HomeMy WebLinkAboutPC Resolution 2022-00087 2022
PC RESOLUTION 2022-0008 C TY OF ATASCADER®
PLANNING
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ATASCADERO RECOMMENDING THAT THE CITY
COUNCIL APPROVE A CONDITIONAL USE PERMIT TO ESTABLISH A
MASTER PLAN OF DEVELOPMENT FOR A MIXED-USE PROJECT
AND A TENTATIVE PARCEL MAP (AT22-0011) TO ESTABLISH A 7
LOT COMMERCIAL DEVELOPMENT INCLUDING AN EIR
ADDENDUM LOCATED AT THE NORTH-EAST PROJECT SITE OF
THE DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
DEL RIO MARKETPLACE
MP. ANNEX, LLC
(AMND19-0063)
WHEREAS, an application has been received from MP Annex, LLC (284 Higuera St,
San Luis Obispo, CA 93401), Owner and Applicant, to consider Planning Application
AMND19-0063, for a Conditional Use Permit to establish a Master Plan of Development for a
mixed-use project and associated Tentative Parcel Map located at 1745, 1835, 1905, 1955 El
Camino Real, Atascadero, CA 93422 (APNs 049-102-051, 049-102-075, 049-102-031, 049-
102-056, and 049-102-045); and
WHEREAS, the site's General Plan Land Use Designation is General Commercial (GC);
and
WHEREAS, the site's Zoning District is Commercial Retail with a Specific Plan #2
Overlay Zone (CR/SP2); and
WHEREAS, the City Council adopted the Del Rio Road Commercial Area Specific Plan
and associated entitlements on July 10, 2012; and
WHEREAS, The Del Rio Road Commercial Area Specific Plan envisions a larger scale
development at this key commercial node in accordance with underlying zoning requirements and
standards adopted in the Specific Plan.
WHEREAS, mixed-use development with residential uses on the second and third floors
is a conditionally allowed use in the Commercial Retail (CR) zoning district; and
WHEREAS, in conjunction with the approval of the Del Rio Road Commercial Area
Specific Plan and associated entitlements, the City Council of the City of Atascadero, on June 26,
2012, certified the Del Rio Road Commercial Area Specific Plan Final Environmental Impact
Report (State Clearinghouse No. 2010051034) (herein referred to as the "DRCASP EIR"), adopted
a Statement of Overriding Considerations and adopted a Mitigation Monitoring Program in
compliance with the California Environmental Quality Act (herein referred to as "CEQA"); and
WHEREAS, a subsequent project amendment and EIR addendum was adopted by the City
Council on July 11, 2017 in conjunction with the approval of a Hotel at 1800 El Camino Real; and
WHEREAS, the City Council approved an addendum to the EIR in conjunctions with
amendments to the DRRCASP on September 22, 2020; and
WHEREAS, Central Coast Transportation Consulting prepared a report analyzing impacts
from the proposed development as compared to mitigation measures and timing listed in the
amended EIR and determined that impacts were equal to or less than impacts identified in the
amended EIR; and
WHEREAS, to assess potential environmental impacts associated with the proposed
detailed Master Plan of Development for the Del Rio Marketplace, City staff prepared an
addendum to the DRCASP EIR pursuant to CEQA (herein referied to as "Addendum"); and
WHEREAS, based on the Central Coast transportation Consultant Report and proposed
Master Plan of Development City staff prepared draft language amending Mitigation Measure to
address timing and phasing appropriate to mitigate impacts from the current project; and
WHEREAS, the Addendum concluded that the proposed amendments would not result in
any new or substantially more severe impacts than disclosed in the original Del Rio Road
Commercial Area Specific Plan, as amended; and
WHEREAS, Section 21000, et seq., of the Public Recourses Code and Section 15000, et
seq., of Title 14 of the California Code of Regulations (herein referred to as the "CEQA
Guidelines"), which govern the preparation, content, and processing of environmental impact
reports, have been fully implemented in the preparation of the Del Rio Road Commercial Area
Specific Plan and Addendum; and
WHEREAS, the minimum lot size in the CR zoning district is 0.5 acres; and
WHEREAS, the proposed subdivision includes parcels ranging from 0.7 acres to 3.8 acres;
and
WHEREAS, all shared parking and access easements are required to be recorded to ensure
that all parcels have legal access from the adjacent rights-of-way; and
WHEREAS, the project was reviewed by the Design Review Committee at their regularly
scheduled meeting on March 10, 2022; 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 the
California Environmental Quality Act (CEQA) have been adhered to; and
WHEREAS, a timely and properly noticed Public Hearing upon the subject conditional
use permit application was held by the Planning Commission of the City of Atascadero at which
hearing evidence, oral and documentary, was admitted on behalf of said use permit; and
NOW, THEREFORE BE IT RESOLVED by the Planning Commission of the City of
Atascadero:
SECTION 1. Recitals: The above recitals are true and correct.
SECTION 2. Public Hearings.
The Planning Commission held a duly noticed public hearing to consider the project on
June 7, 2022 and considered testimony and reports from staff, the applicants, and the
public.
SECTION 3. Findings. The Planning Commission makes the following findings,
determinations and approvals
1. Findings for Approval of a Conditional Use Permit
A. FINDING: The proposed project or use is consistent with the General Plan
FACT: The project is consistent with the Land Use, Open Space and Circulation (LOC)
Policies and Programs 1. 1.7 for infill development; 1.4.1 for screening exterior lights; 2.1.3
and 7.2.3 for providing street trees; and, 8.5.3 for providing on-site stormwater
management. In addition, the project is consistent with Circulation Element (CIR) Policies
and Programs 1.4 for requiring a tree lined street; 1.5.1 for requiring adequate off-street
parking; and 2.3.1 for providing adequate sidewalks as required for all new commercial
development in the City.
The General Plan also includes policies and programs aimed at enhancing the City's visual
character and promoting economic viability. LOC3 promotes the transformation of El
Camino Real into a distinctive and attractive commercial, office, and industrial park area
which can provide for the long-term economic viability of the community. In addition,
LOCI 3 provides policies and programs aimed at establishing a range of employment and
business opportunities to provide a sound economic base and ensure that new development
generates sufficient revenue to support public service needs and quality environmental,
social, and educational opportunities. LOC 14 also encourages land uses that provide jobs
and services for residents that fit within the city's character.
The project, as proposed, will provide additional service to surrounding residents and
provide increased property taxes once the site has been developed.
B. FINDING: The proposed projector use satisfies all applicable provisions of the Zoning
Ordinance
FACT: The proposed mixed-use development is consistent with the Atascadero Municipal
Code and the Del Rio Road Commercial Area Specific Plan. In the Commercial Retail
Zoning District residential uses on the second and third floors can be permitted though the
Conditional Use Permit process as identified in the Municipal Code. The proposed
structures and site plan are consistent with the applicable provisions of the Atascadero
Municipal Code as conditioned.
C. 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 development will be located within the Del Rio Road Commercial
Area Specific Plan where commercial uses are identified as desirable and encouraged. The
site design has been reviewed by all City departments for consistency with code
requirements. The project is proposed to have three access points, one off Del Rio Road
and two off El Camino Real. The project is conditioned to construct frontage improvements
along El Camino Real and Del Rio Rd that will ensure safe traffic patterns in and out of
the site. Intersection improvements are also conditioned that will mitigate traffic impacts.
D. FINDING: The proposed project or use will not be inconsistent with the character of
the immediate neighborhood or contrary to its orderly development
FACT: The project is planned in an area zoned for larger scale commercial development.
The project includes a mix of uses that will complement the surrounding area and provide
development in a key commercial node. The proposed project includes landscaping along
the exterior of the project to provide visual screening from adjacent residential properties.
Residential uses are proposed as part of the site development adjacent to existing residential
uses.
E. 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 has been reviewed by Central Coast Transportation
Consultants for compliance with the certified EOIR, as amended. The analysis concluded
that traffic volumes and patterns will be safe and within the capacity of adjacent roadways
with mitigation incorporated.
F. FINDING: The proposed project is in compliance with any pertinent City policy or
criteria adopted by ordinance or resolution of the City Council.
FACT: The Design Review Committee has reviewed the proposed project and found the
site plan and elevations to be consistent with the criteria in the City's Design Review
Manual. The City Council has identified this area for larger -scale commercial and office
development. This plan provides a mix of retail, office, light industrial, and residential
development, consistent with this policy.
2. Findings for Approval of a Tentative Parcel Map
A. FINDING: The proposed subdivision, together with the provisions for its design and
improvement, is consistent with the General Plan (Government Code § § 66474(a) and
(b)), and .
FACT: The site is zoned Commercial Retail and allows for commercial development.
All uses proposed are allowed by the underlying zoning district as modified by the Del
Rio Commercial Area Specific Plan. The subdivision proposed lots ranging from 0.7
to 3.8 acres. Shared access and parking easements are provided. As conditioned, the
proposed tentative map meets all standards of the General Plan.
B. FINDING: The site is physically suitable for the type of development (Government
Code§ 66474(c)), and
FACT: The property is zoned Commercial Retail and is suitable for a mixed-use
development. The site is relatively flat and has frontage on both El Camino Real and
Del Rio Road for access.
C. FINDING: The site is physically suitable for the proposed density of development
(Government Code § 66474(d)), and
FACT: The site is zoned Commercial Retail and does not have specific lot coverage
standards. The maximum residential density is 266 units however, only 82 units are
proposed.
D. FINDING: The design of the subdivision or the proposed improvements will not cause
substantial environmental damage or substantially and avoidably injure fish or wildlife
or their habitat. (Government Code § 66474(e)), and
FACT: The proposed project is on a site with no identified sensitive habitats or species.
No negative impacts to the environment will result from the project.
E. FINDING; The design of the subdivision or the type of improvements will not cause
serious health problems. (Government Code § 66474(f)), and
FACT: The project is designed in accordance with all local and State regulations. The
project proposes a mixed-use development at a key commercial node in the City and
will not create any impacts to public health.
F. FINDING; The design of the subdivision will not conflict with easements for access
through or use of property within the proposed subdivision. (Government Code §
66474(g)).
FACT: The proposed project includes conditions to provide shared access and parking
easements throughout the site for the benefit of all parcels. The project also includes
relocation of and existing easement to a neighboring parcel. The relocated easement
will be equivalent to the existing easement.
SECTION 4. CEOA. The current Master Plan of Development for the Del Rio Marketplace
proposes a mix of uses allowed within the existing Commercial Retail (CR) zoning designation
and as modified by the Specific Plan overlay zone. As traffic impacts and peak hour timing vary
from the previous EIR addendum, a new addendum was prepared to ensure that mitigation
measures are appropriately correlated to the impacts and to show that impacts remain the same or
are reduced as required by CEQA. The analysis has also shifted from Level of Service (LOS) to
Vehicle Miles Traveled (VMT) with the enaction of new State law. This addendum considers
newly enacted State requirements and reviews traffic impacts based on VMT, as currently required
under CEQA.
After reviewing the facts and analyzing the circumstances, City staff has determined that a new
EIR is not required because none of the circumstances described in CEQA Section 21166, as
implemented by CEQA Guidelines Section 15162, would occur. Staff has prepared an addendum
to discuss these issues and the basis for this determination.
SECTION 5. Recommendation for Approval. The Planning Commission of the City of
Atascadero, in a regular session assembled on June 7, 2022, resolved to recommend that the city
Council approve a Conditional Use Permit to establish a Master plan of Development and allow
for a mixed-use project (AMND19-0063) subject to the following:
1. EXHIBIT A: Conditions of Approval
2. EXHIBIT B: EIR Addendum and Amended Mitigation Monitoring Program
3. EXHIBIT C: Project Design Package
On motion by Vice Chairperson Keen and seconded by Commissioner Hughes, the foregoing
resolution is hereby adopted in its entirety by the following roll call vote:
AYES: Carranza, Hughes, Schmidt, Keen, van den Eikhof (5 )
NOES: None
ABSTAIN: None
ABSENT: Anderson, Heath
ADOPTED: June 7, 2022
CITY OF ATASCADERO, CA
Jeff ikhof
Planning Commission Chairperson
�Attest:
1/k`
Phil Dunsmore
Planning Commission Secretary
Attachment 1: Conditions of Approval
AM N D 19-0063
Conditions of Approval
AMND19-0063
Vesting Tentative Parcel Map AT22-0011
(Del Rio Marketplace)
APNs 049-102-051, 075, 031, 056, 045
Planning Department
Fhis approval includes the following entitlements:
a) Vesting Tentative Parcel Map (AT22-0011) is for the
creation of 7 legal lots of record described on the attached
exhibits and shall apply to APNs 049-102-051, 075, 031,
056, 045 regardless of owner.
b) Master Plan of Development / conditional Use Permit for a
mixed-use development (Del Rio Marketplace) that
includes a 32,400 square -foot grocery anchor tenant with
31,700 square -feet of ancillary retail/commercial uses,
18,600 square -feet of light -industrial space, and 31,500
square -feet of ground floor office space with options for
second and third floor office or residential uses (up to 92
based density units).
Timing
Responsibility
/Monitoring
PS: Planning Services
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fire Department
BP. Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
T0: Temporary occupancy
WW: Wastewater
FO: Final Occupancy
CA: City Attomey
Ongoing
2. The approval of these entitlements shall become final and Ongoing
effective for the purposes of issuing building permits the day
after the city Council hearing, unless an appeal is made in
accordance with the Atascadero Municipal Code.
PS
PS
3. The Community Development Director and/or City Engineer BP/FM PS, CE
shall have the authority to make modifications to the final map
that remain in substantial conformance with the approved
Tentative Map.
4. The Community Development Director and/or city Engineer BP / FM PS, CE
shall have the authority to make minor modifications to the
Master Plan of development that are necessary to address code
requirements or result in superior design.
5. Approval of these entitlements shall be valid for twenty-four (24) BP / FM PS
months after its effective date. At the end of the period, the
approval shall expire and become null and void unless the
project has received a final map (Tentative Map entitlement) or
building permit (Master Plan of Development), or a time
extension has been granted, consistent with the Atascadero
Municipal Code.
6. Vesting Tentative Subdivision Map was deemed complete on On-going PS, CE
May 23, 2022, for the purposes of vested development rights
and fees consistent with the Subdivision Map Act of the State of
California.
Conditions of Approval Timing
AM N 019-0063
Vesting Tentative Parcel Map AT22-0011
BL: Business License
(Del Rio Marketplace) GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
APNs 049-102-051, 075, 031, 056, 045 FO: Final Occupancy
7. A final parcel map drawn in substantial conformance with the FM
approved vesting tentative map, and in compliance with all
conditions set forth herein, shall be submitted for review and
approval in accordance with the Subdivision Map Act and the
City's Subdivision Ordinance
8. The applicant shall defend, indemnify, and hold harmless the Ongoing
City of Atascadero or its agents, officers, and employees
against any claim or action brought to challenge an approval by .
the City, or any of its entities, concerning the subdivision.
9. All subsequent Tentative Map and construction permits shall be
consistent with the Master Plan of Development approved for
the project.
10. The parcel map shall be subject to additional fees for park or
recreation purposes (QUIMBY Act) as required by City
Ordinance
11. All maintenance costs listed below shall be 100% funded by
the project in perpetuity, except for public facilities that are
planned for and currently maintained by the City of
Atascadero. The service and maintenance cost shall be
funded through an entity or mechanism established by the
developer, subject to City Staff approval. This entity or
mechanism must be in place prior to, or concurrently with
acceptance of any final map(s) or the issuance of any
building permits. The entity or mechanism shall be
approved by the City Attorney, City Engineer and
Administrative Services Director prior to acceptance of any
Final Map(s) or issuance of any building permits. The
administration of the above mentioned funds, and the
coordination and performance of maintenance activities,
shall be the responsibility of the entity or mechanism.
a) All parking and access areas.
b) All landscaping and lighting within the proposed project area.
c) Common area fencing and/or features.
d) Open areas on private property within the proposed project area
including detention facilities, bio-swales, and other low -impact -
development features.
e) Newly constructed drainage facilities on private property within
the proposed project area.
f) Landscaped frontages within the right-of-way of all public
streets within the defined specific plan boundary
g) On-site sewer and storm drains located outside of the right-of-
way.
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
PS/CE
BP/FM PS, CE
BP PS
Ongoing I PS, CE
Conditions of Approval
Timing
Responsibility
AMND19-0063
/Monitoring
Vesting Tentative Parcel Map AT22-0011
PS: Planning Services
BL: Business License
BS: Building Services
(Del Rio Marketplace)
GP: Grading Permd
FD: Fire Department
BP: Building Pemit
PD: Police Department
FI: Final Inspecfion
CE: City Engineer
APNs 049-102-051, 075, 031, 056, 045
TO: Temporary Occupancy
FO: Final Occupancy
WW: Wastewater
CA: City Atlomey
12. Shared parking and access easements shall be recorded over
FM
PS, CE
all parcels. Easements shall also be recorded for shared
drainage facilities. Parking shall not be designated for each use
except for short-term pick-up spaces and residential uses along
the perimeter of the project site as needed.
13. An easement shall be recorded on the face of the map, or
recorded by separate instrument prior to final map, to replace
the existing easement to 4890 Obispo Road (APN 049-102-
033). The resulting easement shall be approved by the
benefiting parcel owners and shall be equivalent to the existing
easement rights.
14. Agreements shall be required to be recorded against each
FM, BP
PS, CE
parcel notifying any residential tenant of the commercial nature
of the site to ensure that commercial activities are prioritized.
15. All trees on-site or planted as street frontage trees shall be
Ongoing
PS
maintained in a manner that allows the tree to grow to its full
natural height and natural canopy. No growth suppressants
shall be permitted that result in stunting or modifying the natural
growth pattern of the tree.
16. All Conditions and mitigation monitoring program for the Del Rio
Ongoing
PS
Road Commercial Area Specific Plan, as amended, are hereby
incorporated by reference.
17. The underground stormwater facilities shall be modified to be BP
PS, CE
located entirely under drive aisles and parking spaces so as not
to preclude tree plantings as shown on the preliminary
landscape plan. All revised drainage plans shall be subject to
the approval of the city Engineer or their designee.
18. Sound walls shall be a solid material and shall be designed to
BP PS
be compatible with the commercial center. Walls shall be earth
toned in color. Sound walls shall be included along the eastern
property line in accordance with the Specific Plan and as
modified per the recommendations of an acoustic analysis to be
completed with building permit submittal.
19. Wood fencing shall be high quality and shall include a top rail.
BP
PS
No dog-eared fencing will be permitted.
20. Evergreen landscaping shall be included along project edges
BP
PS
adjacent to residentially zoned parcels to the greatest extent
feasible. Landscape materials shall include trees and shrubs
that provide visual screening above the fence/wall line.
Conditions of Approval
Timing
Responsibility
AM N D 19-0063
/Monitoring
Vesting Tentative Parcel Map AT22-0011
PS: Planning Services
BL: Business License
BS: Building Services
(Del Rio Marketplace)
GP: Grading Permit
FD: Fire Department
BP: Building Permt
PD: Police Department
FI: Final Inspection
CE: City Engineer
APNs 049-102-051, 075, 031, 056, 045
TO: Temporary Occupancy
FO: Final Occupancy
WW: Wastewater
CA CityAWrney
21. Landscaping along EI Camino Real shall include London Plane
BP
PS
street trees at a spacing of 30 -feet on -center. Additional
landscaping shall include accent trees and native grasses
22. Del Rio landscaping shall incorporate street trees at a ratio of 1
BP
PS
tree per 30 -feet of frontage but may be grouped along the
eastern portion of the frontage to transition to a more rural
character.
23. Plaza spaces shall include decorative pavement such as
BP
PS
stamped and/or colored concrete, or similar.
24. Future buildings shall be approved by planning staff prior to
BP
PS
permit issuance and shall incorporate design elements
consistent with a contemporary agrarian design theme,
consistent with the Specific Plan and this Master Plan of
Development. Buildings shall compliment the grocery anchor
building in color and style.
25. All trash enclosures shall be constructed of dark color split face
BP
PS
block or similar and shall include high quality solid metal doors.
Enclosures shall be designed in accordance with Cal Green
requirements.
26. The center identification sign at the corner of EI Camino Real
BP
PS
and Del Rio Rd. shall be backlit or externally illuminated.
27. Second floor height of multi -story buildings shall be a minimum
BP
PS
of 16 -feet from finished floor elevation of the ground floor.
28. Stormwater basins collecting public right-of-way runoff may BP
PS
extend into the public right-of-way at EI Camino Real. Maintain
a minimum 2 -foot shoulder from the back of walk, subject to the
approval of the City Engineer.
Maximum water depth in surface stormwater basins shall be 2'.
Side slopes of basin shall be 5:1 maximum. Basins shall be
unfenced.
Surrounding grading at basins shall be at 5:1 maximum off of
the street, and at 3:1 maximum up to private improvements. Fill
from top of basin (water surface) to finish surface at private
improvements shall not exceed 5 feet at slopes 5:1 or steeper.
Small landscape walls (3' or less) may be incorporated into the
designs to add flexibility.
29. The multi -tenant sign shall be consistent with project exhoibits.
BP
PS
30. The height of the free-standing monument sign located at the
BP
PS
northern most driveway on EI Camino Real shall be a maximum
Conditions of Approval
AMND19-0063
Vesting Tentative Parcel Map AT22-0011
(Del Rio Marketplace)
APNs 049-102-051, 075, 031, 056, 045
of 8 -feet high and shall have a similar design to the taller
monument signs.
Public Works Project Conditions
City Engineer Project Conditions
Timing
BL Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary occupancy
FO: Final Occupancy
33. A blanket parking and access easement shall be recorded on all BP, GP, FM
parcels. Drainage easements shall be required to facilitate cross
property drainage and accommodate shared stormwater systems.
34. Dedications shall be made to accommodate full buildout to the City BP, GP, FM
Council adopted plan -line.
35. Street trees shall be provided along all project frontages. All street BP, GP
tree maintenance shall be the responsibility of the adjacent
property owner. Trees shall be maintained in a way that supports
to natural growth of the tree and allows the tree to reach its full
natural height and width.
GRADING, DRAINAGE AND STORMWATER
36. The final Stormwater Control Plan (SWCP) and supporting BP, GP
hydrology report shall be approved by the City Engineer prior to
issuance of any building permit, in accordance with the State
regulations (Regional Water Quality Control Board Res. No. R3-
2013-0032)
37 Prior to a final inspection the following City Stormwater
documents shall be completed and approved by the City
Engineer:
• ATAS - SWP-1001 Engineer Certification Form
• ATAS - SWP-1003 OwnerAgentlnfo
• ATAS - SWP-1007 Exhibit_B Instructions SCM FORM
• ATAS - SWP-1008 Stormwater System Plans and
Manuals
• ATAS - SWP-2002 Stormwater O&M Process and Form
Instructions
• ATAS - SWP-3001 Stormwater System O&M Agreement
• ATAS - SWP-3002 Private Stormwater System Recorded
Notice
BP
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
CE
CE
CE
CE
CE
Conditions of Approval
Timing
Responsibility
AMND19-0063
/Monitoring
Vesting Tentative Parcel Map AT22-0011
PS: Planning Services
BL, Business License
BS: Building Services
(Del Rio Marketplace)
GP: Grading Permit
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
APNS 049-102-051, 075, 031, 056, 045
TO: Temporary Occupancy
FO: Fined Occupancy
WW: Wastewater
CA C4 Attorney
Email publicworksRatascadero.org for copies of the above City
templates.
38. A Storm Water Pollution Prevention Plan (SWPPP) is required
BP
CE
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 Plans. The QSP shall coordinate with the City Inspector for
State mandated storm water inspections (required by the City)
and shall provide verification of QSP inspections, monitoring,
SWPPP modifications and actions throughout project.
39. An Erosion Control Plan (with notes and details) is required at
BP
CE
Building permit and must reference Best Management Practices
(BM Ps) as defined by CASQA and/or City of Atascadero
standards and specifications. Place a note on the plans stating
that erosion control measures shall remain in place and be
maintained throughout all ground disturbing operations until
vegetation has been re-established over approximately 70% of
the disturbed area. All finish graded areas shall be landscaped or
revegetated using a native seed mixture per erosion control
standards.
FLOOD CONTROL BASINS
40. All basins must be shown to completely drain within 72 hours, to
BP
CE
the satisfaction of the City Engineer.
Detention Basin. Any drainage basin which has a downstream
outlet designed to meter the outflow shall be classified as a
detention basin. Basin capacity shall be based on receiving
the runoff from a 50 -year storm with the watershed in its fully -
developed condition, and releasing the flow equivalent to the
runoff from a 2 -year storm with the project site in its pre -
development condition. The outlet shall release water in a non-
erosive manner.
Subsurface Infiltration Basins. Subsurface basins shall be
limited to locations where the depth to seasonally high
groundwater is greater than 10 -feet below the deepest portion
of the basin.
Drain Rock. Drain rock shall be clean, crushed
granite (or clean, angular rock of similar approved
hardness) with rock size ranging from 1 -1/2 -inch to
3/4 -inch. Rock gradation shall conform to the
Specification of ASTM C-33 #4.
Conditions of Approval Timing
Responsibility
AM N D19-0063
/Monitoring
Vesting Tentative Parcel Map AT22-0011
BL: Business License
PS: Planning Services
BS: Building Services
(Del Rio Marketplace) GP: Grading Permit
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
APNs 049-102-051, 075, 031, 056, 045 FO: Final Occupancy
WW: Wastewater
CA Cityntbmey
Operational Requirements.
i. Water quality of inflow (both sediment and
chemical loading) may require pretreatment or
separation
ii. Maintenance plan, including provisions for
vehicular access and confined -space entry safety
requirements, where applicable
iii. A safe overflow path shall be identified on
the plan and may require easements
Easement Requirements. All drainage basins accepting runoff
from roads, streets or other common ownership areas shall be
located in an easement offered for dedication to the public.
Reversionary clauses shall not be permitted. If a fence is
required it shall be located not more than 4 -inches inside the
drainage easement line, except where setbacks are required
as part of the land use permit or by the Land Use Ordinance.
Overflow Path Required. The design of all drainage basins
shall identify the designated route for overflow. The Project
Engineer shall design the overflow path so that the flow in a
100- year storm is non-erosive and will not damage
downstream improvements, including other basins. Easements
may be required for concentrated flows across multiple
properties.
UTILITIES
41. New and replacement utility distribution systems and services
BP
CE
shall be constructed underground, to the satisfaction of the City
Engineer
42. Each building shall be served with separate services for water,
BP
CE
sewer, gas, power, telephone and cable TV. Utility laterals
shall be located and constructed to each building in accordance
with City Engineering Standards and Standard Specifications
and other applicable codes
43. The Applicant shall extend the water distribution system to the BP
CE
satisfaction of the Atascadero Mutual Water Company (AMWC)
and City Engineer
44. The water system shall include easements outside of the road
BP
CE
rights-of-way for water system facilities as required by the
AMWC and to the satisfaction of the City Engineer
Conditions of Approval
Timing
Responsibility
AMND19-0063
/Monitoring
Vesting Tentative Parcel Map AT22-0011
PS: Planning Se vicesBL:
Business License
BS: Building Serices
(Del Rio Marketplace)
GP: Grading Permit
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
APNs 049-102-051, 075, 031, 056, 045
TO: Temporary occupancy
FO: Final Occupancy
WW: Wastewater
CA City Attorney
45. Each lot shall be served with a separate water lateral and meter
BP
CE
in accordance with the AMWC requirements
CE
46. A separate water meter(s) shall be installed for irrigation
BP
47. Above ground facilities required for the water distribution BP/FM CE
system, such as backflow prevention device assemblies,
pressure reducing units, and pressure booster stations, shall be
located outside the public right-of-way and, when required,
placed in easements and shall include visual screening to the
satisfaction of AMWC and City Engineer
WASTEWATER
48. The wastewater collection system shall be designed and BP CE
constructed in accordance with City Engineering Standards and
Specifications to the satisfaction of the City Engineer.
a. Gravity sanitary sewer (SS) mains shall terminate in
manholes. The development's private sanitary
sewer main shall tie in to City sewer on EI Camino
Real in a manhole.
b. Sewer Manholes shall be placed at changes in
slope and every 400'.
c. Gravity SS mains shall be a minimum of eight (8)
inches in diameter
49. The on-site sewer laterals shall be privately owned and BP CE
maintained by individual building owners
50. Prior to issuance of first building permit, a Sewer Capacity BP CE
Analysis is required to confirm the development does not exceed
previously anticipated capacity with early iterations of the Master
Plan of Development and Del Rio Commercial Area Specific Plan
to include a list of all uses proposed on site per building
51. Sewer capacity charges/fees will be applied to building permit at I BP CE
issuance. The applicant shall pay sewer fees in effect at the time
the Vesting Parcel Map was deemed complete. If any unique
uses are proposed, specific wastewater information may be
required to be submitted, subject to the request and approval of
the City Engineer
Conditions of Approval
AMND19-0063
Vesting Tentative Parcel Map AT22-0011
(Del Rio Marketplace)
APNs 049-102-051, 075, 031, 056, 045
TRAFFIC
52. Provide Fair share payment for Ramona Rd Realignment and the
right turn lane at US 101 northbound as any associated
improvements and signal timing modifications as listed in the
mitigation measure
FRONTAGEIMPROVEMENTS
53. The project shall construct public improvements along EI Camino
Real and Del Rio Road in general conformance 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, except as
specifically modified by this or subsequent entitlement, to the
satisfaction of the City Engineer.
54. The public improvements, including the Del Rio/ EI Camino Real
(ECR) intersection, as required by the Traffic Impact Study for the
project, must be completed by the developer (City has issued final
approval) prior to final occupancy of the first building. The
developer's design team shall work with the City Engineering staff
for 30%, 60%, 90% and Final design reviews.
a. At Del Rio and EI Camino Real Intersection, the
project shall provide:
i. Improvements on project corner
(northeast) including but not limited to
ramps, traffic signal modifications and/or
replacement, and striping.
ii. On southeast corner, improvements are
required to bring the lane alignments and
configurations at the intersection to a width
sufficient to serve the project (as indicated
in the Traffic Impact Study) and
accommodate California Legal Design
Vehicle Semi Truck turning movements.
Pavement widening and improvements on
southeast corner to include, at a minimum,
pavement widening and 5:1 transition to
existing pavement, a temporary AC dike
and ramp at the ultimate build out curb line
location, traffic signal modifications and/or
Timing
Responsibility
/Monitoring
PS: Planning Services
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
FO: Final Occupancy
CA: City Attorney
BP I CE
BP I CE
BP CE
Conditions of Approval
AM N D 19-0063
Vesting Tentative Parcel Map AT22-0011
(Del Rio Marketplace)
APNs 049-102-051, 075, 031, 056, 045
replacement, and any drainage
improvements.
b. For Del Rio road frontage, the project shall provide:
i. Curb, gutter and attached 8 -foot sidewalk
up to the first driveway east of EI Camino
Real and a 6 -foot sidewalk beyond that
driveway,
ii. A bike lane, one westbound travel lane
and one dedicated left turn lane into the
development,
iii. Improvement past the centerline will be
required to accommodate a temporary
shared/combined eastbound travel lane
and bike lane with minimum 3.5' shoulder,
however full development of the opposite
side (south side) of Del Rio will be the
responsibility of the adjacent property
owners upon development.
iv. At the eastern end of the property
frontage, transition new pavement to
existing pavement at 5:1 taper. The
sidewalk shall transition to shoulder with
use of HMA Sidewalk Terminus Ramp
County of San Luis Obispo Detail C-7
c. On EI Camino Real, the project shall provide:
i. Curb, gutter and 8 -foot sidewalk up to
the northern most driveway and a 6 -
foot sidewalk beyond the driveway.
ii. Improvements to the centerline of the
roadway, including one through lane
and a dedicated right turn pocket into
the project. Provision must be made
for a left turn lane into the driveway of
1920 EI Camino Real. Transitions into
the turn lanes must consider the 40
MPH speed limit for EI Camino Real.
A median is required to limit left turns
from the project's most southern
driveway onto EI Camino Real. The
northern driveway must align with the
southern driveway of Home 2 Suites
hotel across the street to prevent
Timing
Responsibility
/Monitoring
PS: Planning Services
BL: Business License
BS: Building Services
GP: Grading Permit
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
TO: Temporary Occupancy
WW: Wastewater
F0: Final Occupancy
CA: City Attorney
Conditions of Approval
Timing
Responsibility
AM N 019-0063
/Monitoring
Vesting Tentative Parcel Map AT22-0011
PS: Planning Services
BL: Business License
BS: Building Services
(Del Rio Marketplace)
GP: Grading Permit
FD: Fire Department
OF: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
APNs 049-102-051, 075, 031, 056, 045
TO: Temporary Occupancy
FO: Final Occupancy
WW: Wastewater
CA: City Attorney
conflicts that would require limiting left
turn movements.
iii. At the northern end of the property
frontage, extend improvements to
meet existing curb, gutter and
sidewalk along the frontage of the
Colony Homes development, Tract
2489. Provide a new driveway apron
per City standard 423 (with 4'
accessible sidewalk) for the access
easement and driveway adjacent to
the northern property line
55. A separate encroachment permit is required for any work within a BP CE
public Right -of -Way or easement.
56. Prior to Encroachment permit issuance, the Developer shall BP CE
execute an "Engineer of Work Agreement" form and provide to
the City designating who will be providing engineering support for
the design and construction of the improvements for the project.
a. In coordination with the developer, the Engineer of
Work (EOW)-designated Inspector, a third party not
affiliated with the developer's contractor performing
the work, would be required during the inspection
process of the site and frontage improvements. The
City and EOW inspectors to work together in
collection and record keeping necessary for the
inspection and approval of the improvements. The
EOW inspector would be onsite frequently, or when
work requiring inspection occurs, and the City
Inspector would be checking in periodically based
on the agreed upon schedule with City Staff (i.e.
every two weeks)
57. Public improvement plans (PIPs) shall be prepared by a licensed BP CE
civil engineer. PIPs shall be prepared on 24"x36" 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" on file in the City Engineer's office.
58. Road slope easements shall be dedicated where the road prism BP/FM CE
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.
Conditions of Approval
Timing
Responsibility
AM N D19-0063
/Monitoring
Vesting Tentative Parcel Map AT22-0011
BL: Business License
PS: Planning Services
BS: Building Services
(Del Rio Marketplace)
GP: Grading Pemtit
FD: Fire Depar6nent
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
APNs 049-102-051, 075, 031, 056, 045
TO: Temporary Occupancy
FO:FinalOccupancy
WW: Wastewater
CA: Co Attorney
ROAD IMPROVEMENT REQUIREMENTS
59. The horizontal and vertical design of roads shall be in compliance
BP
CE
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.
60. The design of structural pavement sections for on-site roads shall
BP
CE
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
61 New roads with pavement placed prior to the construction of BP
CE
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"
d. Street centerline monuments shall be provided at
intersections and at the beginning and end of
curves along the street centerline
CE
62. Pavement and base sections shall be designed and constructed BP
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
FINAL MAP
Conditions of Approval
Timing
Responsibility
AM N D 19-0063
/Monitoring
Vesting Tentative Parcel Map AT22-0011
PS: Planning Services
BL: Business License
BS: Building Services
(Del Rio Marketplace)
GP: Grading Permit
FD: Fire Department
BP: Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
APNs 049-102-051, 075, 031, 056, 045
TO: Temporary Occupancy
FO: Final Occupancy
WW: Wastewater
CA City Attorney
63. Prior to recording the Final Map, the Applicant shall have the map
FM
CE
reviewed by the public utility providers for power, telephone, gas,
cable TV, and the Atascadero Mutual Water Company. The
Applicant shall obtain a letter from each utility company stating
that the easements and rights-of-way shown on the map for
public utility purposes are acceptable
64. Documents that the City of Atascadero requires to be recorded
FM
CE
concurrently with the Final Map (e.g.: off-site rights-of-way
dedications, easements not shown on the map, agreements, etc.)
shall be listed on the certificate sheet of the map
65. The City of Atascadero may require an additional map sheet for
FM
CE
information purposes in accordance with the Subdivision Map Act
66. A 6 -feet wide Public Utility Easement (PUE) shall be dedicated
FM
CE
contiguous to the new road rights-of-way for the property
frontages along EI Camino Real and Del Rio Road.
STANDARD CONDITIONS
67. All public improvements shall be constructed in conformance with the
BP, GP
CE
City of Atascadero Engineering Department Standard Specifications
and Drawings.
68. In the event that the applicant is allowed to bond for the public
FM
CE
improvements required as a condition of this map, the applicant shall
enter into a Subdivision Improvement Agreement with the City.
69. An engineer's estimate of probable cost shall be submitted for review
FM
CE
and approval by the City Engineer to determine the amount of the
bond.
70. The Subdivision Improvement Agreement (SIA) shall record
FM
CE
concurrently with the Final Map. If it is the intent of the developer to
pursue a reimbursement agreement with the City for the installation
of oft -site sewer facilities, reference to said agreement and terms
shall be included in the SIA.
71. The applicant shall be responsible for the relocation and/or alteration
BP, GP
CE
of existing utilities.
Conditions of Approval Timing Responsibility
AM N D 19-0063 /Monitoring
Vesting Tentative Parcel Map AT22-0011 PS: Planning Services
BL: Business License BS: Building Services
(Del Rio Marketplace) GP: Grading Permit FD: Fire Department
BP: Building Permit PD: Police Department
FI: Final Inspection CE: City Engineer
TO. Temporary Occupancy WW: Wastewater
APNs 049-102-051, 075, 031, 056, 045 FO: Final Occupancy CA: CityAttomey
72. The applicant shall install all new utilities (water, gas, electric, cable BP, GP CE
TV and telephone) underground. Utilities shall be extended to the
property line frontage of each lot or its public utility easement.
73. The applicant shall monument all property corners for construction FM CE
control and shall promptly replace them if disturbed.
74. The applicant shall acquire title interest in any off-site land that may FM CE
be required to allow for the construction of the improvements. The
applicant shall bear all costs associated with the necessary
acquisitions. The applicant shall also gain concurrence from all
adjacent property owners whose ingress and egress is affected by
these improvements.
75. Slope easements shall be provided as needed to accommodate cut
FM
CE
or fill slopes.
76. Drainage easements shall be provided as needed to accommodate
FM
CE
both public and private drainage facilities.
77. The final map shall be signed by the City Engineer prior to the map
FM
CE
being placed on the agenda for City Council acceptance.
78. Prior to recording the parcel map, the applicant shall submit a map
FM
CE
drawn in substantial conformance with the approved tentative map
and in compliance with all conditions set forth herein. The map shall
be submitted for review and approval by the City in accordance with
the Subdivision Map Act and the City's Subdivision Ordinance.
79. Prior to recording the parcel map, the applicant shall either bond for FM
CE
or set monuments at all new property corners. A registered civil
engineer licensed to perform land surveying or licensed land
surveyor shall indicate by certificate on the parcel map, that corners
have been set or shall be set by a date specific and that they will be
sufficient to enable the survey to be retraced.
80. Prior to recording the tract map, the applicant shall pay all outstanding
FM
CE
plan check/inspection fees.
81. Prior to recording the map, the applicant shall bond for or complete
FM
CE
all improvements required by these conditions of approval
Conditions of Approval
Timing
Responsibility
AMND19-0063
/Monitoring
Vesting Tentative Parcel Map AT22-0011
PS: Planning Services
BL: Business License
BS: Building Services
(Del Rio Marketplace)
GP: Grading Permit
FD: Fire Department
BP. Building Permit
PD: Police Department
FI: Final Inspection
CE: City Engineer
APNs 049-102-051, 075, 031, 056, 045
TO: Temporary Occupancy
FO: Final Occupancy
WW: Wastewater
CA: CityAttomey
82. Prior to recording the parcel map, the applicant shall have the map
FM
CE
reviewed by all applicable public and private utility companies (cable,
telephone, gas, electric, Atascadero Mutual Water Company). The
applicant shall obtain a letter from each utility company indicating their
review of the map. The letter shall identify any new easements that
may be required by the utility company. A copy of the letter shall be
submitted to the City. New easements shall be shown on the map.
83. Prior to the final inspection of any public improvements, the applicant
FM
CE
shall submit a written statement from a registered civil engineer that
all work has been completed and is in full compliance with the
approved plans.
84. Prior to the final inspection, the applicant shall submit a written
BP, GP
CE
certification from a registered civil engineer or land surveyor that all
survey monuments have been set as shown on the final map.
85. An encroachment permit shall be obtained prior to any work within
BP, GP
CE
City rights of way.
86. Prior to the issuance of building permits the applicant shall submit a
BP, GP
CE
grading and drainage plan prepared by a registered civil engineer for
review and approval by the City Engineer.
FIRE DEPARTMENT PROJECT CONDITIONS
87. Internal project and driveways shall meet the City of Atascadero F-7 BP
FD
standard.
88. Fire hydrants shall be located within 100 -feet of the fire department
BP
FD
connection for each building.
89. A 26 -foot wide fire lane shall be provided no closer than 15 -feet and BP
FD
no farther than 30 -feet from any building exceeding 30 -feet in height,
subject to the approval of the Fire Marshal. This may be
accommodated within the parking lot drive aisles.
90. An Atascadero Construction Site Safety Plan is required to be BP
FD
submitted and approved prior issuance of building permits.
Attachment 2: EIR Addendum and Amended Mitigation Monitoring Program
AM N D19-0063
See Following
i ~
y
uui i=icza
EXHIBIT A
-� ADDENDUM TO FINAL ENVIRONMENTAL IMPACT REPORT —
Del Rio Road Commercial Area Specific Plan
(Certified by the Atascadero City Council on June 26, 2012
and amended by the Council on September 22, 2020)
1.1 INTRODUCTION
The California Environmental Quality Act (CEQA) requires public agencies to analyze and
consider the environmental consequences of decisions to approve development projects
that they exercise discretion over. CEQA achieves this objective by requiring agencies to
prepare Environmental Impact Reports (EIR's) for projects with the potential to cause
significant impacts on the physical environment. EIR's are public documents that analyze
environmental effects related to the planning, construction, and operation of a project,
and indicate ways to reduce or avoid possible environmental damage. An EIR also
discloses growth -inducing impacts, effects found not to be significant, significant
cumulative impacts, and significant impacts that cannot be avoided, if any. The purpose
of an EIR is to inform. EIR's are not policy documents that recommend project approval
or denial.
As a lead agency, the City of Atascadero prepared an Environmental Impact Report (EIR)
for the Del Rio Road Commercial Area Specific Plan in compliance with the California
Environmental Quality Act (CEQA) (Public Resources Code, section 21000 et seq.) and
the State CEQA Guidelines (California Code of Regulations, Section 15000 et seq., as
amended). The City Council certified the Final Environmental Impact Report (Final EIR)
for the Del Rio Road Commercial Area Specific Plan at a public hearing on June 26, 2012.
As noted in the Final EIR, the analysis in the Final EIR was at a "project" level of detail,
which anticipated the potential impacts of future approvals to implement the project.
Public Resources Code Section 21166 limits the ability of an agency to require an
additional EIR, once one has been certified for a project. Section 21166 provides as
follows:
.$21166. Subseguent or Supplemental Impact Report; Conditions.
When an environmental impact report has been prepared for a project pursuant to this division, no
subsequent or supplemental environmental impact report shall be required by the lead agency or by any
responsible agency, unless one or more of the following events occurs:
(a). Substantial changes are proposed in the project which will require major revisions of the
environmental impact report.
(b). Substantial changes occur with respect to the circumstances under which the project is being
undertaken which will require major revisions in the environmental impact report.
(c). New information, which was not known and could not have been known at the time the
environmental impact report was certified as complete, becomes available.
The CEQA Guidelines further refine the circumstances under which a supplemental or
subsequent EIR may be required. Guidelines Section 15162 provides as follows:
15162. Subsequent EIRs and Nezative Declarations.
(a) When an EIR has been certified or negative declaration adopted for a project, no subsequent EIR
shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in
the light of the whole record, one or more of the following:
(1). Substantial changes are proposed in the project which will require major revisions of the
previous EIR or negative declaration due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified significant effects;
(2). Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions of the previous EIR or negative declaration due to
the involvement of new significant environmental effects or a substantial increase in the severity
of previously identified significant effects; or
(3). New information of substantial importance, which was not known and could not have been
known with the exercise of reasonable diligence at the time the previous EIR was certified as
complete or the negative declaration was adopted, shows any of the following:
(A). The project will have one or more significant effects not discussed in the previous
EIR or negative declaration;
(B). Significant effects previously examined will be substantially more severe than shown
in the previous EIR;
(Q. Mitigation measures or alternatives previously found not to be feasible would in fact
be feasible and would substantially reduce one or more significant effects of the project,
but the project proponents decline to adopt the mitigation measure or alternative; or
(D). Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant effects on
the environment, but the project proponents decline to adopt the mitigation measure or
alternative.
In 2017, the City amended the Del Rio Specific Plan to accommodate the Hilton Hotel on
the western portion of the "Annex" site of the Del Rio Specific Plan to allow for a hotel
instead of retail development. That amendment recognized a reduction in vehicle trips
and associated environmental impacts. A four-story, 120 -room hotel, north of Del Rio
Road, between Hwy 101 and EI Camino Real has been recently completed as a result of
that amendment.
In 2017, Walmart notified the City that they would no longer be pursuing the development
of their Del Rio store in Atascadero. In 2019, development plans were officially withdrawn
and the site is being marketed for sale. On July 12th, 2020, the tentative parcel map and
associated Master Plan of Development for the project expired. In 2020 amendments to
the Specific Plan were adopted modifying the list of allowed uses on the site, including
the removal of high traffic generating uses, and mitigation measures were modified to
recognize the reduction in trips and traffic impacts through an addendum to the EIR.
The City is currently processing a Master Plan of Development for the North-East project
site within the Del Rio Specific Plan. The master plan proposes a mix of uses allowed
within the existing Commercial Retail (CR) zoning designation and as modified by the
Specific Plan overlay zone. As traffic impacts and peak hour timing vary from the previous
EIR addendum, a new addendum is being prepared to ensure that mitigation measures
are appropriately correlated to the impacts and to show that impacts remain the same or
are reduced as required by CEQA. The analysis has also shifted from Level of Service
(LOS) to Vehicle Miles Traveled (VMT) with the enaction of new State law. This
addendum considers newly enacted State requirements and reviews traffic impacts
based on VMT, as currently required under CEQA.
Before acting on the proposed amendments, the Planning Commission and the City
Council must apply the standards outlined above to determine whether a subsequent or
supplement EIR is required.
After reviewing the facts and analyzing the circumstances, City staff has determined that
a new EIR is not required because none of the circumstances described in CEQA Section
21166, as implemented by CEQA Guidelines Section 15162, would occur. Staff has
prepared an addendum to discuss these issues and the basis for this determination.
2.0 Del Rio Road / US 101 Interchange / Del Rio Road & EI Camino Real
The certified Final EIR for the Del Rio Road Commercial Area Specific Plan included a
traffic analysis originally completed in 2010 for the Specific Plan. In 2019 and 2020,
following Walmart's cancelation of the Atascadero store and submittal of the Annex site
Master Plan of Development amendment, staff consulted with W -trans to complete a
traffic sensitivity analysis of the Del Rio Road Interchange corridor to assess the intensity
of development that can be accommodated in the vicinity of the Del Rio Road interchange
while maintaining acceptable operations and identify final buildout configurations. New
future growth assumptions were factored in as well as updated regional modeling to ensure
the most accurate impact analysis.
The July 2020 Analysis considered the following:
1. In addition to a higher -altitude evaluation of the traffic generated by predictive land
use development scenarios completed in 2019, the 2020 analysis incorporated
regional growth and 20 -year forecast scenarios in order to allow Caltrans to
determine long-range impacts to their facilities and ensure informed future
planning efforts.
2. The analyses investigated the traffic signal configurations, roadway geometrics, and
right-of-way impacts including delay time and queue length. The 2020 analysis
concluded that the mitigation measures proposed (detailed below) are feasible and
appropriate to the impacts.
3. Caltrans owns and operates the two traffic signals at the ramp intersections of Del
Rio and US 101. Caltrans priority will be mainline traffic operations on US 101 and
ensuring exiting traffic does not queue onto the mainline traffic lanes from off ramps.
The analyses studied the timing of the traffic signals and ramp queuing in
preparation for coordinating with Caltrans on implementing the proposed mitigation
measures.
The most recent analysis and addendum modified mitigation measures in response to
changing land use patterns and more current development proposals. Table 1 below
shows the current mitigation measures and recommended timing changes based on the
Marketplace Development plan:
Table 1: Amended Specific: Pian
41: This mitiptitm mcasum indudt:s the additit}n of a westbound right -tum lane ter
Existing Plus .fapprrival Plus
the uttersanion of Del Rini Rd/tIS 101 NH Ramps, such that there wtiuld be two
hroiert v+}It MCN, enwrate _
rxc.�,rhound la..res tan DO Rio 141 Wim. 1:1 C:arnkto Real to US (tai XB Rarnpv.'rhis
ar-'CCPL-Lh1v Widutuf the
would toqlirr widi:riing Del Rita Rd, the construeurm or a Trrainigg wall tier the mtrh
additional wusibound right -umSidC,
and ;Fec instruction of the curb serum. By splitting viis.thf and t7:imr. inti?
lane as Del Rsta Rd/t'b miMV01
dmmgh and Tight -nun lane-,.. the queue length could be rxluct-d In paniding drivers
NtYitlllMYLihil Ramps (#.5).
tww% tiY stack- in rather than tarie tear hath mavements combined.. �d'datromiltl;,
Remmmend .project pay their
iphkbn�. thnYttF„rh and rt}�ltt-tt}enrtsg Gallie wouldalalia• tum3rt}; drives wIn'Etd!is
lair share inward !ztture
tn
thr}gh drivem who are waiting for a keen Eight, redut:ing dela- arra impm% of
tYperatit±ns at DO Wit) Rd/t'4 101 \13 Ramps.imprxnsnitnts,
#�- This trrnt,�,3tion namsure would involve stytaal rmtrdthcatitims ro the m(fic signal
at lack Ra} Rd/ F1 Camino Real to ,nom t:tf cientli- orchmmate tiu: movement of
Ctanierctltlg, tratt5c This meiditicadon inlx}1 vs the rcplaccmenr vt the narthlaound left.-
t}tttt -perrrussrt'G phasing 9s
mm protected phasing (t±Wn amrw) ugtb pnatxetcd-permessasx �phasn (green arnria
recommended
6mriart tole% the
ntYrthht}und and si)t}th13rYut}d
rhat glens to green ball or 11:v4hmg tclltyw arr v). and the .uxithimund left rum
approaches. ice #4. tastlx±aril-
pr►reth d plias}ng with permissive phasing O;reLn hall tot tlash}rig ytilbw arrow). The
and 1V L`t'stbSMthd span tYt:a'Slng
eastixxund and wcsib ound -±hairs, which cunrnd+ activate at the same time, would
not acermmertded as inrrtirn
he split tel Faperare se.tutgntrall `, tYF orit tltrciction aril thele the lather. These charges
based sed tan ti[rscrcptat±Ic
ta't7lrld require rntAitication To the cylsting signal inf':ra vucturG M u1CAVj? )w. np L-tGd
vivraiiim with pnsieci traffic
sq;" heads- In 'addititin. -hell mit givim includes adjui ti chi- to the signal phasing to
enters of recalls. phase lengths, and dtt o ctall Crani length.
#.+ 'This maigautin measure would combine Mitigation 1. and 2.
Nor Mcommended, sce #Z
$94; Tits apron includes any nuidifreations that may- be required to achieve
Cumulative Plus Pa jest
accq- table: operations arid% the addition of traffic that uxmid be generated by the
operates acceptably.2t the Del
Arr}rnd+:d'Speedic Plan scenario. In additnn tea Mitigidon 1 and Nb ipiion 2 above,
Rist ltd/lF1 Camino Real (#4)
div intersection t}f Del %iii? Rd/1-1 Camino Real wnuld heed to he further madiiled ui
intersection v6thnut sig al.
reconfigure the emtl% nd apprriach fatm3 thriYi gF/lege-turn and vight--fleet lanti, to
t: xxx6mation or rrstaping of the
left -turn lane and dimugh/tight-tum tants, essentially mming tht through mtamment
taartinhtnrnd approach.
fri7tF, the left Um u) the nghr lane This may require "iaiciening the ca tt%irmid
il<ca)muwnd Marketplace
i'f"rtim (on the east leg of the }nttrsectiun) k) aSttxtd t.9 cessrYC latctul sh9fling of
prima construct thefull oving
through traffic. With a dedicated castiviund left -taint lane, the rasthountl-west hound
impr(wernents prior to
split phasing a7uld be replaced with concurrent timing, as well as protected-
tY[Clt^f7aE}Cj _
Permissive phasing star the casibound 6A-atarl mmvmcnt. X ate protected left -turn
- Restripe eastbtourai 2pprt}a6
pleasing in the eastbound threctinn acid a prnliibinurt at =sthouand U-turns, it would
to a left, through, and right rum
be possible w inclutle a itautl3 Turd right -tum ovetlap. which a,; 2 gve n arrum that
lane.
enabtrs sourtelai and right LmI ing drivers to CtYltwinc nithtaUt sto;—Ting cimcumnth-
- insmU westl hound itft torn
with the caul m i left -runt mtaN=cnt. Additionally, the signal at Del Rite Rd/.t1
litre.
{.ander%} Real Tn'e3t}id need to be Cceo rdinated with the signals at W Rita ltd/U.S till
-'ettYdifr all appFtaachcs tet
N- B Ramps and DO Riitj Rd/L'S t0l. Mil Ramps. This would require extending the
pnarcrrcd-peri nistid-t: phasing
interctmnerr hart%are between the ramp signals eta Del Riri Rd/t!J famiirin Full, and
c—pt westbound.
peamrially upgrading the signal hardu*arr at 13ei RvY Rd/t7 CA mini, Real to be
Install southhound right turn
rttmzoatible with irtirrrrYrattcrt teEttptllydl,'r if it ir. talar already. (Note;—xisang
trYt'Ilap,
in'wM anxica Conduit and cable.)
- t ndarr sivn3l timin [.
Vehicle Miles Traveled Analvsis
While the City of Atascadero has not yet adopted VMT standards the State Office of
Planning and Research (OPR) has published recommended thresholds which are applied
below. OPR's Technical Advisory on Evaluating Transportation Impacts in CEQA
provides guidance for evaluating VMT for various project types.
Mixed-use projects can evaluate the individual components separately or focus the
analysis on the dominant use. As shown in Table 4, the non-residential components of
the project generate over 90 percent of the project's daily trips and are therefore the
dominant use. OPR also notes that local- serving retail can be presumed to have a less -
than -significant impact because these uses don't typically generate new demand, but
instead shift travel patterns as customers shift to more convenient shopping locations.
The proposed retail uses on the site are anchored by a 32,400 sq.ft. grocery store which
is expected to be local serving.
OPR's suggested threshold for office uses is 15 percent below the regional average of
work VMT. Work VMT captures trips from home to work. The SLOCOG Travel Demand
Model was applied to estimate the work VMT.
The project's VMT was estimated using the SLOCOG Travel Demand Model The
regional VMT is summarized in Table 2.
Table 2: VMT An ilvsis
Total
Dcmographics
VMT -!y Trip Pucp
Regional
Residential office
Smnario ''VMT
es Population
Empl�
VMI VMT
2()211 K,n Project 8,89,134
y 12
1 ,L,6 246,
4,4FAt,33.1 t_59i,434
211211 AIth Proicct 8,899,1. V i2
11-11474 246,942
4,4778,439 1.3N, 30
ChAV iNe Prn tet 66,9
198 NO
•1,894 -504
1. Rcudcntial '4 NIT is produced by bnuscWds (sum of home -lea ed productims); o f cc
VNIT is attmctcd to ofFsccs (sum of htsmc-based-wnri: armactinns),
Snurcr-SLOCOGTDNI, CCIIC, 2022
The project is expected to increase overall regional VMT slightly and reduce residential
and office VMT. This reduction in office VMT and residential VMT indicates a less -than -
significant impact to VMT. The retail component of the project is considered local -serving
and is presumed to have a less than -significant VMT impact.
The provision of commercial uses in a predominantly residential area improves the jobs -
housing balance which shortens commute trips lengths. The mix of uses on the project
site provides destinations serving project residents as well as other residents nearby. This
is consistent with SB 743 and regional planning goals to encourage mixed-use infill
developments.
Summary
The certified Final EIR, with the inclusion of mitigation measures in the certified Final EIR,
modified with input from Caltrans, concluded that, in order to mitigate impacts created by
the completion of the Del Rio Road Commercial Area Specific Plan, a new 5 -legged
roundabout would be needed at the US 101 / Del Rio Road interchange. With the revised
land -use development scenarios including updated future regional impacts and future
anticipated development within the City, the new 2020 traffic analysis concluded that
construction of roundabouts is not warranted and that alternative mitigation strategies can
be implemented that will maintain functionality of the overpass and intersections.
With the revised land -use development scenarios for the Specific Plan area and updated
projections for local and regional growth, traffic impacts at the Del Rio 1101 interchange
and at the Del Rio / EI Camino Real intersection decrease. The supplemental traffic
analysis completed for the Del Rio Marketplace in 2022 show that there are no "new
significant environmental effects or substantial increase in the severity of previously
identified significant effects." (Section 15162(a)(1)). Conditions have been included for
the project that modify the timing of mitigations measures and mitigation measures have
been updated to include this revised timing.
2.1 Application of CEQA Guideline Section 15612
Is there substantial evidence in the record revealing that there have been substantial
changes proposed in the project which will require major revisions of the previous
EIR due to the involvement of new significant environmental effects or a substantial
increase in the severity of previously identified significant effects as a result of the
Master Plan of Development amendment and revised land use development
scenarios?
No. The City has completed extensive analyses of the revised traffic impacts based on
the modified land use development scenarios and the estimated foreseeable regional and
local future impacts. Under the anticipated land use scenarios throughout the Specific
Plan area and the submitted Master Plan of Development for the Del Rio Marketplace,
the modified development pattern will result in a decrease in traffic impacts until full build-
out of the area, supporting modified mitigation timing, both at the interchange and local
intersection. As noted above, the original EIR analyzed the impacts of the Specific Plan
Amendment with regionally serving commercial retail uses throughout the majority of the
project. The 2020 addendum analyzed land uses comprised of a mixture of residential,
retail, office park, and tourist serving uses. With the supplemental traffic analysis
identifying uses in both the Specific Plan area, as well as an update to the baseline and
regional traffic modeling, impact timing is modified and mitigation is proposed that
responds to these changes. The amendment to the mitigation measures responds to the
Master Plan of Development for the Del Rio Marketplace, ensuring that development
within the Specific Plan area does not degrade the interchange to unacceptable levels.
The proposed modification allows for property development to proceed with construction
of identified improvements and fair -share fees associated with impacts that necessitate
improvements at full area build -out. Therefore, no new significant environmental effects
or a substantial increase in the severity of previously identified significant effects has
been identified with this analysis that would result in major changes to the FEIR. The
proposed amendments, as has been shown, maintain the environmental impact
resulting from development within the Specific Plan area and modify mitigation timing
to respond to proposed development plans.
Is there substantial evidence in the record revealing that there have been substantial
changes with respect to the circumstances under which the project is undertaken
which will require major revisions of the previous EIR due to the involvement of new
significant environmental effects or a substantial increase in the severity of previously
identified significant effects as a result of the MP Annex LLC's proposed hotel use
within the Specific Plan?
No, there is no evidence suggesting that there have been substantial changes with
respect to the circumstances under which the project is undertaken which will require
major revisions to the previous EIR due to the involvement of new significant impacts or
increases in the severity of previously identified impacts. All uses proposed are allowed
or conditionally allowed within the underlying Commercial Retail (CR) zoning designation.
The additional traffic supplemental analysis reveals that no new significant environmental
effects would result from the development plan and there will be no increase in the
severity of any previously identified significant effects. It has been shown that the
proposed amendments will in fact decrease the immediacy of traffic impacts to the Del
Rio / 101 interchange as well as the Del Rio / EI Camino Real intersection.
Is there substantial evidence in the record revealing that there is new information of
substantial importance related to the proposed amendments, which was not known
and could not have been known with the exercise of reasonable diligence at the time
the previous EIR was certified that shows: (1) the project will have one or more
significant effects not discussed in the EIR, (2) significant effects previously shown
will be substantially more severe that shown in the previous EIR, (3) mitigation
measure or alternatives previously found to be infeasible would in fact be feasible, or
(4) there are considerably different mitigation measure or alternatives from those
analyzed in the previous EIR that would substantially reduce one or more significant
effects?
No, there is no evidence suggesting that there is new information of substantial
importance relating to new significant effects or the severity of previously identified
significant effects, or new alternatives or mitigation measures or the efficacy of previously
considered alternatives or mitigation measures. At the time of the certification of the
original EIR, traffic impacts and mitigations were identified based on the construction of
a regional retail center on the Annex portion of the Specific Plan area and a Walmart store
on the Major Tenant site. The 202 EIR Addendum analyzed a modified land use pattern
and determined that impacts would be substantially less with full project area build -out,
eliminating the need for round -abouts at the affected intersections. This new analysis
reveals that no new significant environmental effects would result from the development
of the Marketplace project as proposed, and in fact there will be a modification in traffic
patterns and peak -hour impacts that allow for modified mitigation measure timing and
signal function. As a consequence of this conclusion, it can be concluded that no new
mitigation measures or alternatives need be analyzed.
3.0 BASIS FOR DECISION TO PREPARE AN ADDENDUM
CEQA Guidelines Section 15164 explains when an addendum to an EIR is required:
(a) The lead agency or a responsible agency shall prepare an addendum to a
previously certified EIR if some changes or additions are necessary but none
of the conditions described in Section 15162 calling for preparation of a
subsequent EIR have occurred.
(b) An addendum to an adopted negative declaration may be prepared if only
minor technical changes or additions are necessary or none of the conditions
described in Section 15162 calling for the preparation of a subsequent EIR
or negative declaration have occurred.
(c) An addendum need not be circulated for public review but can be included
in or attached to the final EIR or adopted negative declaration.
(d) The decision-making body shall consider the addendum with the final
EIR or adopted negative declaration prior to making a decision on the
project.
(e) A brief explanation of the decision not to prepare a subsequent EIR pursuant
to Section 15162 should be included in an addendum to an EIR, the lead
agency's required findings on the project, or elsewhere in the record. The
explanation must be supported by substantial evidence.
Although the project description has been refined with the submittal of a more
precise development plan, an addendum is appropriate because impacts have been
shown to decrease or say the same from the previously certified FEIR as amended
and because none of the conditions described in Section 15162 calling for
preparation of a subsequent EIR have occurred.
More specifically, the project will reduce or maintain the level of anticipated traffic
intensive development, therefore maintaining acceptable levels of service and
supporting reduced VMT. These occurrences do not constitute substantial changes
to the project or the circumstances due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified
significant effects. Similarly, neither subsequent considerations nor statutory
changes constitute new information that would show new effects or substantially
more severe effects. Likewise, there are no known mitigation measures that would
in fact be infeasible or that the project proponents have declined to implement.
Furthermore, there have been no other changes, evidence or new information which
would require revisions to the previous EIR. Because none of the criterion in section
15162 has been met, an addendum is appropriate.
Attachments:
Attachment 1: Redlined Mitigation Measures and Monitoring
Program for modified measures
Attachment 2: 2022 Refined Traffic Analysis and Mitigation
Identification
Prepared For: Cannon
Central Coast Transportation Consulting
895 Napa Avenue, Suite A-6
Morro Bay, CA 93442
(805) 316-0101
March 2022
Del Rio Marketplace
Draft Transportation Impact Study
Executive Summary
This study evaluates the potential transportation impacts of the proposed Del Rio Marketplace project
in the City of Atascadero. The project includes a grocery store under Phase 1 and additional retail, light
industrial, office, and residential uses under Phase 2. The following sections summarize the key
findings:
Intersection Operations: The study intersections operate acceptably under Existing Plus Approved
Plus Project Conditions except at the Del Rio Road/El Camino Real (#4) intersection where the
following improvements are recommended prior to occupancy of the first phase:
• Add a westbound left turn lane with permissive phasing,
• Modify the southbound and northbound left turns to protected -permissive phasing,
• Restripe the eastbound approach to a left, through, and right turn lane and modify the left
turn to protected -permissive phasing,
• Add overlap phasing to the southbound right turn pocket currently under construction,
• Replace eight -inch traffic signal heads with 12 -inch heads,
• Install yellow reflective tape on all backplates,
• Install new signage and replace non -reflective signs, and
• Optimize signal timings including updating pedestrian and yellow clearance times.
In addition, the following improvements are recommended under Cumulative Conditions:
• Del Rio Road/Ramona Road (#1): Realign Ramona Road approximately 200 feet west of the
existing location to provide greater separation from the US 101 Southbound Ramps.
• Del Rio Road/US 101 Southbound Ramps (#2): Construct an eastbound right turn lane and
optimize the coordinated signal timing with the Northbound Ramps.
• Del Rio Road/US 101 Northbound Ramps (#3): Construct a westbound right turn lane and
optimize the coordinated signal timing with the Southbound Ramps.
The improvements recommended prior to Phase 1 at the Del Rio Road/El Camino Real (#4)
intersection operate at level of service (LOS C) under Cumulative Conditions with the addition of
project traffic. No traffic signal coordination or restriping of the northbound approach are required
for acceptable queuing.
We recommend the project construct the improvements at Del Rio Road/El Camino Real (#4) and
make a fair share contribution towards the recommended improvements west of El Camino Real.
Site Access and On -Site Circulation: As shown on Figure 2, the project proposes two driveways
on El Camino Real and two on Del Rio Road with limited access proposed and recommended at two
of the driveways. We recommend truck turning templates for deliveries and fire access be applied to
the ultimate site plan and frontage improvement designs. We also recommended convenient sidewalk
connections between all buildings and the frontage improvements, and crosswalks and bike parking be
provided at key locations.
Vehicle Miles Traveled (VMT): The project is expected to have a less -than -significant impact to
VMT.
Central Coast Transportation Consulting March 2022
Introduction
Del Rio Marketplace
Draft Transportation Impact Study
Contents
1.0 Introduction...................................................................................................................................4
2.0 CEQA Transportation Analysis............................................................................................
3.0 Local Transportation Analysis...................................................................................................13
4.0 References.....................................................................................................................................25
Figure 1: Project and Study Locations..............................................................................................................5
Figure2: Site Plan.................................................................................................................................................6
Figure 3: Existing Volumes and Lane Configurations.................................................................................14
Figure 4: Existing Plus Approved Plus Phase 1 Volumes...........................................................................17
Figure 5: Existing Plus Approved Plus Project Volumes............................................................................18
Figure 6: Cumulative Plus Project Volumes..................................................................................................21
Table 1: Amended Specific Plan Mitigation Summary ...................................................................................8
Table2: VMT Analysis......................................................................................................................................11
Table 3: Existing PM Peak Hour LOS............................................................................................................13
Table4: Trip Generation...................................................................................................................................15
Table 5: Project Trip Distribution...................................................................................................................16
Table 6: Existing and Existing Plus Project PM Peak Hour Levels of Service........................................16
Table 7: Existing Plus Approved Plus Project PM Peak Hour Intersection Queues..............................19
Table 8: Cumulative Plus Project PM Peak Hour Levels of Service..........................................................22
Table 9: Cumulative and Cumulative Plus Project PM Peak Hour Queues.............................................23
Appendix A: Traffic Counts
Appendix B: Intersection Calculation Sheets
Central Coast Transportation Consulting March 2022
Introduction
Del Rio Marketplace
Draft Transportation Impact Study
1.0 introduction
This study evaluates the potential transportation impacts of the proposed Del Rio Marketplace project
in the City of Atascadero. The project includes a 32,400 square foot (s.f.) grocery store under Phase 1
and 203,700 total s.f. including additional retail, light industrial, office, and residential units under Phase
2. The project location and study intersections are shown on Figure 1. The site plan is shown in Figure
2.
The following intersections were analyzed during the weekday PM peak hour:
1. Del Rio Road/Ramona Road
2. Del Rio Road/US 101 Southbound Ramps
3. Del Rio Road/US 101 Northbound Ramps
4. Del Rio Road/El Camino Real
5. Del Rio Road/Del Rio Marketplace/Del Rio Ranch
6. El Camino Real/Del Rio Marketplace Southern Driveway
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 Approved Plus Phase 1 adds approved and constructed projects plus Project -
generated grocery store traffic to Existing Conditions volumes.
• Existing Plus Approved Plus Project (Phase 1 and 2) adds approved and constructed
projects plus Project -generated traffic to Existing Conditions volumes.
• 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 northeast corner of El Camino Real/Del Rio Road (known as the
`Annex East') east of the US 101/Del Rio Road interchange. 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 smaller and less costly
improvements to maintain traffic flows and acceptable operations.
LL1 Del Rio Road Interchange Traffic Analysis
The Del Rio Road/ US 101 Interchange Traffic Sensitivity Analysis (W -Trans, March 2020) was prepared to
evaluate multiple land use alternatives and their potential impacts to the Del Rio Road/US 101
interchange. This analysis resulted in the abandonment of the roundabout concept in favor of lower
cost improvements to the signalized intersections along the corridor. 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.
Central Coast Transportation Consulting
Introduction
Figure 1: Project and Study Locations
F
�Aot to (tale •.}
r
" - Barrel I ' - Del Rio 1-1 - Del Rio x Study
. Creek . • Marketplace L— a Ranch O Intersection
March 2022 Del Rio Marketplace
G
0
[h H
Del Rio Marketplace
Draft Transportation Impact Study
1.1.2 Del Rio Commercial Area Specific Plan
The proposed project is in the Del Rio Commercial Area Specific Plan. The Specific Plan was 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 Specific Plan Amendment Tralc Analysis (W -Trans, August 2020) that describes existing and future
traffic operations along Del Rio Road.
The traffic analysis identifies four mitigations, effectively the same as Mitigation 1 and 2 described
above in the Del Rio Road Interchange Traffic analysis section, which can accommodate the planned
growth with acceptable traffic operations. It also concludes that a large regional retail project on the
Walmart site would require widening the Del Rio Road overcrossing. The amendment assumed this
site would be a Business Park.
Since the amendment, additional information about project development east and west of the Del Rio
Interchange has been received from applicants. In May 2021, CCTC prepared the Del Rio Ranch
Transportation Impact Study for the former Walmart site south of Del Rio Road. The proposed project's
land uses included light industrial, multi -family dwellings, RV campsites, a hotel, a conference center,
an amphitheater, and a small shopping center. In January 2022, CCTC prepared the Barrel Creek Draft
Transportation Impact Study located north of Del Rio Road and west of US Highway 101. The proposed
project's land uses included light industrial, single family dwellings, multi -family dwellings, a hotel, a
restaurant and a winery and brewery.
The amended Specific Plan recommended that the traffic signal modifications described in mitigation
4 at the Del Rio Rd/El Camino Real (#4) intersection be completed prior to occupancy of the Business
Park. The Specific Plan mitigations and recommendations are summarized in Table 1.
Central Coast Transportation Consulting March 2022
Introduction
Del Rio Marketplace
Draft Transportation Impact Study
Table 1: Amended Specific Plan Mitigation Summary
Amended Specific Plan Potential Studv Area Mitigations CCTC Recommendation
#1: This mitigation measure includes the addition of a westbound right -turn lane to
Existing Plus Approved Plus
the intersection of Del Rio Rd/US 101 NB Ramps, such that there would be two
Project volumes operate
westbound lanes on Del Rio Rd from El Camino Real to US 101 NB Ramps. This
acceptably without the
would require widening Del Rio Rd, the construction of a retaining wall on the north
additional westbound right turn
side, and reconstruction of the curb return. By splitting westbound traffic into
lane at Del Rio Rd/US 101
through and right -tum lanes, the queue length could be reduced by providing drivers
Northbound Ramps (#3).
two lanes to stack in rather than one for both movements combined. Additionally,
Recommend project pay their
splitting through and right -turning traffic would allow turning drivers to bypass
fair share toward future
through drivers who are waiting for a green light, reducing delay and improving
occupancy
operations at Del Rio Rd/US 101 NB Ramps.
improvements.
#2: This mitigation measure would involve several modifications to the traffic signal
at Del Rio Rd/El Camino Real to more efficiently orchestrate the movement of
Protected -permissive phasing
conflicting traffic. This modification involves the replacement of the northbound left -
recommended on both the
tum protected phasing (green arrow) with protected -permissive phasing (green arrow
northbound and southbound
that goes to green ball or flashing yellow arrow), and the southbound left -turn
Eastbound
protected phasing with permissive phasing (green ball or flashing yellow arrow). The approaches, see
eastbound and westbound phases, which currently activate at the same time, would and westbound spplili t phasing
not recommended as interim
be split to operate sequentially, or one direction and then the other. These changes
measure based on unacceptable
would require modification to the existing signal infrastructure to incorporate updated
signal heads. In addition, this mitigation includes adjustment to the signal phasing in operations with project traffic.
terms of recalls, phase lengths, and the overall cycle length.
#3: 'This mitigation measure would combine Mitigation 1 and 2. Not recommended, see #2.
#4: This option includes any modifications that may be required to achieve
Cumulative Plus Project
acceptable operations with the addition of traffic that would be generated by the
operates acceptably at the Del
Amended Specific Plan scenario. In addition to Mitigation 1 and Mitigation 2 above,
Rio Rd/EI Camino Real (#4)
the intersection of Del Rio Rd/El Camino Real would need to be further modified to intersection without signal
reconfigure the eastbound approach from through/left-tum and right -tum lanes, to
coordination or restriping of the
left -tum lane and through/right-tum lanes, essentially moving the through movement northbound approach
from the left lane to the right lane. This may require widening the eastbound
Recommend Marketplace
departure (on the east leg of the intersection) to avoid excessive lateral shifting of
project construct the following
through traffic. With a dedicated eastbound left -tum lane, the eastbound -westbound
improvements prior to
split phasing could be replaced with concurrent timing, as well as protected-
occupancy
pemmissive phasing for the eastbound left -turn movement. With protected left -tum
- Restripe eastbound approach
phasing in the eastbound direction and a prohibition of eastbound U-tums, it would
to a left, through, and right tum
be possible to include a southbound right -turn overlap, which is a green arrow that
lane.
enables southbound right turning drivers to continue without stopping concurrently
- Install westbound left tum
with the eastbound left -tum movement. Additionally, the signal at Del Rio Rd/El
lane.
Camino Real would need to be coordinated with the signals at Del Rio Rd/US 101
- Modify all approaches to
NB Ramps and Del Rio Rd/US 101 SB Ramps. This would require extending the
protected -permissive phasing
interconnect hardware between the ramp signals to Del Rio Rd/El Camino Real, and
except westbound.
potentially upgrading the signal hardware at Del Rio Rd/El Camino Real to be
- Install southbound right tum
compatible with interconnect technology if it is not already. (Note: Existing
overlap.
interconnect conduit and cable.)
_ p signal timing.
Update
Consistent with the amended Specific Plan, we recommend the Del Rio Rd/El Camino Real (#4)
intersection improvements be completed prior to occupancy of the proposed project.
Central Coast Transportation Consulting Match 2022
Introduction
Del Rio Marketplace
Draft Transportation Impact Study CEQA Transportation Analysis
2.0 CEQA Transportation Analysis
This section presents analysis relevant to the California Environmental Quality Act (CEQA), notably
analysis of the existing setting, plan consistency, vehicle miles traveled (VMT), and transportation
safety.
2.1 EXISTING CIRCULATION NETWORK
The existing roadways adjacent to the proposed project are described below.
• 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 bike lanes, and intermittent sidewalks. There
are proposed Class II bike lanes through the study area.
The existing study intersections are described below:
• Del Rio Road/Ramona Road (#1) Side -street stop controlled with marked crosswalk on the
south leg only.
• Del Rio Road/US 101 Southbound Ramps (#2): Existing traffic signal with marked crosswalk
and pedestrian signals on the south leg only.
• Del Rio Road/US 101 Northbound Ramps (#3): Existing traffic signal with marked crosswalk
and pedestrian signals on the south leg only.
• Del Rio Road/El Camino Real (#4): Existing traffic signal with marked crosswalks and
pedestrian signals on all legs.
2.1.1 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 south of Del Rio Road
at Mission Oaks Plaza.
2.2 CEQA TRANSPORTATION THRESHOLDS
The CEQA transportation thresholds are described below.
2.2.1 City ofAtascadero
While the City of Atascadero has not yet adopted VMT standards the State Office of Planning and
Research (OPR) has published recommended thresholds which are applied below. OPR's Technical
Advisory on Evaluating Transportation Im acts in CEQA provides guidance for evaluating VMT for various
project types.
Mixed-use projects can evaluate the individual components separately or focus the analysis on the
dominant use. As shown in Table 4, the non-residential components of the project generate over 90
percent of the project's daily trips and are therefore the dominant use. OPR also notes that local -
Central Coast Transportation Consulting March 2022
Del Rio Marketplace
Draft Transportation Impact Study
CEQA Transportation Analysis
serving retail can be presumed to have a less -than -significant impact because these uses don't typically
generate new demand, but instead shift travel patterns as customers shift to more convenient shopping
locations. The proposed retail uses on the site are anchored by a 32,400 s.f. grocery store which is
expected to be local serving.
OPR's suggested threshold for office uses is 15 percent below the regional average of work VMT.
Work VMT captures trips from home to work. The SLOCOG Travel Demand Model was applied to
estimate the work VMT.
While LOS is not an allowable CEQA metric it remains in planning documents for the City of
Atascadero and is analyzed under the local transportation analysis section of this report.
2.2.2 Caltrans
Caltrans has eliminated LOS consistent with SB 743 and now relies on VMT and safety to evaluate
transportation impacts. Caltrans recently issued a series of policy documents related to transportation
impacts and CEQA determinations. Caltrans published a VMT-Focused TIS Guide in May 2020 which
replaced the prior guide reliant on LOS. The TIS Guide notes that lead agencies have the discretion to
choose VMT thresholds and methods, and generally conforms to OPR guidance.
2.3 RTP CONSISTENCY
SLOCOG's 2019 Regional Transportation Plan (RTP) serves as a blueprint planning the region's
transportation system. It integrates land use and transportation planning to identify and prioritize
regional transportation improvements.
Figure 13-7 of the RTP shows an existing jobs -housing imbalance within subregions, with the Central
County subregion having more than two jobs per housing unit and all other subregions having less
than one job per housing unit. This imbalance causes congestion and increases trip lengths as
commuters travel to and from the Central County for work.
The RTP's Action Strategies direct new growth to existing mixed-use corridors since these areas
supporta more efficient transportation network. El Camino Real is one of four corridors identified in
the RTP as the priority areas for growth.
The proposed project conforms to the RTP's preferred growth scenario by adding jobs to a mixed-use
corridor in the North County subregion, thereby improving the jobs -housing balance in the region and
improving land use location efficiency.
2.4 VEHICLE MILES TRAVELED (VMT)
The project's VMT was estimated using the SLOCOG Travel Demand Model. The regional VMT is
summarized in Table 2.
Central Coast Transportation Consulting %l:arch 20:22
Del Rio Marketplace
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Table 2: VMT Analysis
CEQA Transportation Analysis
..,
Total
Demographics
VMT By Trip Purposel
Regional
Residential Office
Scenario VMT
Employees Population
VMT VMT
2020 No Project 8,899,234
117,276 246,732
4,480,333 1,595,434
2020 With Project 8,899,902
117,474 246,942
4,478,439 1,594,930
Change from No Project 669
1 998 290
1 -1,894 -504
1. Residential VMT is produced by households (sum of home-based productions); office
VMT is attracted to offices (sum of home -based -work attractions).
Source: SLOCOG TDM, CCTC, 2022
The project is expected to increase overall regional VMT slightly and reduce residential and office
VMT. This reduction in office VMT and residential VMT indicates a less -than -significant impact to
VMT. The retail component of the project is considered local -serving and is presumed to have a less -
than -significant VMT impact.
The provision of commercial uses in a predominantly residential area improves the jobs -housing
balance which shortens commute trips lengths. The mix of uses on the project site provides
destinations serving project residents as well as other residents nearby. This is consistent with SB 743
and regional planning goals to encourage mixed-use infill developments.
2.5 EMERGENCY ACCESS
The project proposes four driveways, two on Del Rio Road and two on El Camino Real. We
recommend truck turning templates for fire access be applied to the ultimate site plan and frontage
improvement designs to confirm adequate emergency access. Fire Department approval is also
required on all development plans.
2.6 COLLISIONS
CCTC obtained traffic collision data from the Statewide Integrated Traffic Records System (SWITRS),
the City's collision database, and the Caltrans Traffic Accident Surveillance and Analysis System
(TASAS). The US 101 Northbound and Southbound ramp intersections have a total collision rate
lower than the statewide average.
The average collision rate at the Del Rio Road/El Camino Real (#4) intersection exceeds the statewide
average collision rate for similar facilities. Approximately 30 percent of collisions were caused by
improper turning, 20 percent auto right-of-way violations, and an additional 20 percent unsafe speed.
50 percent of collisions involved a fixed object and approximately 20 percent of collisions were
broadside. No pedestrian, bicycle, severe injury, or fatal collisions occurred. We recommend the
following be completed with the improvements at Del Rio Road/El Camino Real (#4):
• Replace eight -inch traffic signal heads with 12 -inch heads.
• Install yellow reflective tape on traffic signal backplates.
• Install LEFT TURN YIELD ON GREEN (R10-12) and TURNING VEHICLES YIELD
TO PEDESTRIANS (R10-15) signs as needed.
• Replace signs to comply with CAMUTCD Table 2A-3 for sign reflectivity.
Central Coast Transportation Consulting
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• Update signal timing including pedestrian timing and yellow and red clearance intervals to
meet current CAMUTCD standards, as necessary.
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Del Rio Marketplace
Draft Transportation Impact Study Local Transportation Analysis
3.0 Local Transportation Analysis
While LOS is not an allowable CEQA metric it remains in planning documents for the City of
Atascadero. The study intersections were analyzed with the Synchro 10 software package applying the
HCM 6th Edition methods, except where unusual signal phasing requited the use of HCM 2000.
The City's Circulation Element specifies that level of service (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 VMT and safety to evaluate
transportation impacts.
3.1 EXISTING OPERATIONS
Traffic count data at the study intersections was collected in February 2022. 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 trip generation section of this report.
Figure 3 shows the existing traffic volumes and lane configurations. Traffic count sheets are provided
in Appendix A. Table 3 summarizes the LOS, with detailed calculation sheets included in Appendix
B.
Table 3: Existing PM Peak Hour LOS
Existing PM Peak Hour Levels of Service
Existing
Intersection Delays LOS
1. Del Rio Rd/Ramona Rd
0.7 (9.4) - (A)
2. Del Rio Rd/US 101 SB Ramps
12.2 B
3. Del Rio Rd/US 101 NB Ramps
9.6 A
4. Del Rio Rd/El Camino Real
10.8 B
1. HCM 6th average control delay in seconds per vehicle (HCM 2000 used
for Intersections 2 and 3). For side -street -stop controlled intersections the
worst approach's delay is reported in parentheses next to the overall
intersection delay.
No LOS or queuing deficiencies are reported under Existing Conditions.
Central Coast Transportation Consulting March 2022
Fizure 3: Existing Volumes and Lane Configurations
2.
166
12
Del Rio Rd _CL
208
7 M 00
0
E
n
E
ofm
to m
(0 N �_
00 `� 108
,�� _*J7 96
120
75
4. 5.
Future
Intersection
N 07
Q°' _+ 49
w 16
Del Rio Rd
171
u.) M p
66
201
3.
6.
141
161
Del Rio Rd
51
t}
293 m T
0
Future
Intersection
1 ' '11 -Del Rio Traffic Stop PM Peak XX _ Hour Traffic O -Study
�— . • Marketplace Signal Sign Volumes Intersection
March 2022 Del Rio Marketplace
Del Rio Marketplace
Draft Transportation Impact Study
3.2 EXISTING PLUS APPROVED PLUS PROJECT CONDITIONS
Local Transportation Analysis
The amount of 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.
3.2.1 Trip Generation
The Institute of Transportation Engineers (ITE) Trip Generation Manual 11th Edition was used to
estimate the trip generation of the Del Rio Marketplace project. Pass -by and internal capture trips were
deducted to obtain total external trips. Table 4 summarizes the project trip generation.
Table 4: Trip Generation
MarketplaceDel Rio
Daily AM Peak Hour PM
Peak Hour
Land Use Size Total In Out Total In
Out
Total
Phase 1
Grocery Store' 32.400 KSF 31241
54 39 93
155
155
310
Pass -By Taps' -370
0 0 0
-37
-37
-74
Net New Tris Phase 1 only) 2,871
54 39 93
118
118
236
Phase 1 + Phase 2
Shopping Plaza w/Supermarket2 64.100 KSF
6,057
140 86 226
293
318
611
Light Industriae 18.600 KSF
120
14 2 16
2
10
12
Office `s 31.500 KSF
425
55 7 62
11
53
64
Residentials 82.000 DU
553
8 25 33
26
16
42
Pass -By Trips G
-1,220
0 0 0
-122
-122
-244
Internal C ture7
440
-5 -5 -10
44
-44
-88
Net New Tris Phase 1 & 2
5,495
1 212 115 327
1 166
231
397
Specific Plan
S eci c Plan Sho,Pphtg Center e 104.050 KSF 4,182 96 62 158 192
200
392
Amended SP xdness Park v 190.000 KSF 2,364 46 30 76 1 37
43
80
KSF =Thousand Square Feet; ITE = Institute of Transportation Engineers.
1. ITE Land Use Code #850, Supermarket. Average rates used for AM. Fitted curve equation used for Daily and PM.
2. ITE Land Use Code #821, Shopping Plaza. Average rates used for daily and AM. Fitted curve equation
used for PM.
3. ITE Land Use Code #110, Light Industrial. Fitted curve equations used.
4. ITE Land Use Code #710, General Office Building. Fitted curve equations used.
5. ITE Land Use Code #220, Multifamily Housing (Low -Rise). Fitted curve equation used for Daily, average rates used
for
AM and PM based on data cluster.
6. PM peak hour pass -by trips multiplied by a factor of 5 to determine daily pass -by trips.
7. AM and PM Internal Capture from TripGen 10 software. PM multiplied by a factor of 5 to determine daily
trips.
8. Total trip generation (Annex East) including pass -by and diverted trips. W -Trans TIA, March 2012.
9. Trip generation (Annex only). Planning Commission, September 2020.
Source: ITE Trip Generation Manual, 11th Ed., 2021, and Trip Generation Handbook, 3rd Edition.
The proposed project would generate 5,495 net new trips per weekday, including 327 AM peak hour
trips and 397 PM peak hour trips. The project trip generation is similar to the original Specific Plan as
Central Coast Transportation Consulting March 2022
Del Rio Marketplace
Draft Transportation Impact Study
Local Transportation Analysis
analyzed in the Del Kio KoadArea Specific Plan Traffic ImpactAnalyris (W -Trans, March 2012) and is higher
than the estimates analyzed in the amended Specific Plan.
3.2.2 Trip Distribution and Assignment
Trip distribution and assignment for the project trips were estimated using available studies in the area
and local knowledge as summarized in Table 5.
Table 5: Project Trip Distribution
Project Trip Distribution
1. Del Rio Rd/Ramona Rd
Location
Distribution
El Camino Real (North)
10%
El Camino Real (South)
30%
Del Rio (East)
10%
Del Rio (West)
100/0
US 101 (North)
20%
US 101 (South)
20%
Total
100%
Figure 4 shows the Existing Plus Approved Plus Phase 1 volumes and Figure 5 shows the Existing
Plus Approved Plus Project volumes.
3.3 EXISTING PLUS APPROVED PLUS PROJECT INTERSECTION OPERATIONS
Table 6 summarizes the LOS and Table 7 presents the key queues for the study intersections, with
detailed calculation sheets included in Appendix B.
Table 6: Existing and Existing Plus Project PM Peak Hour Levels of Service
ApprovedExisting Plus
EX + Approved EX + Approved
Existing (EX) + Phase 1 + Project
Intersection Delavt LOS Delavt LOS Delay 1 LOS
1. Del Rio Rd/Ramona Rd
0.7 (9.4) (A)
0.7 (10.2) (B)
0.6 (10.2) - (B)
2. Del Rio Rd/US 101 SB Ramps
12.2 - (A)
13.5 B
13.5 B
3. Del Rio Rd/US 101 NB Ramps
9.6 B
9.8 A
9.9 A
4. Del Rio Rd/El Camino Real
10.8 A
69.6 E
94.2 F
5. Del Rio Rd/Project Driveway/
-
3.4(9.6) - (A)
5.3(10.5) - (A)
Del Rio Ranch
6. EI Camino Real/Marketplace
- -
2.4(12.8) - (B)
3.0(13.2) - (B)
Southern Driveway
1. HCM 6th average control delay in seconds per vehicle (HCM 2000 used for Intersections 2 and 3). 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.
Central Coast Transportation Consulting March 2022
Figure 4: Existing Plus Annroved Plus Phase 1 Volumes
2.
—188
,-12
Del Rio Rd -1 f►
M pp
231
7� E
IV
n
E
Co
00 0)_ CO 128
0 { N� 161
141-
77
41 -►77
4. 5.
CO
o 14 t- 15
_C
E0 t
�'0� x•94 rn 76
N N CO w 37 -J i L, a` 0
Del Rio Rd -I f r' Del Rio Rd
298 a rn v OMO 43 J o 0 0
96 r 116 s
rr
202 0 o
3.
6.
t- 208
—245
Rd
ti
52 J
N
382 z
0
t 32
F 0
M `0
rn CO N Project Southem
.J { t-, Drivewa
Del Rio Rd .-i f r•
C'4 LO r-
0 LO
E
123 w
" ItC3i (oast Trans#katio 01.MR Legend:
Tra%( Engineering & TraosportatioA planning Del Rio xx - PM Peak Hour
Marketplace Traffic Volumes
O - Study
Intersection
March 2022 Del Rio Marketplace
Figure 5: Existing Plus Annroved Plus Proiect Volumes
2.
-199
,` 12
Del Rio Rd .1 r►
M CD
236 - 2
71 g
a
E
M
00 oCOf139
co
j-184
Del Rio Rd
146
77
4. 5.
ma w
0'-14 > t28
is
CO 1- LO 0.136 1 rn w — 68
-.J + L. � W 58 + � a ,1- 0
Del Rio Rd } r• Del Rio Rd 'I } r-
310 J -n 70J o 0 0
108 105-> a
of
202 01 o
3.
6.
t 230
279
Del Rio Rd Q.-1 } r►
52
396-►
Z N
U)
D
t 88
• 0
Ln o, i 0
a) M v Project Southem
Driveway
Del Rio Rd } F-
0 J
►0J o v
0
123 W
• • - Del Rio xx - PM Peak Hour OX Study
Marketplace Traffic Volumes Intersection
March 2022 Del Rio Marketplace
Del Rio Marketplace
Draft Transportation Impact Study
Local Transportation Analysis
Table 7: Existing Plus Approved Plus Project PM Peak Hour Intersection Queues
Existing
Plus Approved
Plus Project•
Queues
Storage Length
EX + AP +
EX + AP +
Intersection
Movement
Existing (EX)
(ft)
Phase 1
Project
EBT
40
39
55
57
1. Del Rio Rd/
WBT
290
85
76
82
US 101 SB Ramps
SBL2
705
130
167
#176
SBR
25
11
20
20
EBT
290
163
236
244
2. Del Rio Rd/
WBT
240
50
104
129
US 101 NB Ramps
NBL3
475
58
35
35
NBR
175
42
51
52
EBL
240
177
#614
#688
3. Del Rio Rd/
EBR
240
51
57
57
El Camino Real
NBL
280
181
237
237
SBL
150
1 18
1 52
52
1. Queue length in feet that would not be exceeded 95 percent of the time. # indiciates that the 95th percentile volume
exceeds capacity and the queue may be longer. M indicates the queue is metered by
an upstream signal.
2. Deceleration length of 235 feet has been subtracted from the
storage length per the Highway Design Manual for 30
mph design speed.
3. Deceleration length of
425 feet has been subtracted from the
storage length per the Highway Design Manual for 50
mph design speed.
Bold indicates queue length longer than storage length.
All study locations operate with acceptable LOS with the addition of project traffic except Del Rio
Road/El Camino Real (#4). The eastbound left turn movement queue exceeds storage at the
intersection with the addition of project traffic.
At Del Rio Road/US 101 Southbound Ramps (#3), the addition of project traffic would cause the
eastbound through movement queue to block the upstream intersection of Ramona Road.
3.3.1 Recommended Improvements
The following intersection improvements are recommended with the addition of project traffic:
• Del Rio Road/Ramona Road (#1): Ramona Road carries low volumes, the queues reported at
the Southbound Ramps would not be exceeded 95 percent of the time, and average queues
are not expected to block Ramona Road. 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.
• Del Rio Road/El Camino Real (#4): The following improvements would bring the
intersection operations to LOS B with acceptable queuing and are recommended prior to
occupancy of the first phase:
o Add a westbound left turn lane with permissive phasing,
o Modify the southbound and northbound left turns to protected -permissive phasing,
o Restripe the eastbound approach to a left, through, and right turn lane and modify
the left turn to protected -permissive phasing,
Central Coast Transportation Consulting yl.arch 2022
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Draft Transportation Impact Study
Local Transportation Analysis
o Add overlap phasing to the southbound right turn pocket currently under
construction, and
o Optimize signal timings including updating pedestrian and yellow clearance times.
3.4 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, provide adequate
truck access, or would result in hazardous conditions.
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."
As shown on Figure 2, the project proposes two driveways on El Camino Real and two driveways on
Del Rio Road. Full access is proposed at the northern driveway on El Camino Real across from an
existing driveway and on Del Rio Road across from the future Del Rio Ranch entrance. Right-in/right-
out only turns are recommended and proposed at the eastern driveway on Del Rio Road due to the
proximity to the Obispo Road intersection. Left-in/right-in/right-out only turns are recommended
and proposed at the southern driveway on El Camino Real due to the proximity to the Del Rio
Road/El Camino Real (#4) intersection.
To maintain sight distance at project driveways, all landscaping, signage, or other obstructions shall
comply with City Standard Drawing Number 414.
Preliminary truck turning templates provided by the applicant may have used a larger design vehicle
than necessary and showed the need for one way travel on the internal circulation system during
deliveries. Truck turning templates for truck deliveries and fire access should be applied to the ultimate
site plan and frontage improvement designs. We recommend two-way travel with allowance for
oncoming vehicles be provided on roadways fronting buildings.
We recommend convenient sidewalk connections between all buildings, the frontage improvements,
and crosswalks at key locations. Convenient and secure bike parking should also be provided at the
market, plazas, and/or building entrances.
3.5 CUMULATIVE PLUS PROJECT CONDITIONS
Cumulative Conditions (2035) represent build -out of the land uses in the region. Cumulative traffic
volume forecasts were developed based on the Del Rio Commercial Area Specific Plan Amendment Traffic
Analysis (W -Trans, August 2020), Del Rio Ranch Traffic Impact Study (CCTC, May 2021), and the Barrel
Creek Draft Traffic Impact Study (CCTC, January 2022). The amended Specific Plan analysis forecasts
were updated to include the Del Rio Ranch and Barrel Creek projects as currently proposed. In
addition, the forecasts were updated based on the difference between the 2022 counts and the 2018
data previously used in the Specific Plan amendment. The estimated trips from the existing hotel were
also subtracted from the cumulative base volumes.
Figure 6 shows the Cumulative Plus Project traffic volumes, respectively. Under Cumulative
Conditions, a peak hour factor (PHF) of 0.92 was used for the analysis. In addition, two percent trucks
were assumed under Cumulative Conditions.
Central Coast Transportation Consulting March 2022
FiLyure 6: Cumulative Plus Proiect Volumes
4.
t4
345
0 o v
f1 + L. 27
el Rio Rd f r•
0 J LO 0 Cl)
a
322-
0
84 9
o t19
0 E-207
CO NCD W X75
.J y L. J
Del Rio Rd } r-
317 o - �
200-
353
00 353 Z
2.
5
n
E
m
m
v —234
+ _ p 233
Del Rio Rd
239-
123
39-123 Z
t 28
C> rn 111
M
.J L. a p 0
Del Rio Rd 7 r►
701 o
165-
55 -4
65 -►55Z o
3
6.
t- 336
369
Del Rio Rd Q -I f r►
107 Oc)M N
m c+)
589 z
0
88
F 0
C) ao 0
y L. Project Southem
Driveway
Del Rio Rd +� r►
0� m r v
0 - L
0
E
1231 W
KCM.r*
• - Del Rio xx - PM Peak Hour OX Study
• Marketplace Traffic Volumes Intersection
March 2022 Del Rio Marketplace
Del Rio Marketplace
Draft Transportation Impact Study
Local Transportation Analysis
Table 8 presents the LOS and Table 9 presents the key queues for the study intersections under
Cumulative Plus Project Conditions, with detailed calculation sheets included in Appendix B.
Table 8: Cumulative Plus Project PM Peak Hour Levels of Service
ProjectCumulative Plus •
of
Cumulative+Project
Intersection
Delavt
LOS
1. Del Rio Rd/Ramona Rd
0.9(11.6)
- (B)
2. Del Rio Rd/US 101 SB Ramps
34.7
C
3. Del Rio Rd/US 101 NB Ramps
14.2
B
4. Del Rio Rd/El Camino Real
194.2
F
5. Del Rio Rd/Project Driveway/Del Rio Ranch
5.3(17.5)
- (C)
6. El Camino Real/Marketplace Southern Driveway
2.9(13.5)
- (B)
1. I ICM 6th average control delay in seconds per vehicle (HCM 2000 used for Intersections 2
and 3). 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.
Central Coast Transportation Consulting March 2022
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Draft Transportation Impact Study
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Table 9: Cumulative and Cumulative Plus Project PM Peak Hour Queues
Cumulative Plus Project PM Peak Hour
Intersection Movement
Intersection Queues
Storage Length
(ft)
Cumulative Plus
Project
EBT
40
103
WBT
290
#311
2. Del Rio Rd/US 101 SB Ramps
SBLZ
705
#336
SBR
25
44
EBT
290
m321
WBT
240
247
3. Del Rio Rd/US 101 NB Ramps
NBL3
475
64
NBR
175
94
EBL/T
240
#905
EBR
240
131
4. Del Rio Rd/El Camino Real
NBL
280
334
SBL
150
59
1. Queue length in feet that would not be exceeded 95 percent of the time. # indiciates that the 95th
percentile volume exceeds capacity and the queue may be longer.
M indicates the queue
is metered by an
upstream signal.
2. Deceleration length of 235 feet has been subtracted from the storage length per the
Highway Design
Manual for 30 mph design speed.
3. Deceleration length of 425 feet has been subtracted from the storage length per the
Highway Design
Manual for 50 mph design speed.
Bold indicates queue length longer than storage length.
The following LOS and queuing deficiencies are reported:
• Del Rio Road/US 101 Southbound Ramps (#2): The eastbound through movement queue
length further blocks the Ramona Road intersection and the westbound through movement
exceeds the storage length on the US 101 overpass. The southbound offramp approach queues
would not affect US 101 freeway operations.
• Del Rio Road/US 101 Northbound Ramps (#3): The eastbound through movement queues
exceed the storage length on the US 101 Overpass and the westbound queue would reach El
Camino Real. The northbound offramp approach would not affect US 101 freeway
operations.
• Del Rio Road/El Camino Real (#4): The intersection operates unacceptably, and the
northbound left turn and eastbound left/through queue length exceeds the available storage.
3.5.1 Recommended Cumulative Improvements
The following improvements are recommended at the study intersections under Cumulative Plus
Project Conditions:
• Del Rio Road/Ramona Road (#1): Consistent with recent studies in the area, realigning
Ramona Road approximately 200 feet to the west would provide greater separation from the
US 101 ramps and accommodate the queues.
• Del Rio Road/US 101 Southbound Ramps (#2); Consistent with recent studies in the area,
optimizing signal timings would improve corridor operations. In addition, an eastbound right
Central Coast Transportation Consulting March 2022
Del Rio Marketplace
Draft Transportation Impact Study
Local Transportation Analysis
turn lane is recommended to reduce queuing on the US 101 overpass. The turn lane could use
the existing Ramona Road intersection approach and be constructed when the Del Rio
Road/Ramona Road (#1) intersection is realigned.
• Del Rio Road/US 101 Northbound Ramps (#3): Consistent with recent studies in the area,
constructing a westbound right turn lane and optimizing signal timings would improve
corridor operations.
• Del Rio Road/El Camino Real (#4): The improvements recommended under Existing Plus
Approved Plus Project Conditions operate at LOS C with acceptable queuing under
Cumulative Plus Project Conditions. The natural cycle length at the US 101 Ramp intersections
is shorter than the El Camino Real intersection due to the number of intersection approaches
and crosswalk lengths. With an additional turn lane added in each direction between the US
101 Northbound Ramps and El Camino Real, traffic signal coordination or restriping of the
northbound approach is not required or recommended.
With the recommended improvements, all study intersections would operate acceptably at LOS C or
better and queuing would not encroach into the deceleration distance needed for vehicles exiting US
101.
All recommended intersection improvements have been previously identified in historic studies except
the eastbound right turn lane at Del Rio Road/ US 101 Southbound Ramps (#3).
We recommend the project make a fair share contribution towards the cost of the improvements at
Ramona Road and the US 101 Ramp intersections. We recommend the project construct the proposed
improvements at Del Rio Road/El Camino Real (#4) prior to occupancy of the first phase.
Central Coast Transportation Consulting March 2022
Del Rio Marketplace
Draft Transportation Impact Study
4.0 References
California Department of Transportation. 2012, 2018. Highway Design Manual.
. 2019. California Manual on Uniform Traffic Control Devices, 2014 Edition, Revision 4.
. May 2020. Vehicle Miles Traveled -Focused Transportation Impact Study Guide.
California Governor's Office of Planning and Research (OPR). December 2018. Technical Advisory
on Evaluating Transportation Impacts in CEQA.
Central Coast Transportation Consulting (CCTC). May 2021. Del Rio Ranch Transportation Impact
Study.
. January 2022. Barrel Creek Draft Transportation Impact Study.
City of Atascadero. September 2010. Bicycle Transportation Plan.
March 2014. Standard Specifications and Drawings.
July 2016. General Plan 2025, Update #3.
Federal Highway Administration (FWHA). September 2005. Safety Effects of Marked Versus
Unmarked Crosswalks at Uncontrolled Locations Final Report and Recommended Guidelines.
GHD. January 2020. City of Atascadeto 2020 Speed Zone Survey Update.
Institute of Transportation Engineers (ITE). 2021. Trip Generation Manual, 11th Edition.
. 2017. Trip Generation Handbook, 3rd 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 Traffic Impact Analysis.
. March 2020. Del Rio Road/US 101 Interchange Traffic Sensitivity Analysis.
. August 2020. Del Rio Specific Plan Amendment Traffic Analysis.
Central Coast Transportation Consulting March 2022
References
F
i
C
O
m
CL
E
0 A
V 'e
„o
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