will be designed to connect to the properties to the
south of the project site. This road will be dedicated to the City of Atascadero and
accepted for maintenance purposes.
8)9) A project entry road will be constructed in the southern portion of the South-East Project
site, which will intersect El Camino Real opposite the southerly entrance to the Mission
Oaks Center. This intersection will be signalized, and the road will be designed to the
City’s current collector standard as a two lane road. The Major Tenant, Commercial
Outparcels, and the Multiple Family Outparcel may take access off this road. The road
will be designed to connect to the properties to the south of the project site. This road
will be dedicated to the City of Atascadero and accepted for maintenance purposes.
9)10) Driveway access points will be designed to align with existing and proposed driveways
across the major streets as well as existing or planned public roads, to the greatest
extent possible. Restrictions on turning movements may be amended by conditions of
approval for individual Master Plans of Development for each project site. Access may
be restricted beyond what is stated in the Specific Plan should the City Engineer deem it
necessary for vehicular, pedestrian, or bike safety, or should it be deemed necessary for
the function of street intersections, the 101 interchange, or on-site circulation flow.
To the extent the Vehicle & Truck Access Policies are inconsistent with the mitigation measures
required in the Specific Plan EIR and/or conditions of approval required by the City, the
LAND USE PLAN
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 7
mitigation measures and/or conditions of approval shall apply. The proposed physical
configurations of the right-of-ways will allow for safe and efficient travel to and from the site.
3.3.2 NON-VEHICULAR & PUBLIC TRANSPORTATION ACCESS POLICIES
The Specific Plan encourages non-motorized travel by creating travel routes that ensure
destinations may be reached conveniently by public transportation, bicycling or walking.
Individual project sites should be designed to allow pedestrians a safe path from public and
private areas to and from the commercial retail and restaurant entrances.
The Specific Plan incorporates the following non-vehicular improvements and/or features,
thereby facilitating access to the South-East Project and North End Project sites and acting to
maintain efficient and safe vehicular travel along adjacent roadways:
The following non-vehicular and public transportation policies shall apply within the Del Rio
Road Commercial Area Specific Plan area:
1) A turn out shall be provided on El Camino Real in front of the South-East Project site in
order to accommodate a bus stop in accordance with City Engineering Standards.
2) Project site frontages shall be designed with pedestrian access and ADA accessible
pathways via public sidewalks on Del Rio Road, El Camino Real and the new public
road. Private walkways and delineated paths to each building within the Specific Plan
area are encouraged.
3) Project sites shall include ADA accessible elements in compliance with accessibility
requirements.
4) Public transportation is permitted throughout the Specific Plan area.
5) Secure bicycle parking shall be provided near building entrances.
6) Bicycle travel accommodations shall be provided in each direction along the South-East
Project and North End Project frontage on El Camino Real and Del Rio Road.
LAND USE PLAN
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 8
Figure 3-2: Del Rio Road Commercial Area Specific Plan Conceptual Circulation Plan
Primary
residential
Entrance
Reciprocal
access to
future
residential
LAND USE PLAN
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 9
3.4 PUBLIC FACILITIES POLICIES
The following section describes the backbone infrastructure systems that will be installed and
financed by development within the Specific Plan area that is required to serve the development
of the Del Rio Road Commercial Area Specific Plan.
The following public facilities policies shall apply within the Del Rio Road Commercial Area
Specific Plan area:
1) Water, wastewater, and drainage improvements will be designed to provide adequate
levels of service for the maximum level of the planned development.
2) All plans and improvements will be consistent with the City of Atascadero’s General Plan
and City infrastructure requirements.
3) The proposed electric, natural gas, and communication utilities shall be connected to
utility provider facilities in accordance with applicable standards.
4) All wires, conductors, cables, raceways, and conduits for electrical, telecommunications,
cable, and similar services that provide direct service to any property shall, within the
boundary lines of such property, be installed underground. Associated equipment and
appurtenances such as surface mounted transformers, pedestal mounted terminal
boxes, meters, and service cabinets may be placed aboveground and shall be screened
and located behind the front setback line of said property.
3.4.1 WATER POLICIES
The Del Rio Road Commercial Area Specific Plan is served with potable water by the
Atascadero Mutual Water Company.
The following water policies shall apply within the Del Rio Road Commercial Area Specific Plan
area:
1) The South-East Project site will be served by a new water main in the proposed public
road which connects to the existing water main in El Camino RealDel Rio Road and/or
new public streetavailable connection points to existing facilities within the fronting City
streets, subject to the approval of the City Engineer.
2) The North End Project will be served by connections to the existing water main in El
Camino Real and/or the existing water main in Del Rio Road.
3) A new water main shall be constructed in the new public street.
4) All water infrastructure design plans and construction will be approved the Atascadero
Mutual Water Company prior to development.
5) All backflow preventers will be located in landscaped areas outside the public way.
3.4.2 WASTEWATER & SEWER POLICIES
The project wastewater will be conveyed by existing sanitary sewer main lines to the existing
City of Atascadero wastewater treatment plant. The existing sewer main lines convey effluent to
the City’s existing treatment plant located on Gabarda Road.
The following wastewater and sewer policies shall apply within the Del Rio Road Commercial
Area Specific Plan area:
1) The South-East Project will connect to the existing sewer main in El Camino Real and/or
a new sewer main in the proposed public road.
2) The North End Project will connect to the existing sewer main in El Camino Real and/or
the existing sewer main in Del Rio Road.
3) A new sewer main shall be constructed in the new public street.
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CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 10
3.4.3 STORM DRAINAGE POLICIES
The Specific Plan area will discharge its stormwater run-off in accordance with the City’s Storm
Water Management Plan. Stormwater will flow into the City’s storm drain collection system and
ultimately be discharged into Grave’s Creek. The existing drainage within the Specific Plan area
is discussed in Section 2.3: Existing Physical Conditions.
The following storm drain policies shall apply within the Del Rio Road Commercial Area Specific
Plan area:
1) During construction, all work shall meet the National Pollution Discharge Elimination
System (NPDES) requirements for storm water quality.
2) During construction, Best Management Practices (BMPs) will be implemented for
erosion control in accordance with an approved erosion control plan and a Storm Water
Pollution Prevention Plan (SWPPP).
3) During operations, all activities shall comply with the City of Atascadero’s Storm Water
Mitigation Plan (SWMP). This includes operational BMPs identified in the SWMP,
including waste management and materials control, source control and treatment
controls, to limit the conveyance of pollutants offsite.
4) The South-East Project and North End Project sites will safely convey storm runoff to
public facilities. Historical drainage patterns and flows will be maintained to the extent
feasible.
3.4.4 ELECTRICITY POLICIES
Del Rio Road Commercial Area Specific Plan area is served with electricity by Pacific Gas and
Electric Company. No new energy producing facilities are necessary to serve the Specific Plan
area, nor will the projects within the Specific Plan area require the construction or extension of
new transmission lines.
The following electricity policies shall apply within the Del Rio Road Commercial Area Specific
Plan area:
1) Both the South-East Project and North End Project developments shall include the
construction of on-site utility lines and provide easements to meet PG&E requirements.
2) All wires, conductors, cables, raceways, and conduits for electrical and similar services
that provide direct service to any property shall be installed underground within the
boundary lines of such property.
3) All utility lines along the project frontages shall be undergrounded consistent with City
code requirements.
3.4.5 NATURAL GAS POLICIES
Del Rio Road Commercial Area Specific Plan area is served with gas by The Gas Company.
No new facilities are necessary to serve the Specific Plan area, nor will the projects within the
Specific Plan area require the construction or extension of new transmission lines.
The following natural gas policies shall apply within the Del Rio Road Commercial Area Specific
Plan area:
1) Service of gas to the Specific Plan area will be in accordance with The Gas Company
policies and PUC regulations.
LAND USE PLAN
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 11
3.4.6 COMMUNICATIONS POLICIES
Del Rio Road Commercial Area Specific Plan area is provided landline telephone and
communication services by AT&T and Spectrum, and cable television by Spectrum, satellite,
and other local providers. No new facilities are necessary to serve the Specific Plan area, nor
will the projects within the Specific Plan area require the construction or extension of new
transmission lines.
The following communication policies shall apply within the Del Rio Road Commercial Area
Specific Plan area:
1) Both the South-East Project and North End Project sites will construct on-site utility lines
to meet utility company requirements and PUC regulations.
2) All wires, conductors, cables, raceways, and conduits that provide direct service to any
property shall be installed underground within the boundary lines of such property.
3) All utility lines along the project frontages shall be undergrounded consistent with City
code requirements.
3.5 GRADING PLAN POLICIES
The Major Tenant parcel, two Commercial Outparcels, and the North End Project parcels will be
cleared, graded, and otherwise prepared for construction. It is anticipated that the South-East
project site will require a significant amount of grading to accommodate a level pad. It is
anticipated that the North end site will require some imported material to accommodate
commercial development. The concept grading plans indicate approximately 50,000 cubic yards
of import from the South-East Project Site to the North End Project Site and approximately
205,000 CY of dirt is expected to be exported from the South-East Project site to a suitable
receiver site.
The following grading policies shall apply within the Del Rio Road Commercial Area Specific
Plan area:
1) All grading shall comply with the current edition of the International Building Code, and
the City of Atascadero Community Development and Public Works Departments
standards.
2) Development within the Specific Plan area will cooperate to the greatest extend feasible
to utilize excess material on each individual development site prior to exporting outside
the Del Rio Specific Plan area.
3) Any residual debris resulting from site clearing and preparation will be disposed
of/recycled in accordance with City requirements.
4) The South-East Project and the North End Project do not propose to grade their
respective residential outparcels at this time. Future grading for the residential parcels
will comply with City requirements, as determined at the time an application for a specific
project is submitted to the City.
3.6 COMMUNITY FACILITIES POLICIES
Community services and facilities including fire protection, police protection, U.S. mail, and solid
waste disposal are summarized below. A more detailed discussion of facilities and services is
presented in the Specific Plan EIR certified for the project.
FIRE PROTECTION
The City of Atascadero Fire Department provides fire prevention and suppression, hazardous
materials mitigation, and disaster planning services. This department serves the Del Rio Road
LAND USE PLAN
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 12
Commercial Area Specific Plan area. The closest fire station to the site is Station #1 located at
6005 Lewis Avenue. Fire protection needs are analyzed in the Specific Plan EIR.
The following fire protection policies shall apply within the Del Rio Road Commercial Area
Specific Plan area:
1) All fire hydrants shall be approved by the Fire Department.
2) The City of Atascadero Fire Department shall review and approve all water improvement
plans and Fire Department Connections (FDC’s) prior to installation.
3) All structures shall include automatic sprinkler systems and alarm systems as required
by the latest applicable codes
4) All driveways and perimeter drives aislesprivate roads not designed to accommodate on-
street parking will be have signage that states “Fire Lanes – No Parking”.
POLICE PROTECTION
The Del Rio Road Commercial Area Specific Plan is served by the City of Atascadero Police
Department (“APD”). APD operates in cooperation with the surrounding law enforcement
agencies under the “State Mutual Aid Pact”. The department’s headquarters is located at 5505
El Camino Real approximately two miles from the site. Police protection needs are analyzed in
the Specific Plan EIR.
U.S. MAIL
Mail service is provided by the United States Postal Service (USPS). The USPS will be
consulted regarding the location of the mail depositories which shall be installed per USPS
recommendations.
SOLID WASTE & RECYCLING STORAGE
Solid waste is collected by the Atascadero Waste Alternatives, Inc., a private company under
contract with the City of Atascadero. Solid Waste Service is provided to the Del Rio Road
Commercial Area Specific Plan area by Atascadero Waste Alternatives, Inc. Solid waste will be
disposed of at the Chicago Grade Landfill located at 2290 Homestead Road, Templeton, CA
93465.
DEVELOPMENT STANDARDS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
IV DEVELOPMENT STANDARDS
4.1 Commercial Retail (CR) Development Standards IV-1
4.1.1 Permitted Uses IV-1
4.1.2 Property Development Standards IV-2
4.2 Residential Multiple Family (RMF-20) Development Standards IV-2
4.2.1 Permitted Uses IV-3
4.2.2 Property Development Standards IV-3
4.3 Residential Single Family (RSF-X) Development Standards IV-3
4.3.1 Permitted Uses IV-3
4.3.2 Property Development Standards IV-3
DEVELOPMENT STANDARDS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
IV - 1
DEVELOPMENT STANDARDS
This chapter establishes policies and standards for development of the land uses and buildings
within the Del Rio Road Commercial Area Specific Plan area. The Specific Plan creates a
specific identity within the plan area through application of the Atascadero Municipal Code and
unique development standards. The purpose of these standards is to support, through careful
site evaluation and design, the establishment of land uses in a manner that protects the public
health, safety, and welfare. To the extent the development standards of the Specific Plan and
the Atascadero Municipal Code are in conflict, the development standards of the Specific Plan
shall prevail.
4.1 COMMERCIAL RETAIL (CR) DEVELOPMENT STANDARDS
These development standards implement the Commercial Retail (CR) zoning designation. The
planning areas zoned CR allow the development of commercial uses, which provide residents
and visitors with a variety of retail, office, lodging, restaurant, and personal and tourist serving
uses It is the intent of these regulations to establish a comprehensive set of standards and
respond to community needs for general commercial uses.
4.1.1 PERMITTED USES
All uses shall be consistent with the underlying CR (Commercial Retail) zoning district for
allowed and conditionally allowed uses, with the following modifications:
1) The following uses shall be allowed or allowed as modified:
a) Brewery – Production
b) Building Materials and Hardware w/ outdoor sales less than 20,000 sf
c) Data and Computer Services Center
d) Farm Equipment and Supplies with outdoor sales area up to 20,000 square-feet.
e) Horticultural Specialties w/ outdoor sales area less than 20,000 sf
f) Manufacturing – Low Intensity
g) Medical Research
h) Research and Development
i) Warehousing – (must have an active office and employee component that is at least
25% of floor area)
2) The following uses shall be conditionally allowed with the following additional finding:
The use must make a strategic contribution to and synergy with a viable commercial
center; including consideration of revenue generation, compatibility, and phasing:
a) Auto Repair Services (indoor only, no outdoor storage of inoperative vehicles)
b) Manufacturing and Processing – High Intensity (indoor only)
c) Winery – production
d) Health Care Services, with the following findings:
i) The overall use area within the Specific Plan does not exceed 20%
ii) Adequate parking remains for future build-out and development of the Specific
Plan area with a variety of uses
e) RCFE – Independent Living / Senior Apartments (on the second floor or above only)
f) Recreational Vehicle Parks with the following findings:
i) The use may only be allowed on the South-East project site
DEVELOPMENT STANDARDS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
IV - 2
ii) The use must be limited to stays of less than 30-days and be a transient lodging
use subject to TOT.
iii) The use may occupy a maximum of 20% of the South-East project site
iv) The use must be visually screened from El Camino Real and the adjacent
residential uses
v) RV parks must be an integral part of the master Plan of Development of the site
that includes other visitor serving elements.
g) Warehousing – (where the active office and employee component is less than 25%
of the floor area) - providing a finding of community benefit can be made
1) The following uses shall be prohibited:
a) Adult Day Care Facility
b) Adult Oriented Business
c) Building Materials and Hardware w/ outdoor sales or storage area 20,000 sf or
greater
d) Drive-through Sales or Services
e) Horticultural Specialties with outdoor storage or sales area of 20,000 sf or greater
f) Kennels
g) Medical Extended Care Services: 6 residents or less
h) Medical Extended Care Services: 7 residents or more
i) Parking lots
j) RCFE – Assisted Living
k) RCFE – Retirement Hotel
l) Service Stations
m) Small Family Day Care (unless within a permitted residential unit by State Law)
n) Sports Assembly
DEVELOPMENT STANDARDS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
IV - 3
4.1.2 PROPERTY DEVELOPMENT STANDARDS
The site development standards for Commercial Retail (CR) zoned parcels within the Del Rio
Road Commercial Area Specific Plan are as presented in Table 4-1: Commercial Retail (CR)
Development Standards.
TABLE 4-1: COMMERCIAL RETAIL (CR) DEVELOPMENT STANDARDS
BUILDING SITE
Parcel Size:
Lot Width:
Lot Depth:
Lot Coverage:
No minimum parcel size with shared parking
and access easements recorded
No minimum lot width
No minimum lot depth
No maximum; subject to required building
setbacks, parking, and landscape
requirements.
MAXIMUM BUILDING HEIGHT
Occupied Building Height:
Non-Occupied Building Height:
(Architectural Features)
35 feet
45 feet
MINIMUM BUILDING SETBACKS
Front Yard:
Side Yard:
Rear Yard:
Adjacent to Residential zoned Property:
Setback from Right-of-way to parking:
10 feet for street trees. Encroachments
permitted with MPD approval
10 feet for street trees. Encroachments
permitted with MPD approval
None
30 Feet
10 Feet
Notes: Building height shall be measured from the finished pad elevation to top of roof, excluding architectural
features.
Occupied Building means the region normally occupied by people generally consisting of the space between
the finished pad and 6 feet above the floor or roof, excluding architectural features.
Non-Occupied Building (Architectural Features) means a building feature or space where the floor to ceiling
height is 10 feet or less outside the occupied building area that adds to the visual interest of a structure. Non-
Occupied Building area may contain ventilation or air conditioning equipment.
Setbacks shall be measured from the edge of rights-of-way or property line as applicable.
Depressed ramps and stairways may project into required setbacks, yards or spaces between buildings more
than 4 feet as approved by the Community Development Director, but may not be located within the Right-of-
Way unless approved by the City Engineer.
4.2 RESIDENTIAL MULTIFAMILY (RMF-24) DEVELOPMENT STANDARDS
These development standards implement the Residential Multifamily (RMF-24) zoning
designation. The RMF-24 zoning designation allows for the development of high-density
residential uses at a minimum of 20 24 units per acre. The Residential Multiple Family
DEVELOPMENT STANDARDS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
IV - 4
Outparcel within the Del Rio Road Commercial Area Specific Plan shall be consistent with the
City of Atascadero Municipal Code and standards in effect at the time the application for Vesting
Tentative Parcel Map AT09-0073 was deemed complete on November 5, 2010 or any
subsequent Vesting Map should that entitlement expire. After the City of Atascadero deemed
complete the Specific Plan project applications for the development approvals and commenced
preparation of the Specific Plan EIR, the City of Atascadero approved a General Plan update to
modify the High Density Residential (HDR) land use designation from a maximum of sixteen
units per acre to a minimum of twenty units per acre. The City approved a corresponding
Zoning Ordinance text change and Zoning Map to change the RMF-16 Zoning District to RMF-
20 (minimum 20 units per acre), then subsequently amended the density and name of the
designation to RMF-24 with a maximum based density of 24 units per acre. Therefore, the
proposed multiple family portion of the Major Tenant site shall be limited to a maximum of 24
units per acre, consistent with the maximum density analyzed in the Specific Plan EIR 2020
addendum. The Residential Multiple Family Outparcel will apply for a Conditional Use Permit
approval as a subsequent project pursuant to section 6.7 of the Specific Plan, and will be
subject to review by the City at that time. Refer to the City of Atascadero Municipal Code for
further development standards and design guidelines.
4.2.1 PERMITTED USES
Permitted Uses shall comply with Title 9, Chapter 3, Article 3, of the Atascadero Municipal
Code.
4.2.2 PROPERTY DEVELOPMENT STANDARDS
Property Development Standards shall comply with the following City of Atascadero Municipal
Codes: Title 9, Chapter 4. Density for the residential site shall be based on net acreage,
exclusive of road right-of-way and any openspace easements recorded over the property.
4.3 RESIDENTIAL SINGLE FAMILY (RSF-X) DEVELOPMENT STANDARDS:
These development standards implement the Residential Single Family (RSF-X) zone and
Planned Development Overlay Zone No. 17 designations. The RSF-X zoning designation
typically allows for the development of single-family residential uses not to exceed 2 units per
acre. However, the Single Family Outparcel also falls within the Planned Development Overlay
17, which permits density greater than the limits specified in the RSF-X zone. Specifically,
Planned Development Overlay 17 allows residential uses in the RSF-X zone up to a maximum
of 4 units per acre. Approximately 1.7 acres of single-family residential uses have been
included in the Specific Plan area. Accordingly, a maximum of up to 6 primary dwelling units
would be permitted in this area.
The Single Family Outparcel within the Specific Plan shall be consistent with the City of
Atascadero’s Municipal Code and Standards, and the development standards of Planned
Development Overlay No. 17. The Single Family Outparcel will apply for subdivision mapping
and permits as a subsequent project pursuant to section 6.7 of the Specific Plan, and will be
subject to review by the City at that time. Refer to the City of Atascadero Municipal Code for
further development standards and design guidelines.
DEVELOPMENT STANDARDS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
IV - 5
4.3.1 PERMITTED USES
Permitted Uses shall comply with Title 9, Chapter 3, Article 3, of the Atascadero Municipal
Code.
4.3.2 PROPERTY DEVELOPMENT STANDARDS
Property Development Standards shall comply with City of Atascadero Municipal Codes: Title 9,
Chapter 4.
DESIGN GUIDELINES
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
V DESIGN GUIDELINES
5.1 Commercial Retail (CR) Design Guidelines V-1
5.1.1 General Design Concepts V-1
5.1.2 Landscaping V-10
5.1.3 Parking & Parking Lot V-15
5.1.4 Lighting V-15
5.1.5 Signage V-15
5.1.6 Fencing & Screening V-16
5.1.7 On-Site Circulation V-17
5.1.8 Loading V-17
5.1.9 Outdoor Storage V-18
5.2 Residential Multiple Family (RMF-24) Design Guidelines V-18
5.3 Residential Single Family (RSF-X) Design Guidelines V-18
DESIGN GUIDELINES
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
V - 1
DESIGN GUIDELINES
The purpose of these design guidelines is to provide a guide for developers, builders, architects,
engineers, landscape architects and others involved in the preparation of development
proposals to ensure a consistent architectural design theme, use of materials, signage, and
level of quality throughout the Specific Plan area. The design guidelines will assist the City of
Atascadero staff and decision-making authorities with criteria to evaluate future development
proposals. To the extent the design guidelines of the Specific Plan and the Atascadero
Municipal Code are in conflict, the Specific Plan’s design guidelines shall prevail.
5.1 COMMERCIAL RETAIL (CR) DESIGN GUIDELINES
These design guidelines provide for the design and development of Commercial Retail (CR)
uses within the Specific Plan area. The design guidelines set forth in this section will ensure
that future development within the Specific Plan area is consistent.
Development of the South-East and the North End project sites pursuant to the project
approvals described in Section 1.5, including approval of a Master Plan of Development, are
deemed to be consistent with the Design Guidelines of the Specif ic Plan and shall proceed
directly to ministerial building permit and construction plan review. Design review for the two
Commercial Outparcel uses to ensure consistency with the Design Guidelines of the Specific
Plan shall occur during the Plot Plan Review approval process pursuant to Section 6.7 of the
Specific Plan.
5.1.1 GENERAL DESIGN
Within the Del Rio Road Commercial Area Specific Plan, site design addresses the nature and
function of the uses, buildings, and features. The architectural design guidelines are intended to
provide overall direction in the design of structures within the Specific Plan area. Architectural
design and details for the South-East Project and North End Project sites should be integrated
throughout the Specific Plan area. Design within the Del Rio Road Commercial Area Specific
Plan should meld function and form, not one to the exclusion of the other. These guidelines are
meant to be flexible over time and correspond with changing conditions in lifestyles, the
marketplace and economic conditions.
The following design guidelines are intended to facilitate design integrity between the variety of
uses within the Del Rio Road Commercial Area Specific Plan area:
1) Placement of buildings should consider the existing context of the commercial area, the
location of adjacent land uses, and the location of major traffic generators.
2) The architecture (height, scale, style) of each building within the Specific Plan area
should be compatible with other structures within the Specific Plan. Building sites should
be developed consistent with architectural exhibits in a coordinated manner to provide
order and diversity and avoid disorderly development.
3) Buildings within the Specific Plan may accommodate retail, office, tourism, and personal
services among others. Developers may incorporate "prototype" architectural standards
in the design and development of structures if they are consistent with the architectural
quality and character of Specific Plan. Buildings may incorporate simple rectangular
forms which may be broken up by creating horizontal emphasis through the use of
reveals, trellises, landscaping, trim, windows, eaves, cornices, complimentary colors or
other architectural and design devices consistent with the architectural exhibits.
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4) Figures 5-1 through 5-4 illustrate the conceptual architectural themes for development
within the Specific Plan area.
5) Buildings should be carefully articulated; front, side, and rear elevations should provide
variation in massing, wall, and roof forms. Use of thematic features and materials are
important elements and are encouraged.
6) Large smooth, unarticulated surfaces should be avoided. A mixture of smooth and
textured blocks for concrete walls is encouraged. Exterior materials requiring high
maintenance responsibilities such as stained wood, clapboard, or shingles should be
avoided. Large areas of intense white or dark colors should be avoided. Subdued
colors should be used as dominant overall colors. Bright colors should only be used for
trim and/or specialized uses (store identification, etc.).
7) Building materials should be selected and detailed for compatibility throughout the site.
Buildings should incorporate a mix of at least two prevalent materials and at least one
accent material including block, split faced block, decorative veneer, stucco, architectural
metal siding, wood or wood look features, or decorative exposed concrete. These
materials should be used in combinations that yield an impression of permanence as
well as respect for the surrounding environment and authentic architectural styles.
Please refer also to Figures 5-1 through 5-4.
8) Complementary design features should be utilized to unify the specific plan area.
9) All buildings should incorporate thematic benches, trash receptacles, bollards, and bike
racks.
10) Prior to submittal for Building Plan Check and the issuance of building permits, full color
renderings and color boards representing the exterior colors and materials to be used
shall be submitted to the Community Development Department.
11) Exterior mechanical equipment shall be screened from public view.
a. All roof mounted heating and cooling equipment shall be screened from view by a
parapet or other structural feature and designed to match the total structure.
b. All ground-mounted utility appurtenances shall be located away from public view or
adequately screened. Screening should be of a material complimentary to the
structure and/or heavy landscaping and berming.
12) Wall mounted items such as roof ladders and electrical panels shall not be located
adjacent to public rights-of-way, unless secured to prevent public access. Service areas
(areas for loading/unloading, unpacking of goods, etc.) shall be simple and efficient, and
shall not interfere visually or physically with other building operations. No utility
appurtenances shall be permitted directly within a pedestrian area.
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Figure 5-1: Architectural Design Concept – Main Features
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Figure 5-2: Architectural Design Concept – Secondary Features
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Figure 5-3: Architectural Design Concept – Outdoor Space
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Architectural Theme: Contemporary Agrarian
Design and Material Features:
Gable and shed roof elements
Vertical accents at corners and entry points
Earth toned colors
Mix of metal, wood, concrete, and glass
Large openings and windows
Geometric form
Overlapping horizontal and vertical elements
Layered façade elements
Figure 5-4: Architectural Design Concept – Architectural Theme Elements
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5.1.2 LANDSCAPING
The environment envisioned for the Del Rio Road Commercial Area Specific Plan area will be
established, in large part, by its landscape treatment. Landscaping is to be designed to
highlight positive visual features and to provide a cool, pleasant outdoor environment.
Landscaping is also intended to give structure and identity to the overall project. The
Conceptual Landscape Palette for the area within the Specific Plan boundaries is available in
Figure 5-5. The following landscaping design guidelines are applicable within the Del Rio Road
Commercial Area Specific Plan area:
1) Final Landscaping Plans will be prepared consistent with the all local and State Water
Efficient Landscape and Irrigation codes and shall be submitted for approval to the
Community Development Director.
2) Landscape and irrigation construction plans should substantially conform to the
approved Master Plan of Development.
3) Permanent automatic irrigation systems (including low flow systems) compliant with the
Atascadero Municipal Code should be provided in all landscaped areas.
4) Low flow irrigation systems are highly recommended within the Specific Plan area.
Sprinkler heads located immediately adjacent to parking areas should be of the "pop-up"
variety instead of risers.
5) The irrigation system should be designed to avoid overspray onto structures, streets,
sidewalks, windows, walls and fences.
6) The use of turf areas shall be reduced to a minimum. Turf should only be used when
there is a functional purpose.
7) Within individual landscaped areas, plants should be selected and planted appropriately
based upon their adaptability to the climatic, geologic, and topographical conditions of
the site and in accordance with the Atascadero Municipal Code. Drought-resistant and
native plant species are encouraged.
8) Landscaping should be maintained in an acceptable manner with dead and destroyed
landscape items replaced as soon as practical.
9) Planters shall not drain into parking areas so as to accumulate mud or other residue.
10) Building setbacks that are not used for drive entries, parking, loading, pedestrian
walkways, or approved outdoor uses should be landscaped. All unpaved areas within
developed portions of the site should be landscaped according to an approved
landscape plan.
11) No landscaping is required adjacent to the portions of buildings where loading doors and
customer pick-up areas are located.
12) The parking lot landscaping should include canopy trees to reduce urban heat island
effects and provide a pleasant pedestrian experience throughout the parking areas.
13) Landscaping along the street frontages of El Camino Real, Del Rio Road, and the new
public road should be planted with a combination of trees, shrubs, and groundcover
planted in a clearly perceptible pattern that creates a sense of scale or rhythm along
these roadways consistent with the approved Landscape Plan
14) Street trees shall not be planted along Rio Rita Road in order to protect the viewshed of
the existing development above Rio Rita Road.
15) All trees used within required landscaped areas, including parking areas, shall have a
minimum size of 24” box unless specific agreement is made with the Community
Development Department.
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16) All shrubs used within required landscaped areas, including parking areas, shall utilize a
mixture of sizes one-to-five (1-5) gallons and shall be dispersed evenly throughout the
landscaped areas.
17) All trees within the Specific Plan area shall be staked or provided with guy wires.
18) Landscaping along public rights-of -way should be designed to aesthetically screen and
soften blank walls, parking areas, storage areas, utility boxes, and other non-aesthetic
items.
19) The planting of hedge shrubs and/or vines along exterior structures and screen walls is
encouraged to deter potential graffiti.
20) Landscaped areas should be delineated with a 6-inch high and 6-inch wide concrete
curb or equivalent. Curb may be broken to allow water to flow into depressed planted
areas.
21) Mulch should be applied in a 3-inch layer in all shrub and groundcover areas.
22) All new and disturbed slopes shall be revegetated.
23) Landscaping shall be planted concurrent with the development of the individual lots
within the Specific Plan area.
24) In addition, landscape improvements in each project’s right-of-way frontage, including
road medians, shall be installed and completed prior to occupancy of each project’s first
tenant. All landscape improvements in the public right-of -way shall be approved by the
City Engineer and will require an encroachment permit.
25) Retaining walls in excess of 4 feet in height shall be setback from the right of way a
minimum of 5 feet. Individual walls may not exceed 6 feet in height, and multiple,
stepped walls with a minimum separation of 5 feet shall be utilized where grades require
additional height. All retaining walls shall use high quality decorative materials and shall
be consistent with the architectural design theme of the development. Wall exceptions
may be granted with Design Review Committee approval based on findings that the
wall(s) is designed as a decorative site feature.
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Figure 5-5: Conceptual Landscape Palette
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5.1.3 PARKING & PARKING LOT
All parking and parking lots within the Specific Plan area shall comply with Title 9, Sections
4.114 through 4.119 of the Atascadero Municipal Code and the following parking and parking lot
standards listed below:
1) Parking spaces should be oriented to ensure visibility of pedestrians, bicyclists and other
motorists while entering, leaving or circulating within a parking area.
2) The installation of parking facilities shall occur concurrently with the development of
individual parcels and shall be designed for interconnecting access to future subsequent
development.
3) Individual parcels are must be designed to share parking fields if they are adjacent and
within the same zoning designation.
4) Parking areas shall have lighting capable of providing adequate illumination for safety
and security. Such lighting shall be indirect, hooded, and arranged to reflect light away
from adjoining properties and streets.
5) All parking areas should be paved with Portland cement, concrete, asphalt or other
appropriate approved material as established by the City Engineer. Curbing or wheel
stops should be provided around parking lot perimeter.
6) Parking areas should be provided with curbs, bollards, or similar permanent devices
where necessary to prevent parked vehicles from bumping buildings, landscaping, or
perimeter walls.
7) Canopy trees shall be provided at an average of approximately one (1) tree per thirty
(30) feet along parking rows.
8) Individual tree planters may be used in lieu of landscape fingers provided the parking lot
complies with all other applicable landscaping requirements.
9) Parking areas that face El Camino Real, and are at least five (5) feet above the adjacent
roadway, shall not be required to be screened with a landscaped berm. Parking areas
that face El Camino Real, and are less than five (5) feet above the adjacent roadway,
shall be screened with a landscape berm a minimum of thirty (30) inches in height
unless the City Engineer finds that intervening landscaping sufficiently blocks headlight
glare.
10) Commercial grade bicycle racks should be conveniently located close to building
entrances.
5.1.4 LIGHTING
All lighting within the Specific Plan area shall comply with Title 9, Section 4.137 of the
Atascadero Municipal Code and the following lighting standards listed below:
1) Lighting sources in parking lots may be up to thirty (30) feet in height.
2) Lighting sources shall be full cut off type fixtures that are shielded, diffused, or indirect in
order to avoid glare to pedestrians, motorists, and surrounding residential areas.
3) Lighting fixtures shall be selected and located to confine the area of illumination to within
the site boundaries consistent with the approved photometric plans.
4) To minimize the total number of freestanding light standards, full cut off type wall-
mounted lighting fixtures should be utilized where feasible and consistent with building
architecture.
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5.1.5 SIGNAGE
Signage and graphics are an important element within the Del Rio Road Commercial Area
Specific Plan. The intent of the Sign Program is to provide commercial tenants maximum sign
exposure in a manner that will complement the overall image of the combined projects.
All signage shall comply with the Sign Program shown in Figure 5-6: Del Rio Road Commercial
Area Specific Plan Signage Program. The following additional signage standards shall also
apply within the Specific Plan area:
1) Monument signs should be incorporated into landscaped areas to minimize visual mass.
2) All ground-mounted signs shall be set back from the ultimate curb face and positioned so
as not to create a hazard for either pedestrian or vehicular traffic.
3) All signs and their supporting structures shall be constructed of metal, wood or
comparable weatherproof material and shall be enclosed as to provide against their
infestation by birds and vermin.
4) Each tenant shall be responsible for providing their own building signs. Each tenant is
responsible for obtaining all required sign and building permits from the City. Each tenant
shall be responsible for all fees required.
5) Tenant wall signs shall be designed with individual lettering and custom graphics. Use of
external illumination, neon and other features are encouraged. Signs shall complement
architectural themes. No internally illuminated cabinets shall be allowed unless an integral
part of a small custom sign feature. Logos and corporate slogans need not consist of
individual letters but should be compatible with the Sign Program and design theme.
6) Any requested deviation from the approved sign program shall require the approval of the
Community Development Director or designee and may require the review of an
Administrative Use Permit. Tenants shall be responsible for compliance with this program
and all City codes and requirements. Additional signage may be requested by the
Commercial Outparcels and future residential uses at the time specific development
projects are proposed.
7) Additional sign area allowance or unique signage elements not otherwise permitted by the
approved Sign Programs or by the City’s Sign Ordinance, may be processed as an
Administrative Use Permit.
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Figure 5-6: Del Rio Road Commercial Area Specific Plan Signage Program
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5.1.6 FENCING & SCREENING
Fencing and screening should be designed to highlight positive visual features and to screen
negative ones. The following design guidelines are applicable within the Del Rio Road
Commercial Area Specific Plan area:
1) Fencing and screening should be used to a minimum within the Specific Plan area.
2) Walls and fences may be used to retain earth or screen loading and storage areas,
refuse receptacles, and utility structures.
3) Walls should be designed to be low and to perform their screening function.
4) Walls and fences should be designed to complement the architectural design, color and
materials of adjacent buildings.
5) Landscaping should be used in combination with walls when possible.
6) A decorative three-rail fence shall be provided along the southwest side of Rio Rita Road
to protect against accidental pedestrian access to the top of the slope at the eastern of
the Major Tenantedge of the South-East project site.
5.1.7 ON-SITE CIRCULATION
The on-site circulation standards within the Del Rio Road Commercial Area Specific Plan will
ensure the efficient and safe passage of vehicles and pedestrians to and from the various
commercial uses within the Specific Plan area. The following design guidelines are applicable
within the Del Rio Road Commercial Area Specific Plan area:
1) On-site circulation should be designed for efficient vehicular and pedestrian movement.
2) The circulation system shall include adequate directional signs for entrances, exits,
parking areas, loading areas, and other uses.
3) On-site driveways and parking areas shall be designed to provide common access
between the Specific Plan area and adjacent properties.
4) Sight lines required for safe automobile movement shall be kept clear. Screens and
structures shall not block such sight lines, both for entering and leaving the individual
developments, and the project site.
5) The design and location of vehicular entries (curb cuts) for individual development sites
shall provide the driver ample time to perceive them when approaching the site.
Intersections and driveway approaches should be kept clear of obstructions such as
traffic signal standards and landscaping.
6) Individual buildings and parcels need not have direct access to a public street; however,
reciprocal access agreements shall be recorded to ensure that adequate ingress and
egress is available to each lot and building within the Specific Plan area and that the
entirety of the center functions as one development regardless of underlying lot lines and
ownership.
7) Adequate pedestrian amenities such as benches and shade structures (or shade trees)
should be installed near building entrance or at the curbside/sidewalk adjacent to
buildings within the Del Rio Road Commercial Area Specific Plan area.
8) Designated pedestrian walkways across traffic lanes should be striped to distinguish
them from the surrounding paved areas.
9) On-site pedestrian walkways should provide direct, safe, and adequate movement paths
between parking areas and building entrances.
10) Service truck access routes should be designed to limit interaction with visitor and
pedestrian traffic.
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5.1.8 LOADING
The following design guidelines are applicable within the Del Rio Road Commercial Area
Specific Plan area:
1) Loading areas should be designed to provide for maneuvering on site and not from or
within a public street. Direct loading from a public street is not permitted.
2) Loading areas may be permitted adjacent to a public street provided they are screened
by a combination of screen walls, ornamental landscaping, and/or portions of on-site
buildings.
3) Loading areas visible from a public street or parking area should be screened by solid
wing walls (constructed of materials such as concrete, concrete block, masonry, and
brick) and/or appropriate landscaping so that said loading area is adequately shielded
from public view. All such loading areas shall be maintained in a clean and orderly
condition.
4) Screen walls and wing walls should be provided adjacent to loading doors and loading
areas visible to the public and should be of a compatible material with adjacent
buildings, and shall be of sufficient height to provide adequate visual screening.
5.1.9 ACCESSORY STORAGE
The following design guidelines are applicable within the Del Rio Road Commercial Area
Specific Plan area:
1) Outdoor storage shall be screened from public view.
2) Refuse storage and disposal areas, other than trash compactors, should be within trash
enclosures with at least three sides composed of a solid wall which is not less than 6
feet in height. The fourth side may consist of a solid metal gate painted to match or
coordinate with the adjacent building (slatted chain link is not acceptable). Cardboard
bales shall be removed regularly.
3) Refuse containers shall be provided in sufficient number, and should be placed in
convenient location(s).
4) Trash enclosures may accommodate recycling bins.
5) Trash gates should remain closed except when in use, and remain in good working
order.
6) Trash areas should not be used for storage. The premises should be kept in a neat and
orderly condition at all times, and all improvements should be maintained in a condition
of good repair and appearance.
7) Adequate shopping cart storage should be provided as needed.
8) No permanent storage of material is allowed on the outside of the building.
9) Outdoor storage provisions do not apply to outdoor sales areas, sidewalk sales,
enclosed storage, and "garden centers."
5.2 RESIDENTIAL MULTIPLE FAMILY (RMF-24) DESIGN GUIDELINES
The Residential Multiple Family (RMF-24) parcel within the Del Rio Road Commercial Area
Specific Plan shall be consistent with the City of Atascadero Municipal Code and Standards in
effect at the time the application for Vesting Tentative Parcel Map AT09-0073 was deemed
complete on November 5, 2010 or subsequent vested entitlement should the original entitlement
expire. Design review for the Multifamily Outparcel use to ensure consistency with the Design
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Guidelines of the Specific Plan shall occur during the Conditional Use Permit approval process
pursuant to Section 6.7 of the Specific Plan.
5.3 RESIDENTIAL SINGLE FAMILY (RSF-X) DESIGN GUIDELINES
The Residential Single Family (RSF-X) remainder parcel within the Del Rio Road Commercial
Area Specific Plan shall be consistent with the City of Atascadero’s Municipal Code and
Standards. Design review for the Single Family Outparcel use to ensure consistency with the
Design Guidelines of the Specific Plan shall occur during the Subdivision Tract Map Approval
process pursuant to Section 6.7 of the Specific Plan. Refer to the City of Atascadero Municipal
Code for further design guidelines.
IMPLEMENTATION AND ADMINISTRATION
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VI IMPLEMENTATION AND ADMINISTRATION
6.1 Interpretation VI-1
6.2 Definition of Terms VI-1
6.3 Enforcement VI-1
6.4 Severability VI-1
6.5 Implementation of Development Standards VI-2
6.6 Implementation of Design Guidelines VI-2
6.7 Application Processing VI-2
6.8 Financing & Phasing of Development VI-3
6.8.1 South-East Project Site VI-3
6.8.2 North End Project Site VI-4
6.9 Maintenance VI-4
6.9.1 City Maintenance Responsibility VI-4
6.9.2 Other Agency Maintenance Responsibility VI-5
6.9.3 Private Maintenance VI-5
6.10 Substantial Conformance VI-5
6.10.1 Procedure VI-6
A. Application VI-6
B. Hearing VI-6
C. Action by Reviewing Authority VI-6
6.8 Specific Plan Amendments VI-6
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IMPLEMENTATION AND ADMINISTRATION
The City of Atascadero adopted this Specific Plan following certification by the City of the
Specific Plan EIR and concurrent with the issuance of certain additional development approvals
described in Section 1.5 of this Specific Plan. This Specific Plan serves as an implementation
tool for the City’s General Plan, and establishes the overlay zone for the combined Project sites.
Following adoption of the Specific Plan and the development approvals described in Section
1.5, development within the Specific Plan area shall proceed pursuant to Section 6.7 of this
Specific Plan.
The Del Rio Road Commercial Area Specific Plan shall be implemented, amended, revised or
adjusted according to the procedures identified in this section. These procedures have been
developed to ensure consistency with the adopted Del Rio Road Commercial Area Specific
Plan, to encourage continuity in design and development of the community, and to promote high
standards of site design. These revision and amendment procedures also provide for
adaptation to special or supplementary development standards that may be adopted from time
to time to implement the Del Rio Road Commercial Area Specific Plan.
6.1 INTERPRETATION
These regulations shall be held to be minimum requirements in their application and
interpretation. No provision herein is intended to abrogate of interfere with any deed restriction,
covenant, easement, or other agreement between parties.
Interpretations of the provisions of this Specific Plan are subject to subsections (a) through (c) of
Section 9-1.109 of the Atascadero Municipal Code, except that interpretation of allowable uses
not specifically listed in the Atascadero Municipal Code for the CR (Commercial Retail) zoning
district or Chapter 4 of this Specific Plan are subject to a substantial conformance determination
pursuant to Section 6.10 of this Specific Plan.
6.2 DEFINITION OF TERMS
The meaning and construction of words, phrases, titles and terms shall be the same as provided
in Atascadero Municipal Code and Atascadero General Plan, unless otherwise specifically
provided in the Specific Plan.
6.3 ENFORCEMENT
The Del Rio Road Commercial Area Specific Plan is enforceable through the measures and
regulations detailed in Title 9 of the City of Atascadero Municipal Code.
The standards contained in the Specific Plan have been adopted by ordinance and are
enforceable to the same extent as standards contained in the Zoning Regulation and other City
Codes.
6.4 SEVERABILITY
If any term, provision, condition, requirement, or portion thereof of this Specific Plan is for any
reason held invalid, unenforceable, or unconstitutional, the remainder of this Specific Plan or the
application of such term, provision, condition, requirement, or portion thereof to circumstances
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VI - 2
other than those in which it is held to be invalid, unenforceable, or unconstitutional, shall not be
affected thereby; and each other term, provision, condition, requirement, or portion thereof shall
be held valid and enforceable to the fullest extent permitted by law.
6.5 IMPLEMENTATION OF DEVELOPMENT STANDARDS
Adoption of the Specific Plan by the City, includes adoption of the development standards and
policies described in Chapter 4: Development Standards. Development standards and policies
contained in this document shall supplement or replace those of the City of Atascadero
Municipal Code as they might otherwise apply to lands within the Del Rio Road Commercial
Area Specific Plan area. For projects within the Specific Plan area, development standards and
policies in the Del Rio Road Commercial Area Specific Plan shall take precedence over more
general standards and policies applied through the rest of the City. To the extent the provisions
of the Specific Plan and the Atascadero Municipal Code are in conflict, the provisions of the
Specific Plan shall prevail. In situations where development standards or policies relating to a
particular subject have not been provided in the Specific Plan, the existing development
standards and policies of the City’s General Plan and Zoning Ordinance shall continue to apply.
6.6 IMPLEMENTATION OF DESIGN GUIDELINES
Adoption of the Specific Plan by the City includes adoption of the Design Guidelines contained
in Chapter 5: Design Guidelines, of the Specific Plan. The Design Guidelines are intended to be
flexible in nature while establishing basic evaluation criteria for the review by the City of
development projects as described in Section 6.7: Application Processing. Design guidelines
contained in this document shall supplement or replace those of the City of Atascadero
Municipal Code and/or the Appearance Review Manual as they might otherwise apply to lands
within the Del Rio Road Commercial Area Specific Plan area. For projects within the Specific
Plan area, design guidelines in the Del Rio Road Commercial Area Specific Plan shall take
precedence over more general design guidelines applied through the rest of the City. To the
extent the provisions of the Specific Plan and the Atascadero Municipal Code are in conflict, the
provisions of the Specific Plan shall prevail. In situations where design guidelines relating to a
particular subject have not been provided in the Specific Plan, the existing design guidelines of
the City’s General Plan and Zoning Ordinance shall continue to apply.
6.7 APPLICATION PROCESSING
Development of the South-East project parcels and the North End Project parcels shall require
approval of a Master Plan of Development, including the two Commercial Outparcels, Multiple
Family Outparcel, and Single Family Outparcel in accordance with the following processes:
Master Plan of Development Approval. A Master Plan of Development in the form of
a Conditional use Permit shall be required for both the commercial and residential
portions of the development subject to final action by the City Council. A Master Plan of
Development can include conceptual approval of the two commercial outparcels on the
South-East project site. Should approval be conceptual, a plot plan review shall be
required for these sites as described below.
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Plot Plan Review. The two Commercial Outparcel uses shall obtain Plot Plan review
approval pursuant to Atascadero Municipal Code Section 9-2.108 unless detailed
approval is included in the Master Plan of development. In this case, the two
Commercial Outparcel uses shall not require Precise Plan and Conditional Use
approvals as described in Atascadero Municipal Code Sections 9-2.109 through 9-2.110
unless specific requested uses trigger that process.
Tentative Map Approval. The Single Family Outparcel and any other land or airspace
subdivisions shall obtain a tentative tract or parcel map approval pursuant to Atascadero
Municipal Code Title 11.
Administrative Use Permit. Request for additional sign area allowances or unique
signage elements not otherwise permitted by the approved Sign Programs or by the
City’s Sign Ordinance, may be processed as an Administrative Use Permit.
Master Plan of Development Amendments. Modifications to any approved Master
Plan of Development for any project site shall be processed as a Use Permit
amendment subject to final action by the City Council. Minor changes may be permitted
without Use Permit amendment if a finding of substantial conformance can be made by
the Planning Director in accordance with Section 6.10.
Any development proposed within the Specific Plan area that is not in substantial conformance
with this Specific Plan, shall proceed pursuant to approval by the City of applications as
determined by the Community Development Director to be necessary at the time of project
application submittal.
6.8 FINANCING & PHASING OF DEVELOPMENT
The South-East and North End Projects are self-supporting commercial projects with individual
owners/developers responsible for onsite and offsite improvements necessary to support
development of the project.
Phasing of development ultimately will be determined solely by the project developers, based on
market conditions and other factors. Required infrastructure and community facilities shall be
installed and public services shall be available to serve each phase of development as it occurs.
Based on current market information, development within the Specific Plan area is generally
anticipated to occur as follows.
6.8.1 SOUTH-EAST PROJECT PHASING
Phase 1:
Rough grading of the commercial parcels, and preparation of the Major Tenant building
pad. Export excess cut material to a suitable receiver site.
Precise grading of the Major Tenant parcel, the proposed new public road, and
driveways onto Del Rio Road and El Camino Real.
Detention basin/drainage improvements (onsite and offsite).
Provision of undergrounded utilities including stubs to Commercial Outparcels 2 and 3.
Construction of the Major Tenant building required parking area, and driveways.
Install landscaping on Major Tenant parcel.
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Construction of offsite improvements (as detailed in Chapter 3: Land Use Concept) in
Del Rio Road and El Camino Real, the new public road, and intersection improvements
required for operation of the Major Tenant and Outparcels 2 and 3.
Sewer and water line connection to existing offsite utility lines
Phase 2:
Construction of Commercial Outparcels 2 and 3 may, but need not, occur concurrently
with the construction of the Major Tenant parcel.
Precise Grading and pad preparation for Commercial Outparcel buildings (Parcel 2
and/or 3)
Construction of Commercial Outparcel buildings (Parcels 2 and/or 3)
Wet and dry utility connection to stubs provided in Phase 1 (Parcel 2 and/or 3)
Landscape parking areas and corners in Parcel 2 and/or 3
Completion of the new public road and landscaping
Note: Multiple Family Outparcel development is not included and any project phasing will be
permitted separately pursuant to Section 6.7 of this Specific Plan.
6.8.2 NORTH END PROJECT PHASING
Phase 1:
Site Demolition
Phase 2:
Complete public improvements and frontage improvements
Construction of on-site infrastructure and drainage improvements
On-site grading, parking, landscape improvements, and finished construction pads
Phase 3:
Individual commercial buildings (as tenants are secured)
Note: Single Family Outparcel development is not included and any project phasing will be
permitted separately pursuant to Section 6.7 of this Specific Plan.
6.9 MAINTENANCE
Public and private improvements constructed as part of development of the Specific Plan area
shall be maintained through a combination of public and private entities as described below.
6.9.1 CITY MAINTENANCE RESPONSIBILITY
Public facilities are planned for public maintenance by the City or the appropriate utility service
provider and include, but are not limited to, the following:
All accepted public streets within the Specific Plan area, excluding residential
subdivisions.
Public traffic signals and traffic control signs within the public right-of -way within the
Specific Plan area.
Public improvements constructed in the public right-of-way inside of and outside of the
Specific Plan area.
IMPLEMENTATION AND ADMINISTRATION
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VI - 5
All sewer mains, excluding lateral connections.
The existing and expanded public storm drain systems in the public right-of -way or
dedicated easements.
6.9.2 OTHER AGENCY MAINTENANCE RESPONSIBILITY
The following facilities will be maintained by other agencies:
Atascadero Mutual Water Company: public on-site and offsite water facilities within the
Specific Plan area.
PG&E: Accepted street lighting within public rights-of-way in the Specific Plan area.
Caltrans: Public improvements within the Caltrans right-of -way.
All private electrical, natural gas, telephone, cable TV, and other non-City utilities.
6.9.3 PRIVATE MAINTENANCE
Private and public improvements to be maintained by the developers include, but are not limited
to, the following:
Streets, drives, lanes and pedestrian paths on private property within the Specific Plan
area.
Public streets within any residential subdivisions
Traffic control signs and pavement markings on private property within the Specific Plan
area.
Landscaping and lighting on private property within the Specific Plan area.
Property line walls, fences, retaining walls, refuse storage areas, signs, slopes, and
parking lots.
Open space areas on private property within the Specific Plan area including detention
facilities, bio-swales, and other low-impact-development features.
Newly constructed drainage facilities on private property within the Specific Plan area.
Landscaped frontages within the right-of -way of all public streets.
Street lighting within public rights of way in the Specific Plan area shall be maintained by
the developer unless otherwise maintained by PG&E.
Landscaping within any center medians of all public streets fronting the Specific Plan
area.
6.10 SUBSTANTIAL CONFORMANCE
During review of construction plans and building permit applications, the Community
Development Director or designee shall have the limited ability to interpret the Specific Plan and
determine that the proposed development is in substantial conformance with the Del Rio Road
Commercial Area Specific Plan. The use of substantial conformance is intended to ensure
orderly development, quality aesthetic design, and safe and harmonious placement of uses
within the Specific Plan area. Determinations of substantial conformance shall be made
administratively by the Community Development Director or designee without the need for a
public hearing. In some cases, the determination may be forwarded to the Design Review
Committee. A substantial conformance determination made pursuant to this Section 6.10 shall
be considered a ministerial decision that is not subject to CEQA.
A project proposal for development within the Specific Plan area shall be considered to be in
substantial conformance with the Specific Plan, not requiring a Specific Plan amendment, in the
event that any of the following occurs:
IMPLEMENTATION AND ADMINISTRATION
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VI - 6
The addition of a land use not listed in Chapter 4: Development Standards, of this
Specific Plan, provided that the proposed use is determined to be equivalent in its nature
and intensity to a use listed in Chapter 4 of this Specific Plan.
A change in utility or public service provider to the Specific Plan area.
Minor changes or adjustments to lot lines or the alignment of access roads, community
facility plans, or public infrastructure facility plans such as drainage, sewer, water and
other utilities.
Minor deviations from the Land Use Plan and related policies, as contained in Chapter 3:
Land Use Plan, of the Specific Plan.
The merger of the two Commercial Outparcels into a single Commercial Outparcel to be
developed with a retail, restaurant or office use provided the development does not
exceed the combined maximum floor area permitted for the two Commercial Outparcels
of 10,000 square feet. A voluntary merger application shall be required in order to
complete any lot merger.
Minor deviations from the sign program that are consistent with the conceptual design
set forth in Chapter 5: Design Guidelines, of the Specific Plan.
Minor changes to landscape materials and streetscape design which are consistent with
the conceptual design set forth in Chapter 5: Design Guidelines, of the Specific Plan.
Minor deviations from the design guidelines which are consistent with the conceptual
design set forth in Chapter 5: Design Guidelines, of the Specific Plan.
A reduction in the minimum required parking spaces, provided that a parking study
demonstrates the proposed reduction in parking spaces is justified based on the mix of
uses within the Specific Plan area and the use of shared parking between those uses.
Other modifications of a similar nature to those listed above which are deemed minor by
the Community Development Director or designee, that are in keeping with the purpose
and intent of the approved Specific Plan.
6.10.1 PROCEDURE
A. APPLICATION
Applications for the determination of substantial conformance shall be made on forms provided
by the Community Development Director or designee and shall be accompanied by a filing fee
and a Plot Plan, as described in Section 9-2.108 of the Atascadero Municipal Code.
Applications shall be made by the owner of the property for which the approval is sought, or an
authorized agent.
B. HEARING
No public hearing shall be required for a determination of substantial conformance unless the
Community Development Director refers the item to the Design Review Committee.
C. ACTION BY REVIEWING AUTHORITY
The reviewing authority for a determination of substantial conformance shall be the Community
Development Director or designee. The Community Development Director or designee shall
determine by providing written notice to the applicant that the proposed addition of a land use or
other revision requested pursuant to this Section 6.10 is in substantial conformance with the Del
Rio Road Commercial Area Specific Plan if it complies with all applicable provisions of
Atascadero Municipal Code Title 9 and is consistent with the purpose and intent of this Specific
IMPLEMENTATION AND ADMINISTRATION
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VI - 7
Plan. The action of the Community Development Director or designee shall be final with no
appeal.
6.11 SPECIFIC PLAN AMENDMENTS
Amendments to the Del Rio Road Commercial Area Specific Plan shall be required for revisions
that are beyond the scope of substantial conformance determinations. Specific Plan
Amendments shall be processed pursuant to the provisions of the California Government Code
Section 65453(a).
ITEM NUMBER: 2
DATE: 06/01/21
Exhibit D
Conditions of Approval
See following
Exhibit D
Conditions of Approval
City of Atascadero
Responsible Department – City of Atascadero
FD – Fire Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manger | OA – Outside Agency
AMND2021-0020
DEL RIO RANCH
2005, 2055, 2115, 2205, 2325, 2375, 2405 El Camino Real and
4999, 5505, 5701, 5703, 5705 Del Rio Road
(Del Rio Road Commercial Area Specific Plan South-East Project Site)
APNs 049-112-039, 049-112-036, 049-112-022, 049-112-018, 049-112-
019, 049-112-002, 049-151-040, 049-151-041, 049-151-037, 049-151-036,
and 049-151-005
A Master Plan of development to establish a tourist serving and commercial
entertainment development on 26.2 acres. The project site incorporates 3.6 net acres of
multi-family residential zoned land.
The Master Plan of Development includes:
3.6 net acres of High Density residential multi-family zoned property with a base density
of 24 units per acre
A tourist-serving resort including 4.85 acres of transient lodging RV sites, additional
areas for transient lodging cabins and permanently affixed structures compliant with the
California Building Code for overnight stays (glamping), and a 100-room hotel. All of the
tourist serving uses are for transient lodging of stays of less than 30 days.
An amphitheater designed to accommodate performing arts, community events and
small music venues with seating capacity for up to 300 people.
A 15,000 square-foot conference center designed for meetings, events, and conferences
A 30,000 square-foot entertainment center designed for permanently developed
entertainment uses such as a bowling alley, arcade and related uses.
24,000 square feet of mixed-use buildings with commercial uses on ground floors and up
to 48 units on upstairs levels within the commercial zone
A parking garage designed to accommodate up to 315 parking spaces that is integrated
into commercial occupancy spaces.
The following conditions of approval apply to the project referenced above. The conditions of
approval are grouped under specific headings that relate to the timing of required compliance.
Additional language within a condition may further define the timing of the required compliance.
A. The following conditions shall be complied with AT ALL TIMES that the land uses
permitted by this planning application occupy the premise. The following
conditions shall be applied to the project in perpetuity until such time that the use
is extinguished and/or that amendments to the Conditions of Approval have been
approved by the City of Atascadero.
1. Approval of this application is for a Master Plan of Development and various conditionally
allowed uses described in a through e below.
☐ PLN
a) Entertainment and Mixed-Use commercial center: 30,000 square-foot entertainment
center with 24,000 square-feet of commercial retail space, 130 residential units, and a 315
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
space parking garage.
b) Amphitheater: outdoor amphitheater with capacity for 300 guests
c) RV and Glamping Resort: 60 space (4.25 acre) RV park with 40 surrounding fixed lodging
structures that are constructed in compliance with the California Building Code (glamping
spaces) and a guest services building(s)
d) Conference Center: a 15,000 square-foot conference center
e) Multi-Family Residential: 3.6 net acres of high density multi-family zoned property
adjacent to Rio Rita Road.
2. All conditions and mitigation measures associated with the Del Rio Road Commercial Area
Specific Plan and Mitigation Monitoring Program are included herein by reference and must be
implemented in accordance with those documents unless specifically modified by these
conditions.
☐ PLN
3. The approval of this use permit shall become final and effective 14 days after the date of the
hearing. Issuance of building permits may not occur prior to the appeal period of fourteen (14)
days following the Planning Commission approval.
☐ PLN
4. The project shall be approved with the following Phasing:
☐ PLN
Phase I – RV and glamping resort units
Phase II – Commercial / Entertainment center / Mixed-Use light industrial/residential
Phase III – Multi-family residential
Hotel, conference center, and amphitheater to be completed at any phase of development
providing all Phase II improvements are completed.
Construction of the multi-family residential portion of the project may not commence until the RV
resort and commercial center are under construction.
Required improvements for each phase are addressed below.
5. Approval of this Conditional Use Permit shall be valid as follows based on project phasing as
follows:
Phase I: 24 months from date of approval
Phase II: 48 months from date of approval
Phase III: 60 months from date of approval
At the end of these time periods, the approval shall expire and become null and void unless the
phase has received a building permit or a time extension. Should timeframes not be met for a
phase, approval will become null and void for any subsequent phase.
☐ PLN
6. This approval allows for the general Master Plan of Development only and additional approvals
shall be required prior to issuance of construction permits for each development phase as
follows:
☐ PLN
a) Entertainment and Mixed-Use Commercial Center: Planning Commission approval of a
subsequent use permit to finalize the Master Plan of Development required prior to
construction permit submittal.
b) Amphitheater: Planning Commission approval of a subsequent use permit to finalize the
Master Plan of Development and address acoustical requirements required prior to
construction permit submittal. AUP review for amplified sound required if not requested
with the use permit.
c) RV and Glamping Resort: Planning Commission approval of a subsequent use permit to
finalize the Master Plan of Development required prior to construction permit submittal
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
d) Conference Center: Planning Commission approval of a subsequent use permit to finalize
the Master Plan of Development required prior to construction permit submittal
e) Multi-Family Residential: Design Review Committee review and endorsement required
prior to or concurrent with construction permit submittal.
Detailed architecture, pedestrian connectivity, and landscape concepts shall be submitted with
each component prior to further committee and/or commission review.
Multiple project uses can be included on the same application for review by the Planning
Commission or Design Review Committee.
7. Final design of each phase and project component outlined in item 2, a though e above must be
in substantial conformance with provided Exhibit(s) adopted with this Resolution, and any
conditions of approval related to such.
☐ PLN
8. In accordance with the Atascadero Municipal Code section 9-8.105, any violation of any of the
conditions of approval may be cause for revocation of this entitlement and subject the applicant
and/or future property owners to the penalties set for in the Atascadero Municipal Code, as well
as any other available legal remedies.
☐ PLN
9. The applicant shall agree to indemnify and defend at his/her sole expense any action brought
against the City, its present or former agents, officers, or employees because of the issuance of
this approval, or in any way relating to the implementation thereof, or in the alternative, to
relinquish such approval. The applicant shall reimburse the City, its agents, officers, or
employees, for any court costs and attorney's fees which the City, its agents, officers or
employees may be required by a court to pay as a result of such action. The City may, at its sole
discretion, participate at its own expense in the defense of any such action but such participation
shall not relieve applicant of his/her obligations under this condition.
☐ CM
10. Should the described conditional uses be abandoned or extinguished, the property may be used
and / or developed with any use allowed by the underlying zoning district and consistent with the
provisions of the Del Rio Road Commercial Area Specific Plan, subject to review and approval
by the Community Development Director. However, changes to the design of the site, changes
to building designs, or changes to circulation shall be subject to an amendment of the Master
Plan of Development.
☐ PLN
11. A Tentative Parcel Map shall be submitted and a final map shall be recorded prior to issuance of
any permits on-site. The map shall, at a minimum, include two separate parcels, one on each
side of the dedicated public road. The map shall include reciprocal easements for site access,
parking, and maintenance of all project entrances, signage, parking areas, landscaping,
hardscape, common open space, site lighting and fixtures, and common drainage facilities as
appropriate. Such easements shall be recorded concurrently with the final map and shall be
referenced on the face of the map or recorded by separate instrument.
☐ PLN
12. Hours of Operation shall be limited as follows: ☐ PLN
Approval of an Administrative Use Permit (AUP) shall be required for any 24-hour use of
the entertainment center.
Amphitheater use shall end at 10pm. Amplified sound and/or extended hours may be
allowed through approval of an AUP.
Quiet hours for the RV park and glamping sites shall be 10pm to 7am.
13. On-street parking shall be provided where appropriate, to the satisfaction of the City Engineer. In
particular, on-street parking shall be provided along a minimum of one side of the Obispo Road
extension and shall be provided throughout the RV and commercial area to facilitate parking
opportunities where not in conflict with safe pedestrian movement. Where walkability is to be
encouraged adjacent to the entertainment plaza, to road shall be narrowed and bulb-outs or
similar features shall be incorporated to enhance pedestrian mobility and safety.
☐ PLN
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
14. Trees shall be maintained by the property owner in a manner which allows the tree to grow to its
natural canopy height and width.
a. Low lying branches shall be removed consistent with fire department standards for
clear access.
b. Parking lot shade trees, both those in planter fingers/islands and along the perimeter
of parking areas, shall be maintained in a manner which allows the tree to achieve a
minimum of 10% coverage of the parking lot.
c. Irrigation shall be monitored and maintained and deep root watering methods shall be
utilized.
d. No tree trimming of the top of the main tree trunk, nor treatment of trees with
chemical growth inhibitors shall be allowed.
☐ PLN
15. Affordable Housing Requirement: The Residential Multi-family zoned portion of the site is
designated as a RHNA site in the City of Atascadero Housing Element. No affordable housing
shall be required unless the applicants seek a density bonus in accordance with State Law.
☐ PLN
16. All maintenance costs listed below shall be 100% funded by the project in perpetuity. The
service and maintenance cost shall be funded through a mechanism established by the
developer subject to City approval. The funding mechanism must be in place prior to, or
concurrently with acceptance of any final maps. The Home Owners Association shall be
approved by the City Attorney, City Engineer and Administrative Services Director prior to
acceptance of any Final Map. The administration of the above mentioned funds, and the
coordination and performance of maintenance activities, shall be the responsibility of the Home
Owners Association.
☐ PLN
a) All streets, bridges, sidewalks, streetlights, street signs, roads, emergency access roads,
emergency access gates, and sewer mains within the project with the exception of the
Obispo Road extension, which will be accepted for maintenance by the City as a public
road.
b) All parks, trails, recreational facilities and like facilities.
c) All open space and native tree preservation areas.
d) All drainage facilities and detention basins.
e) All creeks, flood plains, floodways, wetlands, and riparian habitat areas.
f) All common landscaping areas, street trees, medians, parkway planters,
manufactured slopes outside private yards, and other similar facilities.
g) All frontage landscaping and sidewalks along public streets including the Obispo
Road extension.
h) All medians and median landscaping in El Camino Real and Del Rio Road fronting
the project site
17. The existing maintenance Community Facilities District established for maintenance of the frontage
improvements and landscaping, including median landscaping, shall be amended to reflect the
revised right-of-way improvements or shall be extinguished and improvements shall be maintained
by the commercial development owner(s) in perpetuity. Should the maintenance CFD be
extinguished and a map be recorded that allows for multiple parcels, a maintenance agreement that
defines responsibilities of property owners shall be required to record prior to, or concurrently with,
final map recordation.
☐ PLN
18. The emergency services and facility maintenance costs listed below shall be 100% funded by
the project in perpetuity. The service and maintenance costs shall be funded through a
community facilities district established by the City at the developer's cost. The funding
mechanism must be in place prior to or concurrently with acceptance of the final maps. The
funding mechanism shall be approved by the City Attorney, City Engineer and Administrative
Services Director prior to acceptance of any final map. The administration of the above
mentioned funds shall be by the City. Developer agrees to participate in the community facilities
district and to take all steps reasonably required by the City with regard to the establishment of
the district and assessment of the property.
☐ PLN
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
All Atascadero Police Department service costs to the project.
All Atascadero Fire Department service costs to the project.
Off-site common City of Atascadero park facilities maintenance service costs related to
the project
Annexation into the Community Facilities District shall be required prior to, or concurrently with,
recordation of the final parcel map.
19. The site shall be maintained in and kept clear of any debris or storage including construction debris,
unless part of an active, approved construction permit. All finishes shall be repaired or replaced as
needed to maintain a high quality commercial / resort development. Any dead or non-thriving
landscaping shall be immediately replaced. All landscaping required for screening of any use,
structure, or utility /mechanical equipment shall be maintained at a height and density to achieve
maximum screening while appearing groomed and orderly.
☐ PLN
20. The proposed extension of Obispo Road shall be dedicated to the City as a public road. The road
right-of-way shall be 60-feet and designated as a collector road within the City’s street system. The
City will accept this road for maintenance. Construction of the road and installation of all associated
public utilities shall be funded by the developer. Fiber optic cable or conduit for such shall be
installed as part of the road construction.
☐ PWD
21. Public utilities shall be installed in all public rights-of-way to the satisfaction of the City Engineer. This
shall include the installation of fiber optic cable or conduit for such as appropriate.
☐ PWD
22. Public access easements shall be placed over all internal roads. An offer of dedication shall be
placed over the southernmost road (secondary connector) but shall not be accepted by the City until
such as time that the City decides to maintain the road. Public easements shall include any and all
pathways needed for pedestrian connection of the site from El Camino real to the Obispo Road
extension.
☐ PWD
23. The applicant will to offer to the City of Atascadero a ten-foot grant of right of way along its easterly
property line for public road purposes. The abutting property owners shall have the right to grade
within the right of way.
☐ PWD
24. No gates shall be permitted on any public or private roadway within the development.
☐ PLN
25. All site lighting shall comply with the Atascadero Municipal Code. All existing and/or new lighting
shall be shielded so as to be directed downward in such a manner as to not create off-site glare or
adversely impact adjacent properties. A photometric plan which details the style, location, and height
of the lighting fixtures shall be submitted with the building plans and shall be subject to approval by
the Community Development Director or his designee. Decorative low-wattage lighting shall be
permitted within the commercial, RV, and glamping areas of the project. All street lighting shall be
dark sky compliant and shall be pedestrian in scale. No cobra style lighting shall be permitted unless
deemed necessary by the City Engineer and/or Community Development Director for safety.
☐ PLN
26. A signage plan shall be submitted for each phase of site development. Signage details shall include
wayfinding signage, tenant signage, overall development identification signage, and directional
vehicular signage. The sign program for each phased shall be approved as and AUP.
☐ PLN
27. A Fire and site safety plan shall be submitted with each phase of the project prior to approval of any
construction permits. The safety plan can encompass more than one phase for consistency.
☐ FD
28. Pedestrian street crossings shall incorporate decorative paving materials. Should on-street parking
be adjacent to crossing areas, bulb-outs shall be incorporated at designated crossing locations.
☐ PLN
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
29. The commercial and amphitheater plaza areas shall be designed to allow access to vendor and food
trucks. Electrical infrastructure shall be provided throughout.
☐ PLN
30. All new and existing utilities along the project frontages shall be undergrounded.
☐ PLN
31. The Development Concept Master Plan anticipates the removal of 52 native trees and the
preservation of 40 native trees. Each phase will be required to show tree protection, removal, and
preservation prior to issuance of permits or subsequent Commission or Committee approvals.
☐ PLN
B. The following conditions shall be satisfied prior to the issuance of the first of any
DEMOLITION PERMIT, BUILDING PERMIT, SUBDIVISION IMPROVEMENT, or at the
time specified in the condition.
32. An open space easement shall be recorded over the drainage basin area at the north of the multi-
family residentially zoned portion of the site at the north east corner of the proposed extension to
Obispo Road at Del Rio Road.
☐ PLN
33. All project phases shall be designed to meet the minimum code requirements for each proposed
use. No occupancy shall be granted for any phase until all required public improvements are
complete for each phase, as required by the Del Rio Road Commercial Area Specific Plan and
associated Mitigation Monitoring Program, or as amended by these conditions. No temporary or
interim uses may be established outside the parameters of the approved Master Plan of
Development.
☐ PLN
34. Each phase shall show compliance with truck turning radii for class A RVs with towed vehicles
and all needed emergency service vehicles, to the satisfaction of the City Fire Marshal.
☐ FD
35. A final concept landscape plan shall be submitted prior to approval of each phase of the
development. Landscaping shall include the following:
a. Street trees shall be provided along all public and private streets at a maximum of 30-feet
on-center. Street tree species shall be approved by the Community Development Director
and City Engineer.
b. Adequate planter areas shall be provided adjacent to all retaining wall faces in excess of
5-feet.
c. Landscaping shall be drought tolerant and shall comply with the Atascadero Building
Code landscape ordinance.
d. The corner of El Camino Real and Del Rio shall be designed as an entry feature and shall
include accent trees and decorative landscape elements.
e. All parking areas facing El Camino Real shall include landscaping with a minimum
screening height of 30-inches to limit headlight intrusion toward El Camino Real.
☐ PLN
36. Right of way offers of dedication are required for the frontages of the El Camino Real and Del
Rio Road according to Del Rio Commercial Area Specific Plan and Council adopted plan lines.
Developer shall work with City Engineer to draft Offer of Dedications for acceptance by the City.
☐ PWD
37. A 6-feet wide Public Utility Easement (PUE) shall be dedicated contiguous to the new road
rights-of-way for the property frontages along El Camino Real and Del Rio Road.
☐ PWD
38. Road slope easements shall be dedicated where the road prism cut/fill slopes extend beyond the
right-of-way. The easement shall extend not less than five feet (horizontally) beyond any
daylight or catch line of the graded slope or other required road facility (such as a brow ditch,
retaining wall, drainage swale, etc.), to the satisfaction of the City Engineer.
☐ PWD
39. Wherever an easement is created for commonly owned or operated improvements for the benefit
of more than one lot, there shall also be created a maintenance and operations agreement, to
the satisfaction of the City Engineer and City Attorney.
☐ PLN
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
40. Easements that are not intended to continue in perpetuity shall not be shown on the Final Map
and shall be recorded by separate instrument.
☐ PWD
41. Each phase shall provide the minimum number of parking spaces for all developed components,
subject to the following:
☐ PLN
A minimum of 10 guest spaces shall be provided throughout the RV park and
glamping area. These can be on-street parking spaces if on street adjacent to the RV
area.
A minimum of 1 space per glamping site shall be provided adjacent to each glamping
cluster. Accessible parking shall be provided in addition to this ratio.
A parking management plan shall be submitted for the mixed-use commercial
development detailing parking assignment and enforcement for the residential and
commercial tenant spaces.
42. Trash enclosures shall be incorporated into buildings or parking areas. All trash enclosures shall
be serviced by the City’s waste management company unless an exception is granted. All
enclosures shall be architecturally compatible with the buildings and shall be designed to
accommodate adequate trash and recycling bins for the intend users.
☐ PLN
43. For commercial, industrial, office or multi-family projects, all existing and/or new ground-mounted
appurtenances such as air-conditioning condensers, electrical transformers, backflow devices
etc., shall be screened from public view through the use of decorative landscaping subject to
approval by the Community Development Director or his designee. All fire department
connections and/or back flow prevention devices shall be incorporated into the adjacent
commercial buildings. If building integration is infeasible, all equipment shall be placed in a
landscape planter and shall be fully screened by appropriately sized landscape species.
☐ PLN
44. All existing and/or new roof appurtenances such as air-conditioning units, grease hoods, etc.
shall be screened from public view. The screening shall be architecturally integrated with the
building design and constructed of compatible materials to the satisfaction of the Community
Development Director or his designee.
☐ PLN
45. All retaining walls shall be constructed of natural style textured block. Walls shall be a maximum
of 8-feet high. Higher walls will be permitted if terraced with a minimum 5-foot landscape areas
between each wall section. Wall faces shall be screened with vertical landscaping.
☐ PLN
46. A tree protection plan shall be submitted as part of each building permit package. The plan shall
identify the size and species of all trees, all trees proposed for removal, the location of any
required tree protection fencing, and construction related mitigation measures dictated by the
project arborist and/or City Native Tree Guidelines. All tree removals shall be mitigated
consistent with the requirements of the Atascadero Municipal Code. Any required mitigation fees
shall be paid prior to permit issuance.
☐ PLN
47. The pedestrian pathways shall be fully integrated at each phase of development and shall
provide a link to all distinct use areas. Access easements shall be recorded over any pathways
that cross property lines. This can be recorded on the face of a map or by separate instrument.
☐ PLN
48. A fencing plan shall be included with each development phase. Fencing for the commercial and
resort portion of the project shall be limited to safety fencing as deemed necessary by the
Community Development Director and/or the City Engineer or as required for outdoor restaurant
areas. If fencing is required around any basin, fencing shall be transparent and split rail or
similar. Landscaping shall be provided on either side of the fence for screening. No chain-link
fencing shall be permitted. Solid fencing may be used to screen mechanical equipment or
provide small privacy areas where appropriate (RV, glamping, conference).
Should a fenced dog area be included in the RV resort area, fencing shall be split rail with no
climb wire or a similar rural style.
☐ PLN
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
RV Park / Glamping sites
49. All lodging uses on the site, other than approved residential dwellings shall be limited to stays of
less than 30-days, including but not limited to the RV resort, glamping uses, cabins, or other
sites and structures designed for temporary lodging. No long-terms stays over 29 days shall be
permitted. The RV and glamping sites are approved as a tourist-serving transient occupancy
only. No residential uses are permitted within these sites. No installation of mobile homes or
other structures that will require that the State preside over construction permit jurisdiction shall
be permitted within any portion of the entire site. A glamping site is defined as a permanently
affixed lodging structure that is constructed in compliance with the California Building Code.
☐ PLN
50. All retaining walls shall be screened with adequate landscape materials. Decorative non-solid
fencing shall be provided at the top of walls where required for safety.
☐ PLN
51. A sewer capacity study for the RV portion of the development shall be required to determine
effects on the City’s current wastewater system and identify any needed mitigations or
improvements to mitigate impacts.
☐ FD
52. Special Sewer capacity fees for the dump station shall be charged based on the needs identified
in the study.
☐ FD
53. No dumping by persons not staying a minimum of 1 night at the resort shall be permitted. Signs
stating such shall be required adjacent to the dump station.
☐ PLN
54. Glamping site clusters shall comply with State and Federal accessibility requirements.
☐ PLN
55. Restroom and shower facilities shall be provided within the resort area to adequately serve the
RV and glamping area. This can be included in the guest services building. Locations shall be
placed in areas convenient to the 4 glamping areas.
☐ PLN
Entertainment Center
56. The integrated parking garage shall include the following:
a. Small-scale retail spaces shall be integrated into the ground floor adjacent to the plaza.
b. Decorative vertical elements shall be included on the facades facing Del Rio Road and
the internal street. Elements may include, but are not limited to, a green wall feature,
public art installation, the inclusion of contrasting compatible materials.
☐ PLN
57. The on-site road fronting the entertainment center shall be designed to foster walkability. This
should include elimination of on-street parking/incorporation of bulbouts, especially at designated
crossing locations and narrowing of the road section to the greatest extent feasible to encourage
reduced traffic speeds.
☐ PLN
58. Approval shall include a height exception to allow development up to 45-feet with architectural
and roof projections (non-habitable) allowed up to 55-feet.
☐ PLN
59. Trees and/or shade elements shall be incorporated into the main plaza space. All trees shall be
irrigated and planted in minimum 5’x5’ planter areas. All trellis or shade features shall be
architecturally compatible with the overall design concept.
☐ PLN
Mixed-Use commercial/residential buildings
60. Approval shall include a height exception to allow development up to 45-feet with architectural
and roof projections (non-habitable) allowed up to 55-feet.
☐ PLN
61. The commercial spaces in the mixed-use buildings shall be designed to allow for flexibility in
tenant size and shall not include structural demising walls to the greatest extent feasible.
☐ PLN
62. The mixed-use buildings shall include ventilation shafts to accommodate a variety of uses on the ☐ PLN
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
ground floor.
Conference Center
63. A drop off and loading area shall be provided adjacent to the front plaza space off the internal
street. Signage and/or curb painting shall be incorporated, to the satisfaction of the City
Engineer.
☐ PLN
64. The plaza space shall provide electrical infrastructure to facilitate vendors and events.
☐ PLN
Hotel
65. Approval shall include a height exception to allow development up to 45-feet with architectural
and roof projections (non-habitable) allowed up to 55-feet.
☐ PLN
66. Emergency access shall be provided at the main hotel building as well as any added auxiliary
units, to the satisfaction of the Fire Marshal.
☐ FD
Amphitheater
67. A vendor staging area shall be provided in proximity to the amphitheater.
☐ PLN
68. The amphitheater shall cease use at 10pm. The subsequent CUP may establish alternate hours.
☐ PLN
69. Adequate emergency access (vehicular and pedestrian) shall be provided at the rear of the
amphitheater. Should the vehicular access exceed 150-feet in length, a turn-around shall be
provided consistent with City Standard design details.
☐ FD
Residential Multi-Family
70. Density for the residential site shall be calculated based on net acreage (excluding any right-of-
way and the required openspace easement over the basin). Net acreage is 3.6 acres.
☐ PLN
71. A 10-foot landscape setback shall be maintained off the eastern property line (Rio Rita Road).
No privacy fencing or structures shall be placed within this setback area. A decorative three rail
fence may be constructed within this area and drought-tolerant screening landscape shall be
provided throughout.
☐ PLN
On-site Improvements - General
72. Hydrants shall be located no greater than 500-feet apart along all internal roads and along all
project frontages. A minimum of 1 hydrant shall be placed in close proximity to the conference
building and a minimum of 2 hydrants shall be located along the main commercial road, to the
satisfaction of the Fire Marshal. A hydrant shall be located no greater than 500-feet from the
farthest point of the upper amphitheater tier or boxcar lodging units, whichever is farthest.
☐ FD
73. A project entry road will be constructed intersecting El Camino Real opposite the southerly
entrance to the Mission Oaks Center and shall be designed as a secondary connector road to
the residentially zoned portion of the project. This intersection will be signalized to
accommodate future traffic volumes, consistent with the requirements of the Del Rio Road
Commercial Area Specific Plan. (see below section for timing)
☐ PWD
74. Pedestrian access shall be provided between the RV area and the commercial development
area.
☐ PLN
75. Convenient and secure bike parking shall be provided throughout the development adjacent to
major buildings. Mixed-use buildings shall incorporate storage areas to accommodate bikes for
residential tenants.
☐ PLN
76. A minimum 26-foot roadway width shall be maintained adjacent to all structures exceeding 30-
feet in height, to the satisfaction of the Fire Marshal. Roadway access shall be no less than 15-
feet and no greater than 30-feet from the face of each building.
☐ FD
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
77. Each phase shall install all roads/accessways, landscaping, and utilities to adequately serve the
development.
☐ PWD
Phased On-Site improvements:
78. Phase I (RV Resort and Glamping):
a. Installation of onsite utilities serving RV & Lodging Resort, including dry utilities and storm
drainage facilities.
b. All roads shall be constructed consistent with the final approved street section design, to the
satisfaction of the City Engineer. Sidewalks shall be included along the northern and southern
roads surrounding the RV spaces.
c. A minimum 20-foot wide paved access way shall be constructed within the Obispo Road
extension right-of-way to allow a looped circulation pattern.
d. A secondary point of access for emergency services shall be provided from the top of the RV
loop to Del Rio Road. The access shall be an all-weather surface compacted to 95%, to the
satisfaction of the Fire Marshal.
☐ PWD
79. Phase II (Commercial mixed-use/Entertainment):
a. All roads and utilities shall be installed to adequately serve the commercial and mixed-use
buildings.
b. All roads shall be constructed consistent with the final approved street section design, to the
satisfaction of the City Engineer.
☐ PWD
80. Phase III (Multi-Family Residential):
a. The entirety of Obispo Road shall be constructed. A fire department turn-around will be
installed if the road is terminated at the southerly property line. A temporary easement shall be
recorded to allow for the turn-around area. The easement may be extinguished once the road is
continued.
☐ PWD
Public Improvements - General
81. Final street sections shall be determined with subsequent use permit approvals for each phase.
Street sections shall prioritize multi-modal transportation and shall provide on-street parking
where feasible.
☐ PWD
82. Public improvement plans (PIPs) shall be prepared by a licensed civil engineer. PIPs shall be
prepared on 22”x34” plan sheets, use the City Standard border and signature block, and shall
comply with Section 2 of City Standard Specifications. All plans shall contain the City of
Atascadero "Standard Notes for Improvement Plans". Both the standards border and notes are
available in AutoCAD form from the City Engineer's office.
☐ PWD
83. Roadway signing and striping shall be in accordance with the California Manual on Uniform
Traffic Control Devices (CA-MUTCD) and shall be located to provide adequate warning of the
traffic calming improvements associated with speed reduction.
☐ PWD
84. Prior to Phase I construction, the developer shall apply for an Encroachment permit to install
temporary stabilized construction entrance and exits and for any grading or demolition that will
occur in the right of way. Access is to be limited to two (2) driveways during large scale grading
operations, the future Obispo road extension connection is to remain blocked from Del Rio Rd
until frontage improvements for that connection are completed and accepted by the City.
☐ PWD
85. The developer shall pay in lieu fees toward the realignment of Ramona Road. The developer
shall prepare an analysis determining percentage of responsibility for the realignment.
☐ PWD
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
86. Obispo Road shall be extended through the project site, to be dedicated to the City of
Atascadero and accepted for maintenance purposes. The Road will be designed to the City’s
current collector standard and a 60-foot wide right-of-way easement will be dedicated to the City.
The commercial and residential areas may take access off this road. The road will be designed
to connect to the properties to the south of the project site.
☐ PWD
87. Each phase shall provide all necessary supplemental traffic controls (signage, striping) to direct
traffic to the appropriate entrances and exits to produce the intended internal circulation for the
entire built-out development, according the Del Rio Ranch Traffic Impact Analysis, to minimize
effects on the Del Rio Commercial Area.
☐ PWD
Road Improvement Requirements
88. The horizontal and vertical design of roads shall be in compliance with the City of Atascadero
Engineering Standards and Standard Specifications, to the satisfaction of the City Engineer. The
City Engineer reserves the right to make modifications to all submitted road designs, when in the
opinion of the City Engineer, the public’s health and safety is benefitted.
☐ PWD
89. The design of structural pavement sections for on-site roads shall be based on minimum a
Traffic Index (TI) = 6.0 and a 20-year design life. Off-site/public roads must match existing
pavement sections and/or City Standards Specifications to the satisfaction of the City Engineer.
☐ PWD
90. New roads with pavement placed prior to the construction of buildings will be subjected to
additional construction traffic and wear associated with the on-site construction not included in
the design life of the pavement section. Therefore to off-set this, the AC thickness shall be
increased from that which is derived from CalTrans method by either:
a. 1” if the pavement is placed prior to building construction (not phased)
b. 1.5” if the pavement construction is phased (i.e. – a portion of the ultimate pavement
thickness is deferred and a final pavement cap placed prior to final inspection).
c. Final pavement cap shall not be less than 1.5”
☐ PWD
91. Street centerline monuments shall be provided at intersections and at the beginning and end of
curves along the street centerline
☐ PWD
92. Pavement and base sections shall be designed and constructed in accordance with the City of
Atascadero Engineering Standards and Standard Specifications. When said standards and
specifications are not clear, lack necessary details, or are silent, the minimum standard shall be
based upon the current edition of the San Luis Obispo County Public Improvement Standards or
Caltrans Standard Drawings and Standard Specifications, as determined by the City Engineer.
☐ PWD
Grading Requirements
93. A Soils and/or Geology Report providing technical specifications for grading of the site shall be
prepared by a Geotechnical Engineer. The City Engineer may require the Geotechnical Engineer
to either sign the improvement plans or provide a letter stating that the recommendations in the
soils report have been incorporated into the improvement plans.
☐ PWD
94. Where cut/fill slopes are visible from a roadway, slopes shall be contour graded to eliminate
angular daylight/catch points and shall blend into the adjacent topography to the extent feasible,
to the satisfaction of the City Engineer.
☐ PWD
95. A Storm Water Pollution Prevention Plan (SWPPP) is required prior to any ground disturbing
activities. The WDID number, provided upon acceptance of the SWPPP into the State’s
SMARTS system registration, shall be noted on the Title Sheet of the grading plans.
☐ PWD
96. All finish graded areas shall be landscaped or revegetated using a native seed mixture and shall
demonstrate at least 70% ground coverage before final inspection
☐ PWD
Public Improvement Phasing:
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
97. All public improvements shall be as detailed in the Mitigation Measures prepared for the 2020
Specific Plan Addendum (see section C). Improvements are summarized below for each phase.
98. Phase I (RV and glamping resort):
a. The intersection of the Mission Oaks South Driveway and the project’s El Camino Real
Driveway shall be improved to include signalization, left turn lanes and pedestrian crossings in
accordance with the project’s Traffic Impact Analysis recommendations. The Developer shall
coordinate with other developments/properties to the south, some of which are currently in the
development review process, for traffic striping/queuing requirements, driveway site distance and
other considerations in the design of the signal. The developer may defer the signalization of the
intersection to Phase II providing that conduit be installed to allow for the installation of the signal
at the El Camino Real project entry intersection.
b. A pedestrian walk shall be installed along the El Camino Real frontage to Del Rio Road.
Alternately, the signal may be installed with pedestrian crosswalks and appropriate pedestrian
controls. In this case, the pathway to the Del Rio intersection can be deferred to Phase II.
☐ PWD
99. Phase II (Commercial, entertainment, and Mixed-Use):
a. The project shall construct El Camino Real and Del Rio Road to centerline in accordance with
the City Council approved Del Rio Commercial Area Specific Plan Lines in the vicinity of US 101
Interchange as approved by City Council on 9/22/2020, and other public improvement
requirements as detailed in the Del Rio Commercial Specific Plan approved by City Council
10/13/2020 as required by traffic impacts.
b. A turn out shall be provided on El Camino Real in front of the South-East Project site in order
to accommodate a bus stop in accordance with City Engineering Standards.
c. Developer shall improve the intersection of El Camino Real and Del Rio Road, specifically the
northeast corner adjacent to the project frontage, with signal modifications in accordance with
the Del Rio Commercial Specific Plan Traffic Analysis and project-specific Del Rio Ranch Traffic
Impact Analysis. The improvements shall be coordinated with the Public Works Department, City
Engineer and designated City consultant(s) who have produced signal improvement plans for
recent projects in the area.
d. The entirety of the Del Rio frontage shall be completed consistent with the adopted plan line
setback.
e. In addition to required frontage improvements, Del Rio Road shall be widened to
accommodate a right turn lane onto US101 northbound. The applicants shall update signal
timing and operation to accommodate the additional turn lane. Any improvements completed
prior shall be reimbursed through a fair-share payment based on the costs analysis completed
for the 2020 Specific Plan and Plan Line Setback adoption. The applicant will coordinate with the
City and Caltrans on construction of the required lane widening.
f. The signal shall be installed at the El Camino Real project entry aligning with the Mission oaks
driveway. If the signal is not warranted without cumulative impacts, the applicant may request a
reimbursement agreement as an oversized improvement.
☐ PWD
100. Phase III (Residential):
a. Provide a Collector Road (Standard Detail AT 406) to serve as an extension of Obispo Road
through the property. The road shall align with the existing Obispo Road intersection at Del Rio
Road and shall have a 60’ right of way with two (2) 20’ wide travel lanes and 5’ wide sidewalks
(minimum) to the satisfaction of the City Engineer. The Del Rio Ranch Traffic Impact Analysis
indicates there is limited site distance exiting the project onto Del Rio Rd, therefore the
intersection shall be designed to improve site distance, or limit turning movements as necessary,
for the safety of the public and to the satisfactory of the City Engineer. After completion, the new
☐ PWD
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
Obispo Road is to be accepted and maintained by the City with the expectation to connect the
road at a future date to the Emerald Ridge development.
b. If the road is constructed prior to continuation of the road to the south, a City approved fire
department turn-around shall be constructed at the terminus of the road. The turn-around area
shall be placed in a temporary easement if it falls outside the road right-of-way. The easement
shall be extinguished once the road is extended and the need for the turn-around no longer
exists.
c. Del Rio Road, east of Obispo Road, will be improved to provide one-half (20') of a standard
Collector Road section on the project side of the centerline. This widened section will transition
to match the existing pavement width east of the Rio Rita Road. The intersection at Rio Rita
Road will be reconstructed to conform to the increased width of Del Rio Road. Rio Rita Road will
be improved to provide a smooth transition to Del Rio Road and maintain continuity of drainage.
d. The road shall be complete and accepted prior to occupancy of any residential unit.
101. Should the City Engineer determine that interchange improvements are not necessary to
accommodate the development or that the City will bear responsibility of construction, the
developer shall pay their fair share toward these improvements based on the 2020 analysis. The
developer shall also be required to pay their fair share of any shared Specific Plan improvements
that may have already been constructed, including retaining wall construction and signal
modifications.
☐ PWD
102. Bicycle travel accommodations shall be provided in each direction along the project frontage on
El Camino Real and Del Rio Road
☐ PWD
Drainage Requirements
103. Easements shall be dedicated over areas containing drainage improvements that benefit or
serve more than one property. The determination as to whether the easement is private or
offered to the public will be determined by the City Engineer prior to approval of the subdivision
improvement plan and Final Map.
☐ PWD
104. Concentrated cross-lot drainage shall be avoided where possible; when required, concentrated
drainage shall be conveyed via appropriate easements, to the satisfaction of the City Engineer.
☐ PWD
105. Development on any lot that blocks or changes a natural drainage course may be required to
provide an easement for the benefit of upstream tributary properties to an adequate point of
discharge, to the satisfaction of the City Engineer.
☐ PWD
Stormwater Requirements
106. Prior to Phase I Site Grading permit issuance, a Master Plan Stormwater Control Plan (SWCP)
and Drainage Study shall be provided by the Developer and is required to include the following:
a. Storm Water Control Plan (SWCP) shall be prepared in accordance with City
Standard Specifications and the Regional Water Quality Control Board Res. No. R3-
2013-0032. The SWCP shall be completed on the City standard form available from
the City’s website or the office of the City Engineer.
b. The Developer shall provide a detailed hydrology study, prepared by a registered civil
engineer, and submitted for review and approval by the City Engineer. The analysis
shall include the development’s proposed improvements to meet City Standard
Specifications Section 5 for Storm Drainage and Flood Control, including
recommendations for any phasing of drainage improvements. The analysis must
indicate the effects of the proposed development on adjacent and downstream
properties and proposed mitigations. Storm water detention or retention facilities are
likely required. All proposed detention or retention basins and associated drainage
improvements shall be privately owned and maintained by the property owner.
☐ PWD
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
c. The Master Plan SWCP and Drainage Study shall be updated with each Phase of the
development to refine the requirements and include construction level information.
Alternatively, Phase-specific Stormwater Control Plans can be submitted which shall
agree with the overall Master Plan stormwater concept, for reviewed and approved by
City Engineer
107. When a Storm Water Operation - Maintenance Plan (OMP) is required for an individual lot or
group of lots, the City Engineer can require the OMP to be recorded as an agreement against
the property. When recordation of an OMP agreement is required, the agreement shall contain
provisions allowing the City to enter the property, following reasonable notice to the property
owner or tenant, to conduct an inspection of the storm water system and post-construction storm
water management controls.
☐ PWD
108. When an OMP is required, the OMP shall include a section addressing annual inspection and
reporting to the City by a third party, to the satisfaction of the City Engineer.
☐ PWD
109. Common drainage basins shall be designed to desilt, detain and meter storm flows in
accordance with City regulations.
☐ PWD
110. Where storm water is concentrated as a result of new improvements, the drainage shall be
conveyed in a non-erosive, controlled condition to an adequate point of discharge, to the
satisfaction of the City Engineer. Where concentrated drainage from new improvements cannot
be avoided and crosses more than one property, appropriate easements may be required.
☐ PWD
Water Distribution System
111. The Applicant shall extend the water distribution system to the satisfaction of the Atascadero
Mutual Water Company (AMWC) and City Engineer
☐ PWD
112. The water system shall include easements outside of the road rights-of-way for water system
facilities as required by the AMWC and to the satisfaction of the City Engineer.
☐ PWD
113. Each lot shall be served with a separate water lateral and meter in accordance with the AMWC
requirements.
☐ PWD
114. Where the water distribution system requires an above ground reduced pressure unit, pressure
booster station or other significant above ground facility, said facility shall be located in an
easement contiguous to the road right-of-way and shall include visual screening, to the
satisfaction of the AMWC, Community Development Director, and City Engineer.
☐ PWD
Wastewater Collection System
115. The wastewater collection system shall be designed and constructed in accordance with City
standards and specifications, to the satisfaction of the City Engineer
☐ PWD
116. Gravity sanitary sewer (SS) mains shall terminate in manholes
☐ PWD
117. Gravity SS mains shall be a minimum of eight (8) inches in diameter
☐ PWD
118. Each Building served by the wastewater collection system shall pay all sewer fees and capacity
charges prior to the granting of final occupancy
☐ PWD
119. The on-site sewer laterals shall be privately owned and maintained by individual building owners
☐ PWD
Utilities
120. New utility distribution systems and services shall be constructed underground, to the
satisfaction of the City Engineer
☐ PWD
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
121. Each building shall be served with separate services for water, sewer, gas, power, telephone
and cable TV. Utility laterals shall be located and constructed to each building in accordance
with City Standards and Standard Specifications
☐ PWD
C. The following are mitigation measures that mitigate adverse environmental effects
identified in the prepared environmental document. Any change in these
measures may affect the validity of the adopted environmental document, and a
new or amended environmental document may be required.
Applicable Mitigation Measure – South-East Project site Modification notes for revised project
description
MM AES-2a: Prior to the issuance of building permits for each
outlot building, Conditional Use Permit Approval for the
multiple-family residential parcel, and subdivision tract map
approval for the single-family residential parcel within the
Specific Plan area, the project applicant shall submit elevations
to the City of Atascadero for review and approval. Building
elevations shall comply with all applicable Specific Plan and
City requirements, including the Municipal Code requirements
(height limits, setbacks, etc.) and shall employ appropriate colors
and materials that are compatible with each other and
surrounding land uses. The project shall be constructed in
accordance with the approved elevations.
None
MM AES-2b: Prior to the issuance of building permits for the
multiple-family residential parcel within the Specific Plan area,
the project applicant shall submit a landscaping plan to the City
of Atascadero for review and approval. Landscaping shall be
provided in accordance with the Specific Plan and the Municipal
Code, including setbacks and minimum parking lot landscaping.
The project shall be constructed in accordance with approved
landscape plans.
None
MM AES-2c: Prior to the issuance of building permits for each
outlot building within the Specific Plan Area, the project
applicant shall submit a sign application to the City of
Atascadero for review and approval. The sign application shall
identify all wall and freestanding signs associated with each
building and demonstrate compliance with the Specific Plan and
City Requirements, including those associated with sign
coverage limits. The approved application shall be incorporated
into the proposed project
Applicable to all phases on
development, not “outlot“ specific.
MM AES-2d: Prior to the issuance of building permits for all
commercial buildings within the Specific Plan Area, the project
applicant shall submit elevations and details for solid waste and
recyclable material storage facilities and shopping cart storage
facilities to the City of Atascadero for review and approval. The
elevations and details shall demonstrate that these storage
facilities employ a high-quality design that is compatible with
adjacent buildings and surrounding land uses. The approved
elevations and details shall be incorporated into the proposed
project.
None
MM AES-3: Prior to issuance of building permits for any project
component within the Specific Plan, the project applicant shall
submit a photometric plan to the City of Atascadero for review and
None
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
approval. The photometric plan shall identify types of exterior
lighting fixtures and their locations on the project site. All light
fixtures shall either be fully shielded or employ the use of a full
cutoff fixture in order to minimize light trespass onto neighboring
properties. Decorative uplighting is permitted for illumination of
architectural features, provided that it does not exceed 70 watts and
does not illuminate any surrounding land uses
MM AIR-2a: Prior to issuance of grading permits, the applicant
shall submit a Construction Activities Management Plan for the
review and approval of the SLO County APCD. The applicant
shall consult with the APCD to refine construction phase
mitigation measures. The plan must be finalized prior to
issuance of grading permits. This plan shall include but not be
limited to the following Best Available Control Technologies for
construction equipment:
1. A Dust Control Management Plan that encompasses all,
but is not limited to, dust control measures that are in the SLO
County APCD CEQA guide "dust control measures"
section.
2. Tabulation of on and off-road construction equipment
(age, horsepower and miles and/or hours of operation).
3. Minimize the number of large pieces of construction
equipment operating during any given period.
4. Schedule construction related truck/equipment trips during
non-peak hours to reduce peak-hour emissions.
5. Limit the length of the construction workday period if
necessary
6. Phase construction activities, if appropriate.
7. Properly maintain and tune all construction equipment
according to manufacturer's specifications.
8. Fuel all off-road and portable diesel-powered equipment,
including but not limited to bulldozers, graders, cranes,
loaders, scrapers, backhoes, generators, compressors,
auxiliary power units, with CARB motor vehicle diesel fuel.
9. Use diesel construction equipment meeting CARB's Tier 3
or higher certified engines or cleaner off-road heavy-duty
diesel engines, and comply with the State Off-Road
Regulation, to the extent feasible.
10. Repowering equipment with the cleanest engines available,
to the extent feasible.
11. Installing California Verified Diesel Emission Control
Strategies, to the extent feasible.
12. Use on-road heavy-duty trucks that meet the CARB's 2007
or cleaner certification standard for on-road heavy-duty
diesel engines, and comply with the State On-Road
Regulation, to the extent feasible.
13. Diesel oxidation catalysts or other control to achieve a 15-
percent reduction in NOx emissions during grading
operations
14. Diesel particulate filter or other control to achieve an 85-
percent reduction in PMi0 emissions during grading
operations.
15. All on and off-road diesel equipment shall not idle for
None
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
more than 5 minutes. Signs shall be posted in the
designated queuing areas and or job sites to remind drivers
and operators of the 5-minute idling limit.
16. Diesel idling within 1,000 feet of sensitive receptors is not
permitted.
17. Staging and queuing areas shall not be located within
1,000 feet of sensitive receptors.
18. Electrify equipment where possible.
19. Use compressed natural gas (CNG), liquefied natural gas
(LNG), biodiesel, or propane for onsite mobile equipment
instead of diesel-powered equipment to the extent feasible.
20. Use of low ROG/VOC architectural coatings: the
ROG/VOC limit shall not exceed 136 grams of
ROG/VOC/liter. (Refer to the South Coast Air Basin
website for a list of super-compliant coatings at
http://www.aqmd.gov/prdas/Coatings/super-
compliantlist.htm.)
MM AIR-2b: Prior to issuance of grading permits, the City of
Atascadero shall verify that project construction plans and
contract documents identify the following dust control measures:
1. Reduce the amount of the disturbed area where possible.
2. Use water trucks or sprinkler systems in sufficient
quantities to prevent airborne dust from leaving the site.
Increased watering frequency will be required whenever
wind speeds exceed 15 mph. Reclaimed (non-potable)
water should be used whenever possible.
3. All dirt stockpile areas will be sprayed daily as needed
4. Permanent dust control measures identified in the
revegetation and landscape plans will be implemented as
soon as possible following completion of any soil
disturbing activities.
5. Exposed ground areas that are planned to be reworked at
dates greater than one month after initial grading will be
sown with a fast-germinating native grass seed and
watered until vegetation is established.
6. All disturbed soil areas not subject to revegetation will be
stabilized using approved chemical soil binders, jute
netting, or other methods approved in advance by the
APCD.
7. All roadways, driveways, sidewalks, etc. to be paved will
be completed as soon as possible. In addition, building
pads will be laid as soon as possible after grading unless
seeding or soil binders are used.
8. Vehicle speed for all construction vehicles will not exceed
15 mph on any unpaved surface at the construction site.
9. All trucks hauling dirt, sand, soil, or other loose materials
are to be covered or will maintain at least two feet of
freeboard (minimum vertical distance between top of load
and top of trailer) in accordance with CVC Section 23114.
10. Install wheel washers where vehicles enter and exit
unpaved roads onto streets, or wash off trucks and
equipment leaving the site.
None
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
11. Sweep streets at the end of each day if visible soil material
is carried onto adjacent paved roads. Water sweepers with
reclaimed water should be used where feasible.
12. All of these fugitive dust mitigation measures shall be shown on
grading and building plans.
13. If visible emissions of fugitive dust persist beyond a
distance of 200 feet from the boundary of the construction site,
all feasible measures shall be implemented to eliminate
potential nuisance conditions at offsite receptors. (For
example, increase frequency of watering or dust suppression,
install temporary wind breaks where
appropriate, suspend excavation and grading activity when
winds exceed 25 mph.)
14. The contractor or builder shall designate a ARB-Visible
Emission Certified person or persons to monitor the
fugitive dust emissions and enhance the implementation of
the measures as necessary to minimize dust complaints,
reduce visible emissions below 20 percent opacity, and to
prevent transport of dust offsite. Their duties shall include
holidays and weekend periods when work may not be in
progress. The name and telephone number of such persons
shall be provided to the SLO County APCD Compliance
Division prior to the start of any grading, earthwork or
demolition
MM AIR-2c: If the Construction Activity Management Plan (as
required by Mitigation Measure AIR-2a) shows that construction
emissions exceed either of the quarterly thresholds, the project
applicant shall enter into an offsite mitigation agreement with the
SLO County APCD with a goal of reducing emissions to below
the quarterly thresholds. The offsite mitigation agreement shall
identify offsite mitigation measures proposed to be implemented
by the applicant and agreed upon by the SLO County APCD to be
appropriate and effective to reduce emissions. Alternatively, the
offsite mitigation agreement shall identify the mitigation fee
required to be paid by the applicant based on the amount of
emission reductions needed to bring the project impacts below the
quarterly construction thresholds. The applicant shall provide this
funding prior to the start of construction to help facilitate emission
offsets that are as real-time as possible. SLO County APCD will
use the funds to purchase the required emission reductions through
offsite mitigation strategies. The agreement requires SLO County
APCD approval prior to receiving final grading permits from the City of
Atascadero. The emissions reduction agreement must be
implemented in addition to the required measures to reduce
construction-related diesel equipment exhaust emissions listed in
Mitigation AIR-2a. Development and implementation of the emissions
reduction agreement shall be fully funded by the applicant. To the
extent feasible, preference shall be given to offsite emission
reduction projects that are located in close
proximity to the project site. The applicant shall submit
documentation to the City of Atascadero verifying that this has
been successfully completed
None
MM AIR-2d: Prior to issuance of building permits, the City of None
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
Atascadero shall verify that the following air emissions reduction
measures are depicted on building plans:
1. Provide a pedestrian-friendly and interconnected
streetscape to make walking more convenient,
comfortable, and safe (including appropriate signalization
and signage requirements). This shall be coordinated with
Mitigation Measures TRANS-6e and TRANS-6f.
2. Provide good access to/from the development for
pedestrians, bicyclists, and transit users. This shall be
coordinated with Mitigation Measures TRANS-6a through
TRANS-6f.
3. Maintain the existing Class II bicycle lane on El Camino
Real along the project frontage (in conjunction with
frontage improvements) and install a Class II bicycle lane
on Del Rio Road along the project frontage.
4. Increase density within the urban core and urban reserve
lines.
5. Provide a buffer zone between source and receptor
and
plant vegetation between receptor and roadway
6. Provide shade tree planting in parking lots to reduce
evaporative emissions from parked vehicles. The
landscaping design shall provide 50 percent tree coverage
within 10 years of construction using low ROG-emitting,
low-maintenance, native drought resistant trees.
7. Pave and maintain the roads and parking areas.
8. Use native plants that do not require watering and are low
ROG emitting.
9. Provide easements or land dedications and construct
bikeways and pedestrian walkways as part of roadway
improvements along the project frontage.
10. Implement onsite circulation design elements in parking
lots to reduce vehicle queuing and improve the pedestrian
environment.
11. Provide employee lockers in buildings with a minimum of
50 employees.
12. Plant drought-tolerant native shade trees along southern
exposures of buildings to reduce energy used to cool
buildings in summer.
13. Utilize green-building materials (materials which are
resource-efficient, recycled, and sustainable) available
locally, if possible.
14. Demonstrate that buildings incorporate all feasible energy
efficiency measures with a goal of exceeding the minimum
Title 24 efficiency standards by 20 percent or more.
15. Utilize energy efficient streetlights.
16. Utilize energy efficient interior lighting.
17. Install energy-reducing programmable thermostats.
18. Use roofing material with solar reflectance values meeting
the EPA/DOE Energy Star rating to reduce summer cooling
19. Provide and maintain a kiosk displaying transportation
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
information in a prominent area accessible to employees
and patrons as part of the Transportation Demand
Management Program as required by Mitigation Measure
AIR-2f.
20. Provide improved public transit amenities (such as covered
transit turnouts, direct pedestrian access, covered bench,
route information displays, lighting, etc.) as required by
Mitigation Measure TRANS-6a.
21. Provide secure onsite bicycle parking as required by
Mitigation Measure TRANS-6b.
22. Provide onsite eating, refrigeration and food vending
facilities.
23. Implement a Transportation Demand Management
Program as required by Mitigation Measure AIR-2f.
24. Provide incentives to employees to carpool/vanpool, take
public transportation, walk, bike, etc. as part of the
Transportation Demand Management Program as required
by Mitigation Measure AIR-2f.
25. Install signs in loading areas advising truck drivers
about
the CARB Airborne Toxic Control Measure to Limit
Diesel-Fueled Commercial Motor Vehicle Idling. The
sign shall read "Truck driver shall not idle the vehicle's
primary diesel engine for greater than 5 minutes at any
location."
MM AIR-2e: Prior to issuance of building permits, the applicant
shall enter into an offsite mitigation agreement with SLO County
APCD with a goal of reducing emissions to below daily
thresholds of 25 pounds per day of ROG and NOx (combined)
and PM10. The offsite mitigation agreement shall identify offsite
mitigation measures proposed to be implemented by the
applicant and agreed upon by the SLO County APCD to be appropriate
and effective to reduce emissions. Alternatively, the
offsite mitigation agreement shall identify the mitigation fee
required to be paid by the applicant based on the amount of
emission reductions needed to bring the project impacts below
the daily thresholds. SLO County APCD will use the funds to
purchase the required emission reductions through offsite
mitigation strategies. Payment of offsite fees shall be made prior
to issuance of occupancy permits. The agreement requires SLO
County APCD approval and verification of payment prior to
receiving final occupancy permits from the City of Atascadero
None
MM AIR-2f: Prior to issuance of the first certificate of occupancy for
the first commercial building, the project applicant shall submit a
Transportation Demand Management (TDM) Program to the City of
Atascadero for review and approval. The TDM program shall be
prepared by a qualified transportation consultant/engineer and
identify TDM measures for the commercial uses. The TDM program
shall contain the following provisions:
1. The TDM program shall establish a goal of reducing AM peak hour,
PM peak hour, and Saturday midday peak hour trips associated
with employee travel by a minimum of 10 percent.
2. The TDM program shall be reviewed annually (or more frequently if
None
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
needed) to determine that it reflects the needs and priorities of
project tenants and their employees. Changes shall be made on an
as needed basis in order to ensure that the TDM program can
readily attain the 10 percent reduction goal.
3. The TDM program may include, but not be limited to, the following
measures:
a. Employer-sponsored vanpooling or carpooling, which may
also involve provision of vehicles, staffed-ride
matching services, and guaranteed ride home programs to
increase participation
b. Incentives for non-single-occupant vehicle commute trips
(i.e., carpooling/vanpooling, transit, bicycling,
walking, etc.)
c. Flex time scheduling to avoid peak hour travel
d. Staggered work hours to avoid peak hour travel
i. Compressed work schedules to avoid peak hour travel
End of trip facilities such as lockers, showers, or
storage facilities, as coordinated with Mitigation
Measure TRANS-6f.
ii. Provision of kiosks that provide information about the
TDM program
MM AIR-5: Prior to issuance of final certificate of occupancy
for any restaurant use, the owner/operator shall install kitchen
exhaust vents, exhaust filtration systems, or other odor-reduction
measures in accordance with proper building ventilation per
pursuant to California Building Code requirements
None
MM BIO-1a: Prior to and during construction activities, the
following measures shall be implemented to reduce construction
impacts to undisturbed and adjacent parcels:
• Prior to construction, the project site will be clearly flagged or
fenced so that the contractor is aware of the limits of allowable
site access and disturbance. Areas within the designated
project site that do not require regular access will be clearly
flagged as off-limit areas to avoid/discourage unnecessary
damage to sensitive habitats or existing vegetation within the
project site.
• Prior to construction, the applicant will retain a qualified
biological monitor(s) approved by all involved regulatory
agencies to ensure compliance with avoidance and
minimization measures within the project environmental
documents. Monitoring will occur throughout the length of
construction or as directed by the regulatory agencies. Full-
time monitoring will occur during vegetation removal and
erosion control installation. Monitoring may be reduced to
part time with agency approval once vegetation removal has
been completed and the potential for additional impacts are
reduced.
• During construction, the biological monitor(s) will ensure that
the spread or introduction of invasive exotic plant species will
be avoided to the maximum extent possible. When
practicable, invasive exotic plants in the project site will be
removed and properly disposed. All vegetation removed from
the construction site shall be taken to a certified landfill to
prevent the spread of invasive species. If soil from weedy
None
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
areas must be removed offsite, the top 6 inches containing the
seed layer in areas with weedy species shall be disposed of at
a certified landfill.
• During construction, trash will be contained, removed from
the work site, and disposed of regularly. Following
construction, all construction debris will be removed from
work areas.
• During construction, no pets will be allowed on the
construction site
MM BIO-1b: Prior to the start of construction, the following
measures applicable to the bird species previously discussed and
all other birds protected by the MBTA and California Fish and
Game Code shall be implemented:
• Prior to construction, vegetation removal and building
demolition shall be scheduled to occur outside of the typical
nesting season, from September 1 to February 14) if feasible, to
maximize the potential for avoiding impacts to active bird nests.
If construction activities are proposed to occur during the typical
nesting season (February 15 to August 31) within 300 feet (90
meters) of potential nesting habitat, a nesting bird survey shall be
conducted by qualified biologists in potential nesting habitat at
least 2 weeks prior to construction to determine
presence/absence of nesting birds within the project area.
• If active nests are observed, work activities shall be avoided
within 100 feet (30 meters) of active bird nests and 300 feet
(90 meters) of active raptor (bird of prey) nests, until a
qualified biologist has determined that young birds have
fledged and left the nest. Readily visible exclusion zones shall
be established by a qualified biologist in areas where active
nests must be avoided. A qualified biologist shall coordinate
with the U.S. Fish and Wildlife Service and the California
Department of Fish and Game for additional guidance if
nesting birds are observed within the project area during
construction.
• Prior to and during construction, the nests, eggs, or young of
birds protected by the MBTA and California Fish and Game
Code shall not be moved or disturbed until the young fledge or
the nest is no longer active. Birds protected by the MBTA and
California Fish and Game Code shall not be intentionally
killed, injured, or harassed at any time
None
MM BIO-1c: Prior to and during construction, the following
avoidance/minimization measures shall be implemented to
protect potential bat species roosting on the project site:
• Prior to construction, if work is to occur within 100 feet (30
meters) of existing trees or buildings onsite, a pre-construction
survey shall be conducted by qualified biologists to determine
if bats are roosting onsite. The biologist(s) conducting the
preconstruction survey shall identify the nature of bat roosting
(i.e., no roosting, night roost, day roost, maternity roost). Any
bat roost surveys shall be conducted no later than March 15 to
allow for bat exclusion (if required) prior to the onset of the
maternity roosting season (typically April 15 to August 15).
• If active roosts are observed in trees prior to or during
construction, work activities shall be avoided within 100 feet
None
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
(30 meters) of active bat roosts, until a qualified biologist has
determined that all bats have left the roost. Readily visible
exclusion zones shall be established in areas where active
roosts must be avoided. A qualified biologist shall coordinate
with CDFG for additional guidance if roosting bats are
observed within the project area during construction.
• If bats are found to be roosting in these buildings, bat
exclusion shall be conducted by a qualified biologist or firm
experienced and authorized for bat exclusion activities
MM BIO-1d: Prior to and during construction, the following
avoidance/minimization measures shall be implemented to
protect the American badger on the project site:
• Prior to construction, a survey shall be conducted by a
qualified biologist no less than 14 days and no more than 30
days prior to the beginning of ground disturbance and/or
construction activities. The qualified biologist shall evaluate
use by American badger and, if possible, assess the potential
impacts to American badger. The status of all dens shall be
determined (e.g., potential den, known den, etc.) and mapped.
• If dens are observed within 50 feet (15 meters) of the footprint
of proposed disturbance, a qualified biologist shall monitor the
den(s) for 3 days to determine the current use. If no badger
activity is observed during this period, the den shall be
destroyed (i.e., collapsed and backfilled) immediately to
preclude subsequent use.
• If active badger dens are observed, work activities shall be
avoided within 50 feet (15 meters) of active dens, until a
qualified biologist has determined that the den is no longer
active. Readily visible exclusion zones shall be established in
areas where active dens must be avoided.
None
MM BIO-3a: Prior to issuance of grading permits for any
activities that would remove one or more trees subject to City of
Atascadero Native Tree Ordinance, the applicant shall mitigate
impacts onsite through the planting of replacement trees or
offsite through the payment of fees to the Tree Replacement
Fund (or some combination thereof) as outlined below:
• Deciduous Trees: Either:
- (1) Plant four trees for every 6 inches (as measured at
diameter breast height [dbh]) of deciduous tree
removed. Trees that are removed must be replaced
with 5 gallon, locally grown native stock tree species
of the same species. If native stock is unavailable,
15-gallon replacements shall be required.
Commercial applicants may plant larger-size
replacement specimens to reduce the quantity of
replacements required.
- (2) Pay into the Tree Replacement Fund a fee of $200 per
6 inches dbh of deciduous trees removed.
• Other Native Trees: Either:
- (1) Plant two trees for every 6 inches dbh of other native
tree removed. Trees that are removed must be
replaced with 5 gallon, locally grown, native stock
None
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
tree species of the same species. If native stock is
unavailable, 15-gallon replacements shall be required.
Commercial applicants may plant larger-size
replacement specimens to reduce the quantity of
replacements required.
- (2) Pay into the Tree Replacement Fund a fee of $100 per
6 inches dbh of other native trees removed
MM BIO-3b: Prior to issuance of grading permits for any
activities that would remove trees subject to City of Atascadero
Native Tree Ordinance, the applicant shall prepare and submit a
Tree Protection Plan to the City of Atascadero for review and
approval. The following measures are to be included in the plan.
Proposed fencing for the site shall be shown in orange ink on
the final grading plan. Fencing shall be a minimum of four
feet high chain link, snow, or safety fence staked at the edge
of the drip line or line of encroachment for each tree or group
of trees. The fence shall be up before any construction or
earth moving begins. The owner shall be responsible for
maintaining an erect fence throughout the construction period.
The arborist(s), upon notification, will inspect the fence
placement once it is erected. Once erect, the fencing shall not
be moved without arborist inspection/approval. If the orange
plastic fencing is used, a minimum of four zip ties shall be
used on each stake to secure the fence. All efforts shall be
made to maximize the distance from each saved tree. The
fencing shall be constructed prior to the city pre-construction
meeting for inspection by the city and the arborists.
Soils within the drip line that have been compacted by heavy
equipment and/or construction activities shall be returned to
their original state before all work is completed. Methods
include water jetting, adding organic matter, and boring small
holes with an auger (18 inches deep, 2 to 3 feet apart with a 2-
to 4-inch auger) and the application of moderate amounts of
nitrogen fertilizer. The arborist(s) shall advise.
All areas within the drip line of the trees that cannot be fenced
shall receive a 4- to 6-inch layer of chip mulch to retain
moisture, soil structure and reduce the effects of soil
compaction.
All trenching for foundations within the drip line of native
trees shall be hand dug. All major roots shall be avoided
whenever possible. All exposed roots larger than 1 inch in
diameter shall be clean cut with sharp pruning tools and not
left ragged. A mandatory meeting between the arborists and
grading/trenching contractor(s) shall take place prior to the
start of work. This activity shall be monitored by the
arborist(s) to insure proper root pruning is taking place.
Grading shall not encroach within the drip line unless
authorized by the arborist(s). Grading should not disrupt the
normal drainage pattern around the trees. Fills should not
create a ponding condition and excavations should not leave
the tree on a rapidly draining mound.
Any exposed roots shall be re-covered the same day they were
exposed. If they cannot, they shall be covered with burlap or
another suitable material and wetted down two times per day
until re-buried.
None
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
Vehicles and all heavy equipment shall not be driven under
the trees, as this will contribute to soil compaction. In
addition, there is to be no parking of equipment or personal
vehicles in these areas. All areas behind fencing are off-limits
unless pre-approved by the arborist.
The existing ground surface within the drip line of all native
trees shall not be cut, filled, compacted, or pared, unless
shown on the grading plans and approved by the arborist.
No liquid or solid construction waste shall be dumped on the
ground within the drip line of any native tree. The drip line
areas are not for storage of materials either.
An arborist shall be present for selected activities in
accordance with the Tree Protection Plan. The monitoring
does not have to be continuous but observational at times
during these activities. It is the responsibility of the owner(s)
or designee to inform the arborist prior to these events so that
arrangements can be made to have the arborist present. It is
the responsibility of the owner to contract (prior to
construction) a licensed and insured arborist that will
document all monitoring activities:
Pre-construction fence placement
Any utility or drainage trenching within any drip line
- All grading and trenching near trees requiring
monitoring in accordance with the Tree Protection Plan
An onsite pre-construction meeting with the arborist(s),
owner(s), City planning staff, and the earthmoving team shall
be required for this project. Prior to final occupancy, a letter
from the arborist shall be required verifying the
health/condition of all impacted trees and providing
recommendations for any additional mitigation. The letter
shall verify that the arborist were onsite for all grading and/or
trenching activity that encroached into the drip line of the
selected native trees, and all work done in these areas was
completed to the standards set forth above.
A trained arborist shall perform all Class 4 pruning onsite.
Class 4 pruning consists of reduction of tops, sides, or
individual limbs. No pruning shall take more than 25 percent
of the live crown of any native tree. Any trees that may need
pruning for road/building clearance shall be pruned prior to
any grading activities to avoid any branch tearing.
All landscape under the drip-line shall be drought-tolerant or
native varieties. Lawns shall be avoided. All irrigation
trenching shall be routed around drip lines; otherwise,
aboveground drip-irrigation shall be used. It is the owner's
responsibility to notify the landscape contractor regarding this
mitigation.
All utilities and sewer/storm drains shall be placed down the
roads/driveways and when possible outside of the drip lines.
The arborist shall supervise trenching within the drip line. All
trenches in these areas shall be exposed by air spade or hand
dug with utilities routed under/over the roots. Roots greater
than 2 inches in diameter shall not be cut.
• As the project moves toward completion, the arborist may
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
suggest either fertilization and/or mycorrhiza applications that
will benefit tree health.
• Prior to final project approval, additional plan review shall be
conducted by a qualified arborist. Final grading, utility, and
landscape plans shall be reviewed and approved to limit
preventable damage to retained trees. All utility lines and
irrigation trenching shall be located at least 20 feet away from
the canopy of a native preserved tree. Once plans are
approved, the contractor shall install the protective fencing
consistent with the fencing plan by A&T Arborists. Trees that
are determined by a qualified arborist to have 40 percent
combined impacts to roots and canopy from encroachments
shall be considered for removal and added to the mitigation
required for the site. Staging areas shall be located outside of
the root zones of protected trees.
• Prior to construction, chain link fencing shall be installed around
native trees to be protected to prevent root zone encroachment on
retained trees. Chain-link fencing is preferable because it is less
easily relocated. A qualified arborist shall be retained to monitor
any activity that occurs within 20 feet of the edge of the canopy
of a retained protected tree. Fencing shall remain in place until
project completion (including landscaping).
During construction, all work within the zone of native trees to
be protected shall be performed with a qualified consulting
arborist present to ensure that work is performed in a manner
that will not harm trees. Forty-eight-hour (48-hour) notice
shall be provided to the tree consultant/arborist prior to the
planned start of work. Once the work is completed, a
consulting arborist shall certify in writing that that all the
recommended protection and mitigation measures have been
implemented. The protected zone in Atascadero is defined as
the entire area within the dripline of the tree. For small trees
(those less than 6 inches dbh), this distance shall be a
minimum of 15 feet from the trunk.
• During construction, irrigation shall be excluded from the
zone under the canopy of any oak tree to minimize the growth
of predatory disease organisms such as root rot (Phytophtora
spp.) and oak root fungus (Armillaria mellea). Irrigation
upslope from oak trees shall be implemented in a manner to
avoid runoff into the protected zones of oak trees. Drainage
patterns shall be maintained to prevent water gathering at the
base of a protected tree.
• During construction, landscape plantings shall be kept outside
of the dripline of protected trees to minimize the introduction
of fungus and other pathogens being introduced to soil around
protected trees. During construction, all sources of
compaction, including foot traffic, shall be confined outside of
the dripline of any protected tree. If access is required (and no
other options exist), then a 4- to 6-inch layer of mulch shall be
laid down with plywood over the top for temporary access.
Soils that must be compacted for stability shall be cross-ripped
to 3 feet deep to alleviate compaction to grow healthy plants.
• During construction, all mulch or leaf litter shall be retained
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
under the protected trees. If the natural leaf litter has been
removed, a 4-inch-thick layer of 3-inch-diameter bark mulch
shall be added throughout the protected zone of each tree
and at least 6 inches away from the trunk of the tree.
• During construction, if any roots are encountered at the
perimeter of protected areas, they shall be cut cleanly with a
sharp pruning saw or hand pruners. All other options shall be
considered before trenching under the dripline of a protected
tree. Some viable options include tunneling or boring which
can occur below the active root zone for most trees about
three feet below the surface. All root work shall be conducted
with the use of hand tools only. Tractors, backhoes, and other
vehicles shall be operated in a manner that will preserve major
tree roots, minimize soil compaction, and insure the safety of
both the vehicle operator and the tree.
• Prior to and during construction, pruning on native evergreen
oaks shall occur between the months of July and October to
minimize the potential for insect infestations. No more than
10 percent of the live canopy shall be removed in any one
pruning event. Deciduous trees shall be pruned in the dormant
season (winter). The majority of trees should not require
pruning since there is no activity proposed for the area under
the dripline of the trees. All pruning work shall comply with
nationally recognized pruning standards of the American
National Standards Institute.
• If pruning is required, a qualified biologist shall inspect trees
for wildlife and avoid impacts to trees with nesting birds
(February 15 to August 31) or maternity roosting bats (April
15 to August 15).
• A population of tree-of-heaven exists adjacent to the interior
live oak grove that is to be retained located on the southeast
corner of the site. This is an aggressive species, spreading
through roots and seedlings, and is a state listed invasive
species that shall be controlled to prevent spreading into the
preserved oak grove. The applicant shall manage this invasive
species in accordance with the guidelines issued by the
California Invasive Pest Council.
MM CUL-1b: Prior to relocation of the Rordorf Residence, the
applicant shall demonstrate to the satisfaction of the City of
Atascadero that documentation of the Rordorf Residence is
completed by the applicant in the form of a Historic American
Buildings Survey, which shall comply with the Secretary of the
Interior's Standards for Architectural and Engineering
Documentation. The documentation shall include large-format
photographic recordation; a detailed historic narrative report,
including description, history, and statement of significance; and
a compilation of historic research. A qualified architectural
historian or historian who meets the Secretary of the Interior's
Professional Qualification Standards for History and/or
Architectural History shall complete the documentation. The
original archival-quality documentation shall be submitted to the
Atascadero Library; Atascadero Historical Society; and San Luis
Obispo County Historical Society, where it will be available to
None
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
local researchers
MM CUL-2: During all earthmoving (grading and excavation)
activities associated with the project, a qualified archaeologist
shall be present to monitor project activities. Monitoring will
consist of directly watching the excavation and earthmoving
activities for the entirety of each workday. If archaeological
resources are observed during monitoring, the archaeological will
alert the Construction Supervisor that the piece of equipment that
encounters the find shall be stopped or diverted to another work
area and the archaeologist shall inspect the excavated area. The
City of Atascadero shall require the project applicant to include a
standard inadvertent discovery clause in every construction
contract to inform contractors of this requirement. If potentially
significant deposits are found, the archaeologist will inspect the
deposits and develop appropriate mitigation recommendations,
including resource identification, testing, evaluation,
preservation, and/or data recovery excavation, as appropriate. If the
archaeologist determines that the suspected remains are non-
significant or non-cultural in origin, work shall recommence
immediately following basic documentation. If further study is
warranted, the find(s) shall be mapped, recorded, and bagged
with the proper provenience and the item(s) collected by the
archaeological monitor. Additionally, if (prehistoric)
archaeological sites are encountered and the archaeologist
determines it appropriate, Native Americans will be actively
involved in any evaluation and mitigation work.
None
MM CUL-3: The applicants for each development within the
Specific Plan areas shall retain a qualified paleontologist to produce
paleontological monitoring and mitigation plan(s) for the proposed
project and to supervise monitoring of construction excavations.
Alternatively, a combined plan encompassing the entire Specific
Plan Area may be prepared. The plan(s) shall be submitted to the
City of Atascadero for approval prior to issuance of grading
permits. The plan shall incorporate the following measures:
• All project-related ground disturbances that could potentially
impact Santa Margarita Sandstone shall be monitored by a
qualified paleontological monitor on a full-time basis. In the
areas mapped as Quaternary older alluvium, full-time
monitoring by a qualified paleontological monitor shall be
required after the first three feet of the disturbed upper layer
has been removed. The frequency of monitoring may be
reduced at the discretion of the qualified paleontologist if the
impacted sediments are determined to have a low potential to
yield significant fossils resources upon further examination of
the sediments during active grading operations. Very shallow
surficial excavations in areas of previous disturbance shall be
monitored on a part-time basis to ensure that underlying
sensitive units are not adversely affected.
Paleontological resource monitoring shall include inspection
of exposed rock units during active excavations within sensitive
geologic sediments. The monitor will have authority
to temporarily divert grading away from exposed fossils in
order to professionally and efficiently recover the fossil
None
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
specimens and collect associated data. All efforts to avoid
delays in project schedules will be made. Monitors will be
equipped with the necessary tools for the rapid removal of
fossils and retrieval of associated data to prevent construction
delays. This equipment will include handheld global
positioning system (GPS) receivers, digital cameras and cell
phones, as well as a tool kit containing specimen containers
and matrix sampling bags, field labels, field tools (awls,
hammers, chisels, shovels, etc.) and plaster kits.
• At each fossil locality, field data forms shall be used to record
pertinent geologic data, stratigraphic sections will be
measured, and appropriate sediment samples will be collected
and submitted for analysis.
• Recovered fossils shall be prepared to the point of curation,
identified by qualified experts, listed in a database to facilitate
analysis, and reposited in a designated paleontological
curation facility. The most likely repository is the University
of California Museum of Paleontology, Berkeley or the
Natural History Museum of Los Angeles County.
• The qualified paleontologist shall prepare a final monitoring
and mitigation report to be filed with the client, the lead
agency, and the repository. The final report shall include but
not be limited to a discussion of the results of the mitigation
and monitoring program, an evaluation and analysis of the
fossils collected (including an assessment of their significance,
age and geologic context), an itemized inventory of fossils
collected, a confidential appendix of locality and specimen
data with locality maps and photographs, an appendix of
curation agreements and other appropriate communications,
and a copy of the project-specific paleontological monitoring
and mitigation plan
MM CUL-4: If ground-disturbing activities uncover previously
unknown human remains, Section 7050.5 of the California
Health and Safety Code applies, and the following procedures
shall be followed:
• In the event of an accidental discovery or recognition of any
human remains, Public Resource Code (PRC) Section 5097.98
must be followed. Once project-related ground disturbance
begins and if there is accidental discovery of human remains,
the following steps shall be taken:
- There shall be no further excavation or disturbance of
the site or any nearby area reasonably suspected to
overlie adjacent human remains until the San Luis
Obispo County Coroner is contacted to determine if the
remains are Native American and if an investigation into
cause of death is required. If the coroner determines the
remains are Native American, the coroner shall contact
the NAHC within 24 hours, and the NAHC shall identify
the person or persons it believes to be the "most likely
descendant" (MLD) of the deceased Native American.
The MLD may make recommendations to the landowner
or the person responsible for the excavation work, for
means of treating or disposing of, with appropriate
None
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
dignity, the human remains and any associated grave
goods as provided in PRC Section 5097.98
MM GEO-1: Prior to issuance of building permits for each
development within the Specific Plan, the project applicant shall
submit a design-level geotechnical study and building plans to
the City of Atascadero for review and approval. The building
plans shall demonstrate that they incorporate all applicable
recommendations of the design-level geotechnical study and
comply with all applicable requirements of the most recent version of
the California Building Standards Code. A licensed
professional engineer shall prepare the plans, including those that
pertain to soil engineering and structural foundations. The
approved plans shall be incorporated into the proposed project.
All onsite soil engineering activities shall be conducted under the
supervision of a licensed Geotechnical Engineer or Certified
Engineering Geologist.
None
MM GEO-4: Prior to issuance of building permits for each
development within the Specific Plan, the project applicant shall
submit a design-level geotechnical study to the City of
Atascadero for review and approval. The study shall be prepared
by a qualified engineer and identify grading and building
practices necessary to abate expansive soil conditions on the
project site. The project applicant shall implement the
recommendations of the approved design-level geotechnical
study into project plans.
None
MM HAZ-1a: Prior to issuance of grading permits on the South-East
project site (formerly the Walmart site) in areas where THP-D has been
detected, the applicant shall conduct soil sampling using a Hollow Stem
Auger to delineate the horizontal and vertical extent of the TPH-D in
order to implement a soil remediation program. Soil remediation shall
be conducted in accordance with California Department of Toxic
Substances Control (DTSC) guidelines. Contaminated soil shall be
excavated and disposed of at an approved disposal facility. Following
excavation, confirmation sampling shall be conducted to confirm
whether remaining soil meets acceptable applicable regulatory levels.
The excavation shall be backfilled with clean soil. The soil remediation
activities shall be completed prior to issuance of building permits. The
applicant shall submit documentation to the City of Atascadero
demonstrating that soil testing was performed and any necessary
remediation was completed as part of the grading permit application.
None
MM HAZ-1b: Prior to issuance of demolition permits for any
structures located on the project site, the project applicant shall
retain a certified hazardous waste contractor to determine the
presence or absence of building materials or equipment that
contains hazardous waste, including asbestos, lead-based paint,
mercury, and PCBs. If such substances are found to be present,
the contractor shall properly remove and dispose of these
hazardous materials in accordance with federal and state law.
All removal activities shall be completed prior to commencement
of demolition activities. Upon completion of removal and
disposal, the project applicant shall provide documentation to the
None
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
City of Atascadero demonstrating that these activities were
successfully completed.
MM HAZ-1c: Prior to issuance of building permits for any
residential use with a subsurface space (e.g., basements or
garages), the project applicant shall retain a qualified consultant
to investigate indoor radon exposure levels. The consultant shall
determine whether the proposed subsurface spaces would be
exposed to indoor radon concentrations of 4.0 picocuries per liter
of air in accordance with U.S. Environmental Protection Agency
and California Department of Public Health guidelines. If the
consultant determines that exposure would occur at or above 4.0
picocuries per liter of air, the applicant shall revise plans to (1)
eliminate all subsurface spaces or (2) install appropriate
ventilation and detection systems for indoor radon in subsurface
spaces. The applicant shall submit documentation to the City of
Atascadero verifying that this has been successfully completed.
None
MM HYD-1: Prior to the issuance of grading permits, the
project applicant shall file a Notice of Intent with and obtain a
facility identification number from the State Water Resources
Control Board. The project applicant shall also submit a
Stormwater Pollution Prevention Plan (SWPPP) to the City of
Atascadero that identifies specific actions and Best Management
Practices (BMPs) to prevent stormwater pollution during
construction activities. The SWPPP shall identify a practical
sequence for BMP implementation, site restoration, contingency
measures, responsible parties, and agency contacts. The SWPPP
shall include but not be limited to the following elements:
• Comply with the requirements of the State of California's
most current Construction Stormwater Permit.
• Temporary erosion control measures shall be implemented on
all disturbed areas.
• Disturbed surfaces shall be treated with erosion control
measures during the October 15 to April 15 rainy season.
• Sediment shall be retained onsite by a system of sediment
basins, traps, or other BMPs.
• The construction contractor shall prepare Standard Operating
Procedures for the handling of hazardous materials on the
construction site to eliminate discharge of materials to storm
drains.
• BMP performance and effectiveness shall be determined either
by visual means where applicable (e.g., observation of above-
normal sediment release), or by actual water sampling in cases
where verification of contaminant reduction or elimination
(such as inadvertent petroleum release) is required by the
Central Coast Regional Water Quality Control Board to
determine adequacy of the measure.
In the event of significant construction delays or delays in final
landscape installation, native grasses or other appropriate
vegetative cover shall be established on the construction site as
soon as possible after disturbance, as an interim erosion control
measure throughout the wet season.
None
MM HYD-2a: In addition to the proposed detention basins, prior None
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
to the issuance of building permits, the project applicant shall
submit a final Standard Urban Storm Water Mitigation Plan or an
equivalent stormwater management plan to the City of Atascadero
for review and approval. The plan shall be developed using the
California Stormwater Quality Association's "New Development
and Redevelopment Handbook." The stormwater management
plan shall identify pollution prevention measures and practices to
prevent polluted runoff from leaving the project site. The pollution
prevention measures shall be implemented into the proposed
project. Examples of stormwater pollution prevention measures
and practices to be contained in the plan include but are not limited
to the following, which are examples of structural and non-
structural controls to protect water quality:
• Bioswales and landscaped areas that promote percolation of
runoff
• Elimination of all trash from stormwater leaving the site
• Pervious pavement
• Roof drains that discharge to landscaped areas
• Trash enclosures with screen walls and roofs
• Stenciling on storm drains
• Curb cuts in parking areas to allow runoff to enter landscaped
areas
• Rock-lined areas along landscaped areas in parking lots
• Regular sweeping of parking areas and cleaning of storm
drainage facilities
• Employee training to inform store personnel of stormwater
pollution prevention measures
The project applicant shall also prepare and submit an Operations
and Maintenance Agreement to the City identifying procedures
to ensure that stormwater quality control measures work properly
during operations
MM HYD-3a: Prior to commencement of grading activities, the
property owner shall consult with the Central Coast Regional Water
Quality Control Board regarding further actions with the groundwater
plume on the South-East project site (formerly the Walmart site).
Consultation shall consist of determining whether (1) further
monitoring or remediation is necessary or (2) no further actions are
necessary. If the Regional Water Quality Control Board determines that
further monitoring or remediation is necessary, the project applicant
shall incorporate provisions for such activities into the project plans
and submit them, as necessary, to the agency for review and approval.
If the Regional Water Quality Control Board determines that no further
action is necessary, the groundwater monitoring wells may be removed
with Central Coast Regional Water Quality Control Board approval.
None
MM HYD-3b: Prior to issuance of the grading permit for the
project, the project applicant shall properly abandon or remove
the existing onsite septic and irrigation systems in accordance
with applicable regulatory requirements. Consultation shall
None
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
occur with the City of Atascadero as necessary to confirm
compliance. Documentation confirming that proper
abandonment or removal activities have been performed shall be
submitted to the City of Atascadero upon completion of these
activities.
MM HYD-4: Prior to issuance of grading permits, the project
applicant shall retain a qualified civil engineer to prepare and
submit a drainage plan to the City of Atascadero that complies
with the requirements of the City's Engineering Department
Standard Specifications and Drawings. The drainage plan shall
demonstrate that construction of the project will not increase the
flood hazard to downstream properties during a 100-year storm
event. Onsite retention/detention facilities shall be employed
prior to offsite discharge. The City of Atascadero shall review
and approve the drainage plan and the project applicant shall
incorporate the approved plan into the proposed project plans
None
MM LU-2a: Prior to issuance of building permits for the single-
family and multiple-family home developments, the applicant
shall provide a site plan demonstrating compliance with the
Municipal Code for setback and landscaping requirements in
residential areas.
None
MM LU-2b: Prior to issuance of building permits for any
Specific Plan use, the applicant shall provide a site plan
demonstrating compliance with the Municipal Code for off-street
parking requirements
None
MM NOI-1: The project applicant shall require construction
contractors to adhere to the following noise attenuation
requirements:
• Construction activities shall be limited to the hours between 7
a.m. to 9 p.m. daily. The City of Atascadero shall have the
discretion to permit construction activities to occur outside of
allowable hours if compelling circumstances warrant such an
exception (e.g., weather conditions necessary to pour concrete).
• All construction equipment shall use noise-reduction features
(e.g., mufflers and engine shrouds) that are no less effective
than those originally installed by the manufacturer. If no noise
reduction features were installed by the manufacturer, then the
contractor shall require that at least a muffler be installed on
the equipment.
• Construction staging and heavy equipment maintenance
activities shall be performed a minimum distance of 300 feet
from the nearest residence, unless safety or technical factors
take precedence (e.g., a heavy equipment breakdown).
Prior to commencement of grading activities, a 12-foot-high
construction noise barrier shall be installed on the portions of
the perimeter of the project site that are within 50 feet of any
offsite residential structure, and a 10-foot-high construction
noise barrier shall be installed on the portions of the perimeter
of the project site that are within 50 to 150 feet of any offsite
residential structure. The noise barrier shall consist of a
material that provides attenuation of at least 15 dB. This can
be achieved through the use of half-inch plywood.
None
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
MM NOI-4f: Prior to issuance of building permits for the South-East
project site , the project applicant shall prepare and submit plans to the
City of Atascadero depicting a sound barrier around trash receptacles,
loading docks and any other potential noise sources to attenuate noise.
Any sounds walls shall be of high-quality design and incorporate graffiti
resistance measures (e.g., landscaping). The approved plans shall be
incorporated into the project.
None
MM NOI-6: Prior to the final discretionary approval for the South-East
project site multiple-family residential component, the project
applicant shall retain a qualified acoustical consultant to evaluate
potential noise impacts on the dwelling units. The analysis shall assess
potential noise impacts to the proposed multiple-family residential
units from both nearby transportation and stationary sources and, if
required, provide mitigation to reduce the noise levels to within the
City standards. Mitigation may include but is not limited to the
installation of noise barriers, Sound Transmission Class-rated windows
and door assemblies, building placement or implementation of other
appropriate noise-reducing measures. The project plans shall reflect
the noise attenuation recommendations from the noise evaluation, as
necessary
None
MM PSU-1a: Prior to issuance of building permits for each
project component, the applicant shall prepare and submit a
Construction Fire Risk Mitigation Plans to the City of
Atascadero. The approved plans shall be incorporated into the
project. The plan shall include but not be limited to the
following elements:
• The plan shall comply with Article 87 of the California Fire
Code.
• The plan shall be developed and implemented in coordination
with the Atascadero Fire Department.
• The plan shall identify a Construction Manager who will be
responsible for staying abreast of fire conditions in the project
area by contacting the Fire Department and implementing
necessary fire precautions.
• The plan shall include procedures for reporting emergencies to
the Fire department.
• The plan shall include procedures for emergency notification,
evacuation, and/or relocation of all persons in the building
under construction and on the site.
• The plan shall include procedures for hot work operations,
management of hazardous materials, and removal of
combustible debris and maintenance of emergency access
roads.
• Floor plans identifying the locations of exits, exit stairs, exit
routes, and portable fire extinguishers.
• Site plans identifying the designated exterior assembly areas
for each evacuation route.
Site plans identifying required fire apparatus access roadways
and onsite fire hydrants
None
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
MM PSU-1b: Prior to issuance of building permits for each
project structure, the applicant shall prepare and submit plans to
the City of Atascadero demonstrating compliance with all
applicable fire safety code requirements. Applicable
requirements include but are not limited to building construction,
occupant egress, automatic fire protection systems, and occupant
notification systems (alarms). The approved plans shall be
incorporated into the project
None
MM PSU-2: Prior to issuance of the certificate of occupancy for
each building, the project applicant shall install the following
applicable security measures and implement the following
applicable operational practices:
Provide sufficient professionally trained loss prevention staff
onsite.
• Submit loss-prevention plan with staffing levels onsite to the
Atascadero Police Department for review and approval. The
approved plans shall be incorporated into the project.
• Install security and alarms in the Walmart pharmacy.
• Ensure that the site layout for the parking lot area is properly
designed to provide maximum safety and security through
adequate lighting, egress, and ingress.
• Installation of manned, high-resolution, video surveillance
cameras throughout the parking lot areas with consultation
from the Atascadero Police Department.
• Provide Atascadero Police Department with access to
surveillance video for prosecution of suspects. Surveillance
cameras should be of sufficient quality to ensure identification
of suspects.
Post signage in the parking area and at driveways advising
patrons of prohibited activities, including vehicle
maintenance, extended parking, camping, sleeping in vehicles,
skateboarding, vehicle sales, and unauthorized sales
None
MM PSU-3a: Prior to issuance of building permits for each
component of the Specific Plan, the project applicant shall submit
landscaping plans to the City of Atascadero for review and
approval demonstrating that landscaping will comply with the
City's Municipal Code, Chapter 8, Water Efficient Landscape and
Irrigation. The landscaping plans shall identify outdoor irrigation
water conservation measures, such as but not limited to:
• Drought-resistant vegetation
• Irrigation systems employing the following features:
- Drip irrigation
- Low-precipitation-rate sprinklers
- Bubbler/soaker systems
- Programmable irrigation controllers with automatic rain
shutoff sensors and flow sensing capabilities
- Matched precipitation rate nozzles that maximize the
uniformity of the water distribution characteristics of the
irrigation system
- Conservative sprinkler spacings that minimize overspray
None
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
onto paved surfaces
- Hydrozones that keep plants with similar water needs in the
same irrigation zone
• Minimally or gently sloped landscaped areas to minimize
runoff and maximize infiltration
Organic topdressing mulch in non-turf areas to decrease
evaporation and increase water retention
MM PSU-3b: Prior to issuance of building permits for each
component of the Specific Plan, the project applicant shall
submit building plans to the City of Atascadero for review and
approval that identify the following indoor water conservation
measures:
• Separate metering of domestic water
• Low-flow or ultra-low-flow toilets and urinals
• Sensor-activated, low-flow faucets
None
MM PSU-4: Prior to issuance of building permits for each
component of the Specific Plan, the project applicant shall
submit plans to the City of Atascadero for review and approval
that demonstrates compliance with the Sanitary Sewer
Management Plan; the updated Municipal Code Revisions for the
Fats, Oils, and Grease (FOG) Program; and the installation of
adequately sized grease interceptors for all food service
establishments (FSEs), gas stations, auto shops, etc. In addition,
the plans shall include any other wastewater measures
determined to be necessary by the City of Atascadero. The
approved plans shall be incorporated into the proposed project
None
MM PSU-6a: Prior to issuance of building permits for each
component of the Specific Plan, the project applicant shall
complete a Construction & Demolition Recycling Form in
compliance with the City of Atascadero's Construction and
Demolition Recycling Ordinance. The applicant shall retain a
qualified contractor to perform construction debris recycling with
an objective of diverting a minimum of 50 percent of
construction debris from the waste stream. The project applicant
shall provide documentation to the satisfaction of the City of
Atascadero demonstrating that construction and demolition
debris was recycled
None
MM PSU-6b: Prior to issuance of the final certificates of
occupancy for each building within the Specific Plan, the project
applicant shall install onsite facilities necessary to collect and
store recyclable materials generated by customers and facility
operations. Customer recyclable collection facilities (i.e.,
receptacles) shall be located in public spaces and clearly identify
accepted materials. Facility operations recycling facilities (i.e.,
bale and pallet storage) shall be located in appropriate places and
shall be enclosed for screening purposes
None
MM TRANS-la: Prior to issuance of building permits for each use, the
project applicants shall provide the City of Atascadero with all
applicable traffic impact fees for their proportional-share impact on TIF
funded Circulation System Facilities other than the Del Rio Road/US
None
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
101 interchange, which is subject to a separate TIF payment described
in Mitigation Measures TRANS-1c and TRANS-1d. The traffic impact
fees for all uses shall be subject to the City's latest adopted fee
schedule.
MM TRANS-lb: Prior to issuance of the final certificate of occupancy for
a high traffic generating use (exceeding 4,963 total daily trips or 277
weekday p.m. peak hour trips) at the South-East project site, the
intersection of El Camino Real/San Anselmo Road (North) shall be
improved with a signal. Should a developer construct the
improvements, any costs of the installed improvements in excess of the
project’s proportional share, may be eligible for a TIF fee credit. Any
potential TIF fee credit will be calculated by the City and will comply
with any City resolution guiding TIF Fee credits in place at the time of
construction of the improvements
MM TRANS 1-d: Prior to occupancy of the first use that exceeds 134
p.m. cumulative peak hour trips, a westbound right-turn lane shall be
added to the intersection of Del Rio Road/US 101, such that there
would be two westbound lanes on Del Rio Road from El Camino Real to
the US 101 North ramp. This would require widening Del Rio Road, the
construction of a retaining wall on the north side of Del Rio Road, and
reconstruction of the curb return.
Concurrent with the addition of the right turn lane noted above, the
intersection of Del Rio Road/El Camino Real shall be reconfigured at the
eastbound approach from through/left-turn and right-turn lanes, to
left-turn lane and through/right-turn lanes, moving the through
movement from the left lane to the right lane. This includes widening
the eastbound departure (on the east leg of the intersection) to avoid
excessive lateral shifting of through traffic. With a dedicated
eastbound left-turn lane, the eastbound-westbound split phasing shall
be required to be replaced with concurrent timing, as well as
protected-permissive phasing for the eastbound left-turn movement.
With protected left-turn phasing in the eastbound direction and a
prohibition of eastbound U-turns, a southbound right-turn overlap shall
be provided, which is a green arrow that enables southbound right-
turning drivers to continue without stopping concurrently with the
eastbound left-turn movement. Additionally, the signal at Del Rio
Road/El Camino Real shall be coordinated with the signals at Del Rio
Road/US 101 North Ramps and Del Rio Road/US 101 South Ramps.
This will require extending the interconnect hardware between the
ramp signals to Del Rio Road/El Camino Real, and potentially upgrading
the signal hardware at Del Rio Road/El Camino Real to be compatible
with interconnect technology if it is not already.
All development within the Specific Plan area shall be responsible for
paying their fair share towards these improvements as a special impact
fee. The special impact fee will be in addition to the Citywide impact
fees in place at the time of development and shall be collected prior to
issuance of any permit. Should a developer construct the
improvements, any costs of the installed improvements in excess of the
None
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
project’s proportional share, may be eligible for a TIF fee credit. Any
potential TIF fee credit will be calculated by the City and will comply
with any City resolution guiding TIF Fee credits in place at the time of
construction of the improvements. The developer constructing the
improvements may also be eligible for reimbursement from other
development within the Specific Plan area should improvements be
installed prior to Specific Plan build-out
Prior to issuance of building permits for any land use that exceeds 293
cumulative weekday p.m. peak hour trips within the Specific Plan area,
the following improvements shall be completed:
• Widening the eastbound approach to Del Rio Road/El
Camino Real to three lanes that extend upstream to Del
Rio Road/US 101 North Ramps, with one lane each
assigned to left turns, through lanes, and right turns.
• The westbound approach shall be widened to include a
right-turn pocket.
• A second northbound left-turn lane shall be constructed
to accommodate traffic leaving the commercial
developments and heading toward the freeway.
• Overlaps shall be added to further improve traffic flow.
• The Del Rio Road overpass shall to be widened to four
lanes, with a through/left-turn combined lane and
through lane approaching eastbound to Del Rio Road/US
101 North Ramps and left-turn and through/left-turn
combined lanes on the westbound approach to Del Rio
Road/US 101 South Ramps.
• At Del Rio Road/US 101 South Ramps, the southbound
approach shall be expanded to include an additional left-
turn lane, and the phasing shall be modified to split the
eastbound and westbound approaches.
• Interconnect shall be provided between all three signals
to coordinate cycles.
Should a developer construct the improvements, any costs of the
installed improvements in excess of the project’s proportional share,
may be eligible for a TIF fee credit. Any potential TIF fee credit will
be calculated by the City and will comply with any City resolution
guiding TIF Fee credits in place at the time of construction of the
improvements. The developer constructing the improvements may
also be eligible for reimbursement from other development within
the Specific Plan area should improvements be installed prior to
Specific Plan build-out.
MM TRANS-4: Prior to recordation of the final map for the South-East
project site, the project applicant shall revise the improvement plans to
provide for a northbound left-turn lane on El Camino Real at the new
intersection serving the site. The City shall review and approve the lane
geometry
Modified by conditions to prior to
issuance of construction permits. The
city complete and adopted a plan line
setback for this areas in accordance
with Specific Plan traffic amendments
requirements.
MM TRANS-6a: Prior to approval of the final map for either site, the Modified by conditions to prior to
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
applicant shall identify suitable locations for one or more bus stops as
required by the City of Atascadero. Such stops may be located along
street frontages or within the project site. The applicant shall consult
with the Regional Transit Authority, Atascadero Transit, and the City of
Atascadero about suitable locations and amenities. The bus stops
identified for each site shall be installed and available for service prior
to opening day of each project component
issuance of construction permits. The
city complete and adopted a plan line
setback for this areas in accordance
with Specific Plan traffic amendments
requirements.
MM TRANS-6b: Prior to issuance of the final certificate of occupancy
for the commercial uses, the applicant shall install bicycle facilities
(racks or lockers) in convenient locations. Bicycle storage shall be
provided at a ratio of no less than 1 bicycle space for each 20 vehicular
spaces
None
MM TRANS-6c: Prior to issuance of building permits for the future
multi-family residential uses on the South-East development site, the
applicant shall demonstrate that each dwelling unit provides enclosed
space suitable for storage of at least two bicycles. Such enclosed space
may consist of garages, storage rooms, closets, or other non-living area
spaces that allow the occupant(s) to securely store a bicycle and avoid
exposure to theft or adverse weather conditions
None
MM TRANS-6d: Prior to acceptance of improvements to El Camino Real
and Del Rio Road, the City of Atascadero shall verify that project
frontage improvements on El Camino Real accommodate bicycle travel
and that bicycle travel will be a consideration at the signal installation
at El Camino Real/Proposed Public Street
None
MM TRANS-6e: Prior to issuance of building permits for any
commercial buildings, the project applicant shall prepare and submit
plans to the City of Atascadero for review and approval that
demonstrate the provision of pedestrian facilities. Such facilities shall
consist of sidewalks along the frontages with El Camino Real, Del Rio
Road, and the new access road serving the South-East development
site, and direct pedestrian connections between parking fields and
building entrances. The South-East project site shall provide a
pedestrian connection from the front of commercial buildings to Del
Rio Road that generally parallels a driveway connection to Del Rio
Road. Pavement treatments or similar features shall be installed at
locations where pedestrian facilities cross drive aisles. All pedestrian
facilities shall comply with the applicable requirements of the
Americans With Disabilities Act
None
MM TRANS-6f: Prior to acceptance of improvements to El Camino Real,
Del Rio Road, and the new public street serving the South-East
development site, the City of Atascadero shall verify that crosswalk
markings have been installed across all driveway access points leading
to and from the project sites where sidewalks are constructed.
Additionally, high visibility markings shall be installed across the
“Proposed Public Street” will be
interpreted to mean the project street
connecting at the signalized
intersection even though the
dedicated and accepted street has
been relocated as an extension of
Exhibit B – City of Atascadero Conditions of Approval
AMND21-0020
Del Rio Ranch
Responsible Department – City of Atascadero
PLN – Planning Department | BLD – Building | FD – Fire Department | PWD – Public Works Department
APD – Atascadero Police Department | CM – City Manager | OA – Outside Agency
southern driveway from "Proposed Public Street."
Obispo Road.
MM TRANS-7a: Prior to the commencement of construction
activities, the project applicant shall prepare and submit a
Construction Traffic Control Plan for review and approval by the
City of Atascadero. The plan shall identify routing for all
delivery and haul trucks and, if necessary, limit deliveries to non-
peak times. To the extent feasible, truck routing should avoid
travel through residential areas and emphasize the use of US 101.
The plan shall include the following provisions:
• Maintain access for land uses in proximity of the project site
during project construction.
• Schedule deliveries and pick-ups of construction materials to
non-peak travel periods, to the maximum extent feasible.
• Coordinate haul trucks, deliveries and pick-ups to reduce the
potential of trucks waiting to load or unload for protracted
periods of time.
• Minimize obstruction of through traffic lanes on surrounding
public streets.
• Construction equipment traffic entering and exiting the project
site shall be controlled by flagman.
• Identify designated transport routes for heavy trucks (in
addition to haul trucks) to be used over the duration of the
proposed project.
Schedule vehicle movements to ensure to the maximum extent
feasible that there are no vehicles waiting offsite and impeding
public traffic flow on the surrounding streets.
• Establish requirements to ensure the safety of the pedestrians
and access to local businesses.
Coordinate with adjacent businesses and emergency service
providers to ensure adequate access exists to the project site
and neighboring businesses.
Prohibit parking for construction workers except on the
project site and any designated offsite parking locations. These offsite
locations shall not include any residential streets
and will require the approval of the City of Atascadero
Department of Public Works
None
MM TRANS-7b: If improvements to the US 101/Del Rio Road
interchange have significant impacts to the interchange operations,
the intersection of San Anselmo Road/US 101 Northbound Ramps shall
be monitored during the peak hours to facilitate acceptable queuing
operations.
None
MM TRANS-7c: If improvements to the US 101/Del Rio Road
interchange have significant impacts to the interchange operations, at
the intersection of San Anselmo Road/US 101 Southbound Ramps shall
be monitored during the peak hours to facilitate acceptable queuing
operations
None
ITEM NUMBER: 2
DATE: 06/01/21
Exhibit E
Concept Development Plan Set
See following
GARING, TAYLOR & ASSOCIATES, INC.
CIVIL ENGINEERS SURVEYORS PLANNERS
141 SOUTH ELM STREET · ARROYO GRANDE, CA 93420 · (805) 489-1321OVERALL SITE PLANPHASE I
GARING, TAYLOR & ASSOCIATES, INC.
CIVIL ENGINEERS SURVEYORS PLANNERS
141 SOUTH ELM STREET · ARROYO GRANDE, CA 93420 · (805) 489-1321NORTHEAST SECTIONPHASE 1KEY MAP
GARING, TAYLOR & ASSOCIATES, INC.
CIVIL ENGINEERS SURVEYORS PLANNERS
141 SOUTH ELM STREET · ARROYO GRANDE, CA 93420 · (805) 489-1321SOUTHEAST SECTIONPHASE IKEY MAP
GARING, TAYLOR & ASSOCIATES, INC.
CIVIL ENGINEERS SURVEYORS PLANNERS
141 SOUTH ELM STREET · ARROYO GRANDE, CA 93420 · (805) 489-1321NORTHWEST SECTIONPHASE IKEY MAP
GARING, TAYLOR & ASSOCIATES, INC.
CIVIL ENGINEERS SURVEYORS PLANNERS
141 SOUTH ELM STREET · ARROYO GRANDE, CA 93420 · (805) 489-1321SOUTHWEST SECTIONPHASE 1KEY MAP
YIELDYIELDYIELD
GARING, TAYLOR & ASSOCIATES, INC.
CIVIL ENGINEERS SURVEYORS PLANNERS
141 SOUTH ELM STREET · ARROYO GRANDE, CA 93420 · (805) 489-1321OVERALL SITE PLANPHASE II
YIELDYIELDYIELD
GARING, TAYLOR & ASSOCIATES, INC.
CIVIL ENGINEERS SURVEYORS PLANNERS
141 SOUTH ELM STREET · ARROYO GRANDE, CA 93420 · (805) 489-1321NORTHEAST SECTIONPHASE IIKEY MAP
YIELDYIELDYIELD
GARING, TAYLOR & ASSOCIATES, INC.
CIVIL ENGINEERS SURVEYORS PLANNERS
141 SOUTH ELM STREET · ARROYO GRANDE, CA 93420 · (805) 489-1321SOUTHEAST SECTIONPHASE IIKEY MAP
YIELDYIELDYIELD
GARING, TAYLOR & ASSOCIATES, INC.
CIVIL ENGINEERS SURVEYORS PLANNERS
141 SOUTH ELM STREET · ARROYO GRANDE, CA 93420 · (805) 489-1321NORTHWEST SECTIONPHASE IIKEY MAP
YIELDYIELDYIELD
YIELDYIELDYIELD
GARING, TAYLOR & ASSOCIATES, INC.
CIVIL ENGINEERS SURVEYORS PLANNERS
141 SOUTH ELM STREET · ARROYO GRANDE, CA 93420 · (805) 489-1321SOUTHWEST SECTIONPHASE IIKEY MAP
GARING, TAYLOR & ASSOCIATES, INC.
CIVIL ENGINEERS SURVEYORS PLANNERS
141 SOUTH ELM STREET · ARROYO GRANDE, CA 93420 · (805) 489-132120-FT WIDE ROADWAYTYPICAL STREET SECTION46-FT R.O.W. ROADWAYTYPICAL STREET SECTION60-FT R.O.W. ROADWAYTYPICAL STREET SECTION40-FT R.O.W. ROADWAYTYPICAL STREET SECTION
GARING, TAYLOR & ASSOCIATES, INC.
CIVIL ENGINEERS SURVEYORS PLANNERS
141 SOUTH ELM STREET · ARROYO GRANDE, CA 93420 · (805) 489-1321PRELIMINARY UTILITY PLANSANITARY SEWER, WATER, & GAS LINES
TREES BOTANICAL / COMMON NAME
ACER RUBRUM / MAPLE
FAXINUS / FRESNO ASH
LAURUS X `SARATOGA` / SARATOGA LAUREL
OLEA EUROPAEA / OLIVE
PLATANUS ACERIFOLIA / SYCAMORE
PLATANUS RACEMOSA / CALIFORNIA SYCAMORE
QUERCUS AGRIFOLIA / COAST LIVE OAK
ROBINIA AMBIGUA / LOCUST
BOTANICAL / COMMON NAME
ARCTOSTAPHYLOS SPECIES / MANZANITA
BACCHARUS SPECIES / COYOTE BUSH
CEANOTHUS SPECIES / WILD LILAC
CISTUS SPECIES / ROCKROSE
JUNCUS SPECIES / RUSH
LANTANA SPECIES / LANTANA
LAVANDULA SPECIES / LAVENDER
LOMANDRA SPECIES / MATT RUSH
LEYMUS SPECIES / WILD RYE
LIGUSTRUM / PRIVET
MUHLENBERGIA SPECIES / DEER GRASS
FICUS SPECIES / VINE
FEIJOA SPECIES / PINEAPPLE GUAVA
OLEA SPECIES / OLIVE - DWARF
PHOTINIA SPECIES / PHOTINIA
ROSMARINUS SPECIES / ROSEMARY
RHAMNUS SPECIES / BUCKTHORN
SALVIA SPECIES / SAGE
SESLERIA SPECIES / MOOR GRASS
WESTRINGIA SPECIES / COAST ROSEMARY
WISTERIA SPECIES / WISTERIAYIELDYIELDYIELD
IRRIGATION DESIGN CRITERIA
THE IRRIGATION DESIGN WILL COMPLY
WITH THE LOCAL AND STATE WATER
CONSERVATION REQUIREMENTS. A
WEATHER SENSING 'SMART
CONTROLLER' WILL BE USED TO
MONITOR THE IRRIGATION WATER AND
MANAGE DAILY WATER CONSUMPTION
TO THE MINIMUM REQUIREMENTS FOR
EACH HYDROZONE. ALL TREES,
POTTERY, SHRUB AND GROUNDCOVER
AREAS WILL BE IRRIGATED BY DRIP, ON
SEPARATE HYDROZONES, SO THAT
ONCE ESTABLISHED, WATER CAN BE
REGULATED IN A MORE EFFICIENT
MANNER.
PLANTING DESIGN CRITERIA
THE PROPOSED PLANT LIST IS COMPRISED OF
PLANT MATERIAL AND TREES KNOWN TO THRIVE IN
THE LOCAL CLIMATE AND SOIL CONDITIONS. THE
PLANT PALETTE IS COMPRISED OF PLANTS NATIVE
TO MEDITERRANEAN CLIMATES. 20% OR LESS OF
THE PLANT MATERIAL WILL REQUIRE MODERATE
WATER, AND THE REMAINDER WILL REQUIRE LOW TO
VERY LOW WATER ONCE ESTABLISHED.
COMPLIANCE STATEMENT
THE DESIGN WILL MEET OR EXCEED THE STATE AND
LOCAL STANDARDS FOR WATER CONSERVATION
THROUGH WATER EFFICIENT LANDSCAPE
IRRIGATION DESIGN. THE APPLICANT AND
LANDSCAPE ARCHITECT AGREE TO COMPLY WITH
THE REQUIREMENTS OF THE MWELO
TREE PROTECTION
SEE SHEET L.2 FOR TREES TO BE PROTECTED
PRELIMINARY PLANT LIST
LOVE
VIRTUAL ENVIRONMENTS
CUSTOM RESIDENTIAL
COMMERCIAL
9155 CURBARIL AVENUE
ATASCADERO, CA 93422
209.535.1907
don@lovearchitecture.net
ARCHITECTURE
MIXED-USE
DEVELOPMENT
DEL RIO
RANCH
ATASCADERO
CALIFORNIA 93422
THE USE OF THESE PLANS AND SPECIFICATIONS
SHALL BE RESTRICTED TO THE ORIGINAL SITE
FOR WHICH THEY WERE PREPARED AND
PUBLICATION THEREOF IS EXPRESSLY LIMITED
TO SUCH USE. REPRODUCTION OR PUBLICATION
BY ANY METHOD, IN WHOLE OR IN PART, IS
PROHIBITED. TITLE TO THESE PLANS AND
SPECIFICATIONS REMAIN WITH THE ARCHITECT
WITHOUT PREJUDICE. VISUAL CONTACT WITH
THESE PLANS AND SPECIFICATIONS SHALL
CONSTITUTE PRIMA FACIE EVIDENCE OF THE
ACCEPTANCE OF THESE RESTRICTIONS. WRITTEN
DIMENSIONS ON THESE DRAWINGS SHALL HAVE
PRECEDENCE OVER SCALED DIMENSIONS.
CONTRACTORS SHALL VERIFY AND BE
RESPONSIBLE FOR ALL DIMENSIONS AND
EXISTING CONDITIONS ON THE JOB AND SHALL
REPORT ANY DISCREPANCIES TO THE ARCHITECT
FOR RESOLUTION PRIOR TO COMMENCING WORK.
PROJECT
DATES
SHEET TITLE
SHEET #
05/11/21 DRC
DRAWN BY
WALA
05/21/21 PC
PRELIMINARY
MASTER
SITE
LANDSCAPE
PLAN
L11"=50'
ITEM NUMBER: 2
DATE: 06/01/21
Attachment 2: Traffic Analysis
See following
Del Rio Ranch
Transportation Impact Study
Central Coast Transportation Consulting
895 Napa Avenue, Suite A-6
Morro Bay, CA 93442
(805) 316-0101
May 2021
Prepared For: Cal Coastal Communities
Central Coast Transportation Consulting May 2021
2 Del Rio Ranch
Transportation Impact Study Introduction
Executive Summary
This study evaluates the potential transportation impacts of the proposed Del Rio Ranch project
located at 2055 El Camino Real in the City of Atascadero. The project would include 24,000 square
feet (s.f.) of general light industrial, 130 multifamily dwelling units, 100 hotel rooms, 109 RV campsites,
45,600 s.f. of shopping center uses, a 15,000 s.f. conference center, and a 300-seat amphitheater. The
following sections summarize the deficiencies and recommendations detailed in this report.
Intersection Operations: The following improvements are recommended under Cumulative
conditions and are consistent with previous studies in the area:
• Del Rio Road/US 101 Southbound Ramps (#1): Optimize signal timings to improve corridor
operations. Realign Ramona Road approximately 200 feet to the west to provide greater
separation from the US 101 ramps and construct a westbound left turn pocket at Ramona
Road to separate the left turn queue from through traffic.
• Del Rio Road/US 101 Northbound Ramps (#2): Construct a westbound right turn lane and
optimize signal timings to improve corridor operations.
• Del Rio Road/El Camino Real (#3): The following set of improvements would bring
intersection operations to LOS C with acceptable queuing:
o Change the northbound left turn to protected-permissive phasing,
o Change the southbound left turn to permissive phasing,
o Shift the eastbound through movement to the right turn lane,
o Change the eastbound left turn to protected-permissive phasing,
o Construct a southbound right turn pocket with overlap phasing,
o Coordinate the signal with the US 101 ramp intersections, and
o Optimize signal timings.
• El Camino Real/Mission Oaks South (#4): Install a traffic signal if warranted.
We recommend the project make a fair share contribution towards these improvements by payment
of a special impact fee developed for this purpose, or that the project construct the improvements and
receive fee credits.
Site Access and On-Site Circulation Recommendations:
• Grade the site to provide adequate sight distance at the eastern driveway on Del Rio Road at
Obispo Road, or restrict access to right-in-right-out only.
• Apply truck turning templates to the site plan to confirm access for the largest permitted RV.
• Provide sidewalks along the project frontages and connections to internal sidewalks. Provide
pedestrian and bike access between the front buildings and the RV park as well as convenient
and secure bike parking near buildings. Mark on-site crosswalks at convenient locations.
• Upgrade all pedestrian push buttons at the El Camino Real/Del Rio Road intersection and
update yellow and pedestrian clearance intervals, if not completed by adjacent development.
• Provide Class II bike lanes on Del Rio Road along the project frontage consistent with the
City’s Bicycle Transportation Plan.
Central Coast Transportation Consulting May 2021
3 Del Rio Ranch
Transportation Impact Study Introduction
Contents
1.0 Introduction ................................................................................................................................... 4
2.0 Analysis Methods ........................................................................................................................... 8
3.0 Existing Conditions ....................................................................................................................... 9
4.0 Existing Plus Project Conditions ..............................................................................................12
5.0 Cumulative Conditions ...............................................................................................................19
6.0 References .....................................................................................................................................25
Figure 1: Project and Study Locations .............................................................................................................. 6
Figure 2: Project Site Plan ................................................................................................................................... 7
Figure 3: Existing Volumes and Lane Configurations .................................................................................11
Figure 4: Project Trip Distribution and Assignment ....................................................................................14
Figure 5: Existing Plus Project Volumes ........................................................................................................15
Figure 6: Cumulative Volumes .........................................................................................................................20
Figure 7: Cumulative Plus Project Volumes ..................................................................................................21
Table 1: Intersection Level of Service Thresholds .......................................................................................... 8
Table 2: Existing PM Peak Hour LOS............................................................................................................10
Table 3: Existing PM Peak Hour Queues ......................................................................................................10
Table 4: Trip Generation ...................................................................................................................................12
Table 5: Existing and Existing Plus Project PM Peak Hour LOS ..............................................................16
Table 6: Existing and Existing Plus Project PM Peak Hour Queues.........................................................16
Table 7: Cumulative and Cumulative Plus Project PM Peak Hour LOS ..................................................22
Table 8: Cumulative and Cumulative Plus Project PM Peak Hour Queues .............................................22
Appendix A: Traffic Counts
Appendix B: Intersection Calculation Sheets
Appendix C: Warrant Analysis Sheets
Central Coast Transportation Consulting May 2021
4 Del Rio Ranch
Transportation Impact Study Introduction
1.0 Introduction
This study evaluates the potential transportation impacts of the proposed Del Rio Ranch project
located at 2055 El Camino Real in the City of Atascadero. The project would include 24,000 square
feet (s.f.) of general light industrial, 130 multifamily dwelling units, 100 hotel rooms, 109 RV campsites,
45,600 s.f. of shopping center uses, a 15,000 s.f. conference center, and a 300-seat amphitheater.
The project location and study intersections are shown on Figure 1. The project site plan is shown on
Figure 2.
The following intersections were analyzed during the weekday PM peak hour:
1. Del Rio Road/US 101 Southbound Ramps
2. Del Rio Road/US 101 Northbound Ramps
3. Del Rio Road/El Camino Real
4. El Camino Real/Mission Oaks South
The level of service (LOS) and queuing are reported for each of the study intersections. The
intersections were evaluated under the following scenarios:
• Existing Conditions reflects recent traffic counts and the existing transportation network.
• Existing Plus Project adds Project-generated traffic to Existing Conditions volumes.
• Cumulative Conditions represents future traffic conditions reflective of the buildout of land
uses in the area, not including the proposed Project.
• Cumulative Plus Project represents future traffic conditions reflective of the buildout of
land uses in the area, including the proposed Project.
Each scenario is described in more detail in the appropriate chapter.
1.1 BACKGROUND
The project would develop the southeast quadrant (formerly known as the “Walmart site”) of the El
Camino Real/Del Rio Road intersection. Past studies identified the need for new roundabouts along
Del Rio Road to accommodate traffic from the Walmart project and other area development. The
withdrawal of the Walmart project enabled identification of less costly improvements to maintain
traffic flows and acceptable operations.
1.1.1 2020 Del Rio Commercial Area Specific Plan
The proposed project would be part of the Del Rio Commercial Area Specific Plan. The Specific Plan
was recently amended to accommodate the withdrawal of the Walmart project and interest in
alternative land uses. The amendment and Final Environmental Impact Report (FEIR) Addendum
were supported by the Del Rio Commercial Area Specific Plan Amendment Traffic Analysis (W-Trans, August
2020) that describes existing and future traffic operations along Del Rio Road. The analysis reflects
future conditions with the Amended Specific Plan which would include:
• Annex West site: 120 hotel rooms which are now built and occupied.
• Annex East site: 190,000 s.f. business park.
• Walmart Site: 30,000 s.f. warehousing, 2,000 s.f. sit-down restaurant, 15,000 s.f. mixed use
retail, 10 mixed use residential dwelling units, 30,000 s.f. light industrial, and 55 apartment
dwelling units.
Central Coast Transportation Consulting May 2021
5 Del Rio Ranch
Transportation Impact Study Introduction
The traffic analysis identifies two phases of mitigations that can accommodate the planned growth
with acceptable traffic operations. Mitigation 1 would add a westbound right turn lane to the Del Rio
Road/US 101 NB Ramps and Mitigation 2 would retime the signals and modify the Del Rio Road/El
Camino Real intersection to construct a southbound right turn lane and provide more efficient signal
phasing. Combined, these two mitigations would result in acceptable operations under the most
intensive likely scenario.
The Specific Plan also concludes that a development on the Walmart site generating the number of
trips expected from a large regional retail project would require the additional mitigations of widening
the Del Rio Road overpass and adding a second northbound left turn lane at the Del Rio Road/El
Camino Real intersection.
Figure 1: Project and Study Locations
Del Rio Ranch
Legend:
x - Study Intersection- Project Site
1 2 3
4
Figure 2: Project Site Plan
Del Rio Ranch
Central Coast Transportation Consulting May 2021
8 Del Rio Ranch
Transportation Impact Study Analysis Methods
2.0 Analysis Methods
The analysis approach was developed based on City of Atascadero and Caltrans standards.
While level of service (LOS) is not an allowable CEQA metric it remains the metric for analysis based
on the City’s General Plan. The LOS thresholds for intersections based on the 6th Edition Highway
Capacity Manual (HCM) are presented in Table 1. The study intersections were analyzed with the
Synchro 11 software package applying the HCM 6th Edition methods, except where unusual signal
phasing required the use of HCM 2000.
Table 1: Intersection Level of Service Thresholds
The City’s Circulation Element specifies that LOS C or better operations shall be maintained as the
standard at all intersections and on all arterial and collector roads. Upon City Council approval, LOS
D is acceptable where residences are not directly impacted and improvements to meet the City’s
standard would be prohibitively costly or disruptive.
Caltrans has eliminated LOS consistent with SB 743 and now relies on Vehicle Miles Traveled (VMT)
and safety to evaluate transportation impacts.
Central Coast Transportation Consulting May 2021
9 Del Rio Ranch
Transportation Impact Study Existing Conditions
3.0 Existing Conditions
This section describes the existing transportation system and current operating conditions in the study
area.
3.1 EXISTING CIRCULATION NETWORK
The existing roadways adjacent to the proposed project are described below. Bicycle facilities in the
community include Class I, II, and III bikeways. A Class I bikeway (bike path) provides a completely
separated right-of-way for the exclusive use of bicycles and pedestrians with crossflow by motorists
minimized. A Class II bikeway (bike lane) provides a striped lane for one-way bicycle travel on the side
of the street adjacent to vehicle traffic. A Class III bikeway (bike route) consists of a roadway that is
shared between bicycle and vehicle traffic. Roadways in the vicinity of the project include:
• US 101 is a four-lane freeway serving intercity and regional travel. There is a full access
interchange at Del Rio Road.
• El Camino Real is a major arterial paralleling US 101. There are two to four travel lanes, Class
II bikeways, and intermittent sidewalks.
• Del Rio Road is a minor arterial west of El Camino Real and a collector east of El Camino Real.
There are two travel lanes, intermittent Class II bikeways, and intermittent sidewalks. There
are proposed Class II bikeways through the study area.
• Mission Oaks South is a driveway providing secondary access for the Mission Oaks shopping
center via El Camino Real and is the primary service entrance for trucks. There are two travel
lanes, no bikeways, and no sidewalks.
The existing study intersections are described below:
• Del Rio Road/US 101 Southbound Ramps (#1): Existing traffic signal with marked crosswalk
and pedestrian signals on the south leg only.
• Del Rio Road/US 101 Northbound Ramps (#2): Existing traffic signal with marked crosswalk
and pedestrian signals on the south leg only.
• Del Rio Road/El Camino Real (#3): Existing traffic signal with marked crosswalks and
pedestrian signals on all legs.
• El Camino Real/Mission Oaks South (#4): Uncontrolled with no marked crosswalks.
3.1.1 Transit
The San Luis Obispo Regional Transit Authority (RTA) operates fixed route transit service in the study
area. RTA Route 9 is a bus service traveling between San Luis Obispo, Santa Margarita, Atascadero,
Templeton, Paso Robles, and San Miguel with hourly headways on weekdays and reduced frequency
on weekends. The closest bus stops to the project site are on El Camino Real near Del Rio Road, with
the northbound stop located along the project frontage.
3.2 EXISTING OPERATIONS
Traffic count data from 2018 was obtained from the Del Rio Specific Plan Amendment Traffic
Analysis except for the intersection of El Camino Real/Mission Oaks South (#4) which was estimated
using nearby data and assumptions from previous studies.
Central Coast Transportation Consulting May 2021
10 Del Rio Ranch
Transportation Impact Study Existing Conditions
Consistent with recent studies in the area, only the weekday PM peak hour was analyzed since this is
the hour which dictates future improvements. Additionally, the project is expected to generate more
vehicle trips during the PM peak hour than during the AM peak hour, as shown in the Existing Plus
Project section of this report.
Figure 3 shows the Existing traffic volumes and lane configurations. Traffic count sheets are provided
in Appendix A. Table 2 summarizes the LOS and Table 3 summarizes key vehicular queuing for the
study intersections, with detailed calculation sheets included in Appendix B.
Table 2: Existing PM Peak Hour LOS
Table 3: Existing PM Peak Hour Queues
No LOS or queuing deficiencies are reported under Existing conditions.
Intersection Delay1 LOS
Existing PM Peak Hour Intersection Auto Levels of Service
1. Del Rio Road/US 101 Southbound Ramps
2. Del Rio Road/US 101 Northbound Ramps
3. Del Rio Road/El Camino Real
4. El Camino Real/Mission Oaks South
B
0.5 (14.6)- (B)
12.9 B
8.4 A
15.4
Unacceptable operations shown in bold text.
1. HCM 6th average control delay in seconds per vehicle (HCM 2000 used for Intersections 1 and 2). For
side-street-stop controlled intersections the worst approach's delay is reported in parentheses next to the
overall intersection delay.
38
74
1. Del Rio Road/US 101
Southbound Ramps
Existing PM Peak Hour Intersection Queues
Intersection Movement Storage
Length (ft)
95th Percentile
Queue (ft)1
Bold indicates queue length longer than storage length.
1. Queue length that would not be exceeded 95 percent of the time.
# 95th percentile volume exceeds capacity, queue may be longer.
NBL 1004. El Camino Real/Mission Oaks
South
0
N/ASBLN/A
NBR 175 35
SBL 150 18
WBT 260
80
EBT 40
190
2. Del Rio Road/US 101
Northbound Ramps
EBT 260
m Volume for 95th percentile queue is metered by upstream signal.
3. Del Rio Road/El Camino Real
NBL 265
Figure 3: Existing Volumes and Lane Configurations
Del Rio Ranch
Legend:
- PM Peak Hour Traffic
Volumes
- Traffic Signal
- Stop Sign
x - Study Intersection
- Project Site
1 2 3
4
1.2.3.
4.
Central Coast Transportation Consulting May 2021
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Transportation Impact Study Existing Plus Project Conditions
4.0 Existing Plus Project Conditions
This section evaluates the effects of the proposed project on the surrounding transportation network.
Existing Plus Project Conditions reflects existing traffic levels plus the estimated traffic generated by
the proposed project.
4.1 PROJECT TRAFFIC
The amount of project traffic affecting the study locations is estimated in three steps: trip generation,
trip distribution, and trip assignment. Trip generation refers to the total number of trips generated by
the site. Trip distribution identifies the general origins and destination of these trips, and trip
assignment specifies the routes taken to reach these origins and destinations.
4.1.1 Trip Generation
The Institute of Transportation Engineers (ITE) Trip Generation Manual 10th Edition was used to
estimate the trip generation of the proposed project. The Shopping Center land use category includes
centers containing non-merchandising facilities and is appropriate for the proposed entertainment uses.
Internal capture trips were deducted and adjustments were applied for pass-by trips. The conference
center and amphitheater are expected to operate during off-peak hours and weekends and were
excluded from the trip generation estimate. Table 4 summarizes the project trip generation and
compares with the unbuilt trip generation of the previous analysis.
Table 4: Trip Generation
Daily
Land Use Size Total In Out Total In Out Total
General Light Industrial1 24 KSF 119 15 2 17 2 13 15
Multifamily Housing2 130 DU 952 14 46 60 46 27 73
Hotel3 100 rooms 836 28 19 47 31 29 60
RV Park4 109 sites 290 8 15 23 19 10 29
Shopping Center5 45.6 KSF 1,721 27 16 43 84 90 174
3,918 92 98 190 182 169 351
-370 -1 -1 -2 -37 -37 -74
-230 0 0 0 -23 -23 -46
3,318 91 97 188 122 109 231
3,960 81 71 152 103 102 205
-16%12%37%24%18%7%13%
8,380 157 118 275 332 339 671
-60%-42%-18%-32%-63%-68%-66%
6. AM & PM Internal Trips from TripGen 10 software; Daily Internal Trips assumed five times PM internal trips.
7. PM peak hour pass-by trips multiplied by a factor of 5 to determine daily pass-by trips.
8. Total trip generation after reductions, excluding trips from the already built hotel on the Annex West site.
Source: ITE Trip Generation Manual, 10th Ed. and Trip Generation Handbook, 3rd Ed., 2017; W-Trans, 2020; CCTC,
2021.
DU = Dwelling Unit; KSF = Thousand Square Feet; ITE = Institute of Transportation Engineers.
1. ITE Land Use Code #110, General Light Industrial. Average rates used.
2. ITE Land Use Code #220, Multifamily Housing (Low-Rise). Average rates used.
3. ITE Land Use Code #310, Hotel. Average rates used.
4. ITE Land Use Code #416, Campground/Recreational Vehicle Park. Average rates used. Daily trips assumed 10 times PM
trips.
5. ITE Land Use Code #820, Shopping Center. Average rates used.
Change
Weekday Vehicular Trip Generation
AM Peak Hour PM Peak Hour
Subtotal
Internal Capture Trips 6
Pass-By Trips 7
Net New Trips
Amended Specific Plan 8
Change
Amended SP with Regional Shopping Center 8
Central Coast Transportation Consulting May 2021
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Transportation Impact Study Existing Plus Project Conditions
The proposed project would generate 3,318 net new vehicle trips per weekday, including 188 AM peak
hour trips and 231 PM peak hour trips. The proposed PM peak hour trip generation for the project,
while well below a regional shopping center, is larger than the unbuilt trip generation of the Amended
Specific Plan.
The project description was modified following preparation of this report. The new project description
would remove all general light industrial, decrease multifamily units to 121, increase hotel units to 126,
decrease RV sites to 59, and increase shopping centers to 54 KSF. The trip generation during the PM
peak hour would have a net increase of one trip from what is analyzed in this report. This would have
only a minor effect and is not expected to change any of the overall conclusions and recommendations.
4.1.2 Trip Distribution and Assignment
Trip distribution and assignment for the project trips were estimated using the SLOCOG Travel
Demand Model, refined based on the site plan and local knowledge. Figure 4 shows the trip
distribution percentages and project traffic assignment. Figure 5 shows the Existing Plus Project
volumes.
4.1.3 Planned Improvements
The project would construct and east leg of the intersection of El Camino Real/Mission Oaks South
(#4). The project would also construct northbound and southbound left turn pockets at this
intersection.
Figure 4: Project Trip Distribution and Assignment
Del Rio Ranch
Legend:
- PM Peak Hour Traffic
Volumes
x - Study Intersection
- Project Site
- Project Trip Distribution
1 2 3
4
1.2.3.
4.
Figure 5: Existing Plus Project Volumes
Del Rio Ranch
Legend:
- PM Peak Hour Traffic
Volumes
x - Study Intersection
- Project Site
1 2 3
4
1.2.3.
4.
Central Coast Transportation Consulting May 2021
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Transportation Impact Study Existing Plus Project Conditions
4.2 EXISTING PLUS PROJECT INTERSECTION OPERATIONS
Figure 5 shows the Existing Plus Project peak hour traffic volumes. Table 5 summarizes the LOS
and Table 6 presents the key queues for the study intersections, with detailed calculation sheets
included in Appendix B.
Table 5: Existing and Existing Plus Project PM Peak Hour LOS
Table 6: Existing and Existing Plus Project PM Peak Hour Queues
All study locations operate with acceptable LOS with the addition of project traffic. One queuing
deficiency is reported:
• Del Rio Road/US 101 Southbound Ramps (#1): The addition of project traffic would cause
the eastbound through movement queue to block the upstream intersection of Ramona Road.
Intersection Delay1 LOS Delay1 LOS
12.9 B
8.4 A2. Del Rio Road/US 101 Northbound Ramps
Existing Plus Project PM Peak Hour Intersection Auto Levels of Service
Existing Existing+
Project
1. Del Rio Road/US 101 Southbound Ramps 13.3 B
8.7 A
15.4 B
0.5 (14.6)- (B)
25.5 C
1. HCM 6th average control delay in seconds per vehicle (HCM 2000 used for Intersections 1 and 2). For side-
street-stop controlled intersections the worst approach's delay is reported in parentheses next to the overall
intersection delay.
Unacceptable operations shown in bold text.
3. Del Rio Road/El Camino Real
4. El Camino Real/Mission Oaks South 2.4 (18.8)- (C)
Existing Existing+
Project
m Volume for 95th percentile queue is metered by upstream signal.
SBL 150 18 25
80 182
NBR 175 35
NBL 265 190 231
41
75
0
5
36
40
WBT 260
2. Del Rio Road/US 101
Northbound Ramps
EBT 260
1. Del Rio Road/US 101
Southbound Ramps
EBT
3. Del Rio Road/El Camino Real
Bold indicates queue length longer than storage length.
1. Queue length that would not be exceeded 95 percent of the time.
# 95th percentile volume exceeds capacity, queue may be longer.
SBL 100
NBL 100 0
N/A
4. El Camino Real/Mission Oaks
South
38
74
Existing Plus Project PM Peak Hour Intersection Queues
Intersection Movement Storage
Length (ft)95th Percentile Queue (ft)1
Central Coast Transportation Consulting May 2021
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Transportation Impact Study Existing Plus Project Conditions
4.2.1 Recommended Improvements
The following intersection improvement is recommended under Existing Plus Project conditions:
• Del Rio Road/US 101 Southbound Ramps (#1): Previous studies have indicated that Ramona
Road carries low volumes. The queues reported in Table 6 are the queues that would not be
exceeded 95 percent of the time. The average (50th percentile) queue would not block Ramona
Road. Therefore, under Existing Plus Project conditions the queue blockage would be
infrequent and would affect few drivers. Do Not Block Intersection Markings per the
California Manual on Uniform Traffic Control Devices (CAMUTCD) Section 3B.17 could be
considered to address this infrequent blockage.
4.3 SITE ACCESS AND ON-SITE CIRCULATION
This section discusses issues related to site access and on-site circulation. On-site circulation
deficiencies would occur if the project designs fail to meet appropriate standards, fail to provide
adequate truck access, or would result in hazardous conditions.
CCTC reviewed the conceptual site plan for vehicle, truck, pedestrian, and bike access and circulation.
The site plan is conceptual at this time and will be refined as the project progresses to the design phase.
4.3.1 Driveways
The site is currently vacant. The project proposes to add one driveway on El Camino Real and two
driveways on Del Rio Road. The American Association of State Highway and Transportation Officials
(AASHTO) states that, “ideally, driveways should not be located within the functional area of an
intersection or the influence area of an adjacent driveway.”
The driveway on El Camino Real is located across from an existing driveway (Mission Oaks South)
and is evaluated in this report as a study intersection.
The western driveway on Del Rio Road is located approximately 400 feet from the traffic signal outside
of the influence area. The eastern driveway on Del Rio Road is located directly across from Obispo
Road. Sight distance was evaluated in the field per City Standard 414 and found to be inadequate using
a 40 MPH design speed. The intersection could be restricted to right-in/right-out only or clear sight
lines could be obtained with moderate grading of the slope blocking sight lines. The sight distance
recommendations for this driveway are shown on Exhibit 1.
Central Coast Transportation Consulting May 2021
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Transportation Impact Study Existing Plus Project Conditions
Exhibit 1: Obispo Road Driveway Sight Distance
4.3.2 On-Site Circulation
We recommend truck turning templates be applied to the site plan to confirm access for Class A RVs
with towed vehicles, or the largest permitted RV. We also recommend pedestrian and bike access be
provided between the front buildings and the RV park as well as convenient and secure bike parking
be located near buildings.
On-site crosswalks should be marked at convenient locations for internal pedestrian travel. These
crosswalks should be monitored and enhanced treatments such as Rectangular Rapid Flashing Beacons
(RRFB) should be considered if applicable volume thresholds are met.
4.3.3 Frontage Improvements
Currently Del Rio Road is two lanes with no shoulders and no posted speed limit. The City’s Bicycle
Transportation Plan includes proposed Class II bike lanes on Del Rio Road fronting the project.
Approved development on the northwest corner of El Camino Real/Del Rio Road will be completing
frontage improvements and modifying the traffic signal. The proposed project may need to reconstruct
the southeast corner adjacent to the site and replace the traffic signal equipment. If not completed by
adjacent development, we recommend that all pedestrian push buttons be upgraded and that yellow
and pedestrian clearance intervals are updated per the latest California Manual on Uniform Traffic
Control Devices (CAMUTCD).
On-site sidewalks should connect to sidewalks constructed as frontage improvements.
Central Coast Transportation Consulting May 2021
19 Del Rio Ranch
Transportation Impact Study Cumulative Conditions
5.0 Cumulative Conditions
Cumulative conditions (2035) represent build-out of the land uses in the region.
Cumulative traffic volume forecasts were obtained from the Del Rio Commercial Area Specific Plan
Amendment Traffic Analysis (W-Trans, August 2020) and the preceding Del Rio Road Area Specific Plan
Transportation Impact Analysis (W-Trans, March 2012). The forecasts assume development on the project
site per the Amended Specific Plan.
It was assumed northbound and southbound left turn pockets would be constructed at the intersection
of El Camino Real/Mission Oaks South (#4). No other roadway improvements were assumed in the
study area under Cumulative conditions.
Figures 6 and 7 show the Cumulative and Cumulative Plus Project traffic volumes, respectively.
Under Cumulative conditions a Peak Hour Factor (PHF) of 0.92 was used for the analysis. However,
if the existing PHF exceeded this value the higher PHF was used.
Del Rio Ranch
Figure 6: Cumulative Volumes
Legend:
- PM Peak Hour Traffic
Volumes
x - Study Intersection
- Project Site
1 2 3
4
1.2.3.
4.
Del Rio Ranch
Figure 7: Cumulative Plus Project Volumes
Legend:
- PM Peak Hour Traffic
Volumes
x - Study Intersection
- Project Site
1 2 3
4
1.2.3.
4.
Central Coast Transportation Consulting May 2021
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Transportation Impact Study Cumulative Conditions
5.1 CUMULATIVE INTERSECTION OPERATIONS
Table 7 presents the LOS and Table 8 presents the key queues for the study intersections under
Cumulative and Cumulative Plus Project conditions, with detailed calculation sheets included in
Appendix B and warrant analysis sheets in Appendix C.
Table 7: Cumulative and Cumulative Plus Project PM Peak Hour LOS
Table 8: Cumulative and Cumulative Plus Project PM Peak Hour Queues
The following LOS and queuing deficiencies are reported:
• Del Rio Road/US 101 Southbound Ramps (#1): The project would worsen the eastbound
through movement queue length blocking the upstream intersection of Ramona Road. The
offramp queue would remain below 400 feet and would not affect mainline operations.
Intersection Delay1 LOS Delay1 LOS
Cumulative
Cumulative Plus Project PM Peak Hour Intersection Auto Levels of Service
Cumulative+
Project
C
2. Del Rio Road/US 101 Northbound Ramps 9.0 A 9.7 A
1. Del Rio Road/US 101 Southbound Ramps 24.5 C 28.4
Unacceptable operations shown in bold text.
1. HCM 6th average control delay in seconds per vehicle (HCM 2000 used for Intersections 1 and 2). For side-
street-stop controlled intersections the worst approach's delay is reported in parentheses next to the overall
intersection delay.
3. Del Rio Road/El Camino Real 120.3 F 115.2 F
4. El Camino Real/Mission Oaks South 1.2 (20.9)- (C)2.5 (26.0)- (D)
Cumulative Cumulative+
Project
150 42 45
m Volume for 95th percentile queue is metered by upstream signal.
SBL
2. Del Rio Road/US 101
Northbound Ramps
EBT 260
52 65
325
1. Queue length that would not be exceeded 95 percent of the time.
# 95th percentile volume exceeds capacity, queue may be longer.
Bold indicates queue length longer than storage length.
4. El Camino Real/Mission Oaks
South
NBL 100 0 0
SBL 100 3 5
3. Del Rio Road/El Camino Real
NBL 265
Cumulative Plus Project PM Peak Hour Intersection Queues
Intersection Movement Storage
Length (ft)95th Percentile Queue (ft)1
WBT 260 81 84
1. Del Rio Road/US 101
Southbound Ramps
EBT 40 56 58
m252 m270
175NBR
300
Central Coast Transportation Consulting May 2021
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Transportation Impact Study Cumulative Conditions
• Del Rio Road/US 101 Northbound Ramps (#2): The addition of project traffic would cause
the eastbound through movement queue to exceed the storage length on the US 101 Overpass.
The offramp queue would remain below 100 feet and would not affect mainline operations.
• Del Rio Road/El Camino Real (#3): The intersection operates unacceptably at LOS F with
and without the addition of project traffic and the project would worsen the northbound left
turn queue length further exceeding the available storage in the median.
• El Camino Real/Mission Oaks South (#4): The addition of project traffic would cause the
eastbound approach to operate unacceptably at LOS D.
5.1.1 Recommended Improvements
The following improvements are recommended at the study intersections under Cumulative Plus
Project conditions:
• Del Rio Road/US 101 Southbound Ramps (#1): Consistent with recent studies in the area,
optimize signal timings to improve corridor operations. Also consistent, realign Ramona Road
approximately 200 feet to the west to provide greater separation from the US 101 ramps and
construct a westbound left turn pocket at Ramona Road to separate the left turn queue from
through traffic.
• Del Rio Road/US 101 Northbound Ramps (#2): Consistent with recent studies in the area,
construct a westbound right turn lane and optimize signal timings to improve corridor
operations. With optimized timing, the eastbound queue would not exceed the US 101
overpass storage. These improvements are included in MM TRANS-1D in the Specific Plan
EIR Addendum.
• Del Rio Road/El Camino Real (#3): Consistent with recent studies in the area, the following
set of improvements would bring intersection operations to LOS C with acceptable queuing.
These improvements are included in MM TRANS-1C in the Specific Plan EIR Addendum.
o Change the northbound left turn to protected-permissive phasing,
o Change the southbound left turn to permissive phasing,
o Shift the eastbound through movement to the right turn lane,
o Change the eastbound left turn to protected-permissive phasing,
o Construct a southbound right turn pocket with overlap phasing,
o Coordinate the signal with the US 101 ramp intersections, and
o Optimize signal timings.
• El Camino Real/Mission Oaks South (#4): Assuming the 85th percentile speed on El Camino
Real exceeds 40 MPH, the intersection would meet the peak hour signal warrant. The warrant
is not met otherwise. Installing a traffic signal would bring intersection operations to LOS B ,
is consistent with the adopted Del Rio Road Commercial Area Specific Plan, and would
provide a dedicated pedestrian crossing. Alternatively, the City’s Circulation Element specifies
LOS D operations are acceptable upon City Council approval.
All recommended intersection improvements have been previously identified in other studies. We
recommend the project make a fair share contribution towards these improvements by payment of a
special impact fee developed for this purpose, or that the project construct the improvements and
receive fee credits.
Central Coast Transportation Consulting May 2021
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Transportation Impact Study Cumulative Conditions
5.2 PROJECT PHASING ANALYSIS
The project would be constructed in multiple phases. The first phase would construct 40 temporary
RV sites. The second phase would remove these temporary RV sites, construct the permanent RV
sites, construct the open space lodging units, and construct the buildings along the El Camino Real
frontage. The third phase would construct the residential dwelling units along the eastern side of the
site. The fourth phase would construct the hotel units, conference center, parking garage, and
amphitheater.
We recommend that frontage improvements providing pedestrian access to the site be completed prior
to occupancy of Phase 1. Prior to occupancy of Phase 2 we recommend implementation of MM
TRANS-1C and MM_TRANS-1D as described in the Specific Plan EIR Addendum and completion
of frontage improvements consistent with the Del Rio Plan Line Study. If these improvements are
constructed by others the project shall be responsible for fair share contributions towards these
improvements in addition to the Citywide impact fees.
A signal warrant study should be conducted at the intersection of El Camino Real/Mission Oaks South
(#4) upon occupancy of Phase 2, and a signal should be installed if warranted. If not warranted the
evaluation should consider other measures to accommodate pedestrian crossings.
Central Coast Transportation Consulting May 2021
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Transportation Impact Study References
6.0 References
California Department of Transportation. July 2020. Highway Design Manual, 7th Edition.
_____. 2021, Revision 6. California Manual on Uniform Traffic Control Devices, 2014 Edition.
City of Atascadero. September 2010. Bicycle Transportation Plan.
______. March 2014. Standard Specifications and Drawings.
______. 2016. General Plan 2025, Update #3.
Institute of Transportation Engineers (ITE). 2017. Trip Generation Handbook, 3rd Edition.
_____. 2017. Trip Generation Manual, 10th Edition.
San Luis Obispo Council of Governments. 2014. Regional Transportation Plan/Sustainable
Communities Strategy.
Transportation Research Board. 2016. Highway Capacity Manual, 6th Edition.
W-Trans. 2008. Interchange Improvement Study for the City of Atascadero.
______. March 2012. Del Rio Road Area Specific Plan Transportation Impact Analysis.
______. March 2020. Del Rio Road/US 101 Interchange Traffic Sensitivity Analysis.
______. August 2020. Del Rio Commercial Area Specific Plan Amendment Traffic Analysis.