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HomeMy WebLinkAboutPC_2023-01-17_AgendaPacket CITY OF ATASCADERO PLANNING COMMISSION AGENDA In accordance with City Council Resolution No. 2022-074 and the requirements of AB 361, the Planning Commission Meeting will not be physically open to the public and Planning Commissioners will be teleconferencing into the meeting. HOW TO OBSERVE THE MEETING: To maximize public safety while still maintaining transparency and public access, the meeting will be available by clicking on the following link: Planning Commission - 832 5023 8111 (No Passcode Required) https://us02web.zoom.us/j/83250238111?pwd=SG9OdGxyNHNTNmxRWEpHTzRQK0VnQT09 The video recording of the meeting will be available through the City’s website and on the City’s YouTube channel. HOW TO SUBMIT PUBLIC COMMENT: Members of the public are highly encouraged to participate in live public comment through the Zoom platform using the link above or by calling 669-900-6833 (Meeting ID 832 5023 8111) to listen and provide public comment via phone. If you wish to comment but not via a live platform, please email public comments to: pc-comments@atascadero.org by 12:00 pm on the day of the meeting. Such email comments must identify the Agenda Item Number in the subject line of the email. The comments will be forwarded to the Planning Commission and made a part of the administrative record. If a comment is received after the deadline for submission but before the close of the meeting, the comment will still be included as a part of the administrative record of the meeting but will be forwarded to the Planning Commission the next business day. Please note, email comments will not be read into the record. AMERICAN DISABILITY ACT ACCOMMODATIONS: Any member of the public who needs accommodations should contact the City Clerk’s Office at cityclerk@atascadero.org or by calling 805-470-3400 at least 48 hours prior to the meeting or time when services are needed. The City will use their best efforts to provide reasonable accommodations to afford as much accessibility as possible while also maintaining public safety in accordance with the City procedure for resolving reasonable accommodation requests. Planning Commission agendas and minutes may be viewed on the City's website: www.atascadero.org. Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the Community Development Department and are available for public inspection on our website, www.atascadero.org. Contracts, Resolutions and Ordinances will be allocated a number once they are approved by the Planning Commission. The Minutes of this meeting will reflect these numbers. All documents submitted by the public during Planning Commission meetings that are either read into the record or referred to in their statement will be noted in the Minutes and available for review by contacting the Community Development Department. All documents are available for public inspection during City Hall business hours by appointment. WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan this QR Code with your smartphone to view the Planning Commission Website. CITY OF ATASCADERO PLANNING COMMISSION AGENDA REGULAR MEETING Tuesday, January 17, 2023 6:00 P.M. City Hall Council Chambers 6500 Palma Avenue, 4th Floor Atascadero, California 93422 CALL TO ORDER Pledge of Allegiance Roll Call: Chairperson Jeff van den Eikhof Vice Chairperson Tori Keen Commissioner Jason Anderson Commissioner Victoria Carranza Commissioner Greg Heath Commissioner Randy Hughes Commissioner Dennis Schmidt APPROVAL OF AGENDA PUBLIC COMMENT (This portion of the meeting is reserved for persons wishing to address the Commission on any matter not on this agenda and over which the Commission has jurisdiction. Speakers are limited to three minutes. Please state your name for the record before making your presentation . The Commission may take action to direct the staff to place a matter of business on a future agenda.) CONSENT CALENDAR (All items on the consent calendar are considered to be routine and non-controversial by City staff and will be approved by one moti on if no member of the Commission or public wishes to comment or ask questions.) 1. APPROVE THE DRAFT MINUTES OF DECEMBER 6, 2022 • Recommendation: Commission approve the December 6, 2022 Minutes. City of Atascadero Planning Commission Agenda Regular Meeting January 17, 2023 Page 2 of 3 WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan this QR Code with your smartphone to view the Planning Commission Website. PLANNING COMMISSION BUSINESS COMMUNITY DEVELOPMENT STAFF REPORTS None PUBLIC HEARINGS (For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public hearing and invite the applicant or applicant’s representative to make any comments. Members of the public will be invited to provide testimony to the Commission following the applicant. Speakers should state their name for the record and can address the Commission for three minutes. After all public comments have been received, the public hearing will be closed, and the Commission will discuss the item and take appropriate action(s). DISCLOSURE OF EX PARTE COMMUNICATIONS: Prior to a project hearing, Planning Commission Members must disclose any communications they have had on any quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, Variances, Conditional Use Permits and Planned Development Permits. This does not disqualify the Planning Commission Member from participating and voting on the matter, but gives the public and applicant an opportunity to comment on the ex parte communication. 2. BARREL CREEK PLANNED DEVELOPMENT The Barrel Creek project proposes a mixed-use development at the intersection of Del Rio Road and San Ramon Road. The project includes a request for a General Plan Amendment, Zone Map Amendment, creation of a Planned Development Overlay Zone, Master Plan of Development, Tentative Tract Map, and Tree Removal Permit. The project also includes a Master Sign Program that includes exceptions to the standard sign regulations and a height exception. Project addresses include 6010, 6020, 6030 Del Rio Road and 1505, 1855 San Ramon Road. A Notice of Intent to Adopt a Mitigated Negative Declaration (EDN2022 - 0005) is available from 12/29/22 to 1/18/23 and is available at www.atascadero.org/environmentaldocs. Recommendation: Staff’s recommendation is for the Planning Commission to adopt resolutions recommending that the City Council approve the Barrel Creek project. (DEV21-0066) COMMISSIONER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next regular meeting will be held on February 7, 2023 at 6:00 p.m. Please note: Should anyone challenge in court any proposed development entitlement listed on this Agenda, that person may be limited to raising those issues addressed at the public hearing described in this notice or in written correspondence delivered to the Planning Commission at, or prior to, this public hearing. City of Atascadero Planning Commission Agenda Regular Meeting January 17, 2023 Page 3 of 3 WEBSITE: www.atascadero.org http://www.facebook.com/planningatascadero @atownplanning Scan this QR Code with your smartphone to view the Planning Commission Website. City of Atascadero WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING The Planning Commission meets in regular session on the first and third Tuesday of each month at 6:00 p.m. at City Hall, Council Chambers, 6500 Palma Avenue, Atascadero. Matters are considered by the Commission in the order of the printed Agenda. Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the office of the Community Development Department and are available for public inspection during Cit y Hall business hours at the Front Counter of City Hall, 6500 Palma Avenue, Atascadero, and on our website, www.atascadero.org. All documents submitted by the public during Commission meetings that are either rea d into the record or referred to in their statement will be noted in the minutes and available for review in the Community Development Department. Commission meetings are audio recorded, and may be reviewed by the public. Copies of meeting recordings are available for a fee. Contact the City Clerk for more information at (805) 470-3400. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City meeting or other services offered by this City, please contact the City Manager’s Office or the City Clerk’s Office, both at (805) 470-3400. Notification at least 48 hours prior to the meeting or time when services are needed will assist the City staff in assuring that reasonable arrangements can be made to pro vide accessibility to the meeting or service. TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA Under Agenda item, “PUBLIC COMMENT”, the Chairperson will call for anyone from the audience having business with the Commission to approach the lectern and be recognized. 1. Give your name for the record (not required). 2. State the nature of your business. 3. All comments are limited to 3 minutes. 4. All comments should be made to the Chairperson and Commission. 5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other individual, absent or present. This is when items not on the Agenda may be brought to the Commission’s attention. A maximum of 30 minutes will be allowed for Public Comment Portion (unless changed by the Commission). TO SPEAK ON AGENDA ITEMS (from Title 2, Chapter 1 of the Atascadero Municipal Code) Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will give their report, and the Commission will ask questions of staff. The Chairperson will announce when the public comment period is open and will request anyone interested to address the Co mmission regarding the matter being considered to step up to the lectern. If you wish to speak for, against or comment in any way: 1. You must approach the lectern and be recognized by the Chairperson. 2. Give your name (not required). 3. Make your statement. 4. All comments should be made to the Chairperson and Commission. 5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other individual, absent or present. 6. All comments limited to 3 minutes. If you wish to use a computer presentation to support your comments, you must notify the C ommunity Development Department at (805) 461-5035 at least 24 hours prior to the meeting. Digital presentations brought to the meeting should be on a USB drive or CD. You are required to submit to the Recording Secretary a printed copy of your presentation for the record. Please check in with the Recording Secretary before the meeting begins to announce your presence and turn in the printed copy. The Chairperson will announce when the public comment period is closed, and thereafter, no further public comments will be heard by the Commission. PC Draft Minutes of 12/6/2022 Page 1 of 3 ITEM NUMBER: 1 DATE: 1-17-23 CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES Regular Meeting – Tuesday, December 6, 2022 – 6:00 P.M. City Hall (Teleconference) 6500 Palma Avenue, Atascadero, California CALL TO ORDER - 6:00 p.m. Chairperson van den Eikhof called the meeting to order at 6:00 p.m. and Vice Chairperson Keen led the Pledge of Allegiance. ROLL CALL Present: By Teleconference – Commissioners Anderson, Carranza, Heath, Hughes, Schmidt, Vice Chairperson Keen, and Chairperson van den Eikhof Absent: None Vacant: None Others Present: By Teleconference – Annette Manier, Recording Secretary Staff Present: By Teleconference – Community Development Director, Phil Dunsmore Senior Planner, Kelly Gleason Associate Planner, Mariah Gasch APPROVAL OF AGENDA MOTION: By Commissioner Schmidt and seconded by Vice Chairperson Keen to approve the Agenda. Motion passed 7:0 by a roll-call vote. PUBLIC COMMENT None. Chairperson van den Eikhof closed the Public Comment period. 1 PC Draft Minutes of 12/6/2022 Page 2 of 3 ITEM NUMBER: 1 DATE: 1-17-23 CONSENT CALENDAR 1. APPROVE THE DRAFT MINUTES OF NOVEMBER 15, 2022 • Recommendation: Commission approve the November 15, 2022 Minutes. MOTION: By Commissioner Anderson and seconded by Commissioner Heath to approve the Consent Calendar. Motion passed 7:0 by a roll-call vote. PLANNING COMMISSION BUSINESS None. COMMUNITY DEVELOPMENT STAFF REPORTS None. PUBLIC HEARINGS 2. CONDITIONAL USE PERMIT AT 2600 EL CAMINO REAL The proposed project is a request to add a new outdoor sales lot and construction of a new 9,376 s.f. building on APN 049-201-014 for a new Bobcat Equipment Dealership. The project is exempt from the California Environmental Quality Act (CEQA) under Categorical Exemption §15303; New construction of small structures. Recommendation: Staff’s recommendation is for the Planning Commission to review the proposal and approve the project as conditioned. (USE22-0020). EX PARTE COMMUNICATIONS Commissioner Schmidt and Chairperson van den Eikhof stated that they heard this item at the DRC. All other Commissioners had no ex parte. Planner Gasch provided the staff report and answered questions. PUBLIC COMMENT The following members of the public spoke: Armando Acevedo (GP Architecture) and Travis Twining (Giffin). Applicants answered questions raised during Commission deliberations , and stated that repairs will be done indoors, and the barbed wire is on the Fence Factory property and out of their control. Chairperson van den Eikhof closed the Public Comment period. 2 PC Draft Minutes of 12/6/2022 Page 3 of 3 ITEM NUMBER: 1 DATE: 1-17-23 MOTION: By Commissioner Anderson and seconded by Commissioner Hughes to adopt draft resolution approving Conditional Use Permit (CUP) USE22-0020 allowing outdoor sales and rental of Bobcat farm and construction equipment storage in the Commercial Park (CPK) zone, based on findings and subject to conditions of approval, with an amendment that stated nothing will be affixed to Caltrans’ fence line. Motion passed 7:0 by a roll-call vote. COMMISSIONER COMMENTS AND REPORTS Commissioner Carranza on behalf of the Equality Mural Project stated that they are looking for more possible walls or contacts in the Downtown to place more murals. DIRECTOR’S REPORT Director Dunsmore stated that the meeting on December 20th will be cancelled. The first hearing in March will be in person (not virtual). Director Dunsmore asked the Commission to look at the General Plan Update report online. Director Dunsmore answered questions from the Commission about Taco Bell, the downtown parking plan, and the downtown infrastructure plan. ADJOURNMENT – 7:13 p.m. The next regular meeting is scheduled for January 3, 2023, at City Hall, 6500 Palma Avenue, Atascadero. MINUTES PREPARED BY: ____________________________ Annette Manier, Recording Secretary Administrative Assistant 3 ITEM NUMBER: 2 DATE: 01/17/2023 Atascadero Planning Commission Staff Report – Community Development Department Barrel Creek (DEV21-0066) RECOMMENDATION(S): Planning Commission 1. Adopt Draft PC Resolution A recommending that he City Council certify the Mitigated Negative Declaration prepared for the Barrel creek Project, and 2. Adopt Draft PC Resolution B recommending that the City Council approve a General Plan Amendment modifying the General Plan Designation of the Barrel Creek project site from Suburban estates (SE) to Medium Density Residential (MDR) and Commercial Park (CPK), and moving the Urban Services Line to accommodate the project boundary, and 3. Adopt Draft PC Resolution C recommending that the City Council introduce for first reading, by title only, an ordinance that would approve a Zone Map Change modifying the zoning map designation of the Barrel Creek project from Residential Suburban (RS) to Residential Multi-Family 10 (RMF-10) and Commercial Park (CPK), and 4. Adopt draft PC Resolution D recommending that the City Council introduce for first reading, by title only, an ordinance that would approve a Zoning Text amendment to establish Planned Development Overlay Zone No. 38 (PD38) over the Barrel Creek project site, and 5. Adopt Draft PC Resolution E recommending that the City Council approve a Conditional Use Permit, establishing a Master Plan of Development, and Vesting Tentative Tract Map for Tract 3177, approving a commercial and residential subdivision for the Barrel Creek Site with associated tree removal, master sign program, and height exceptions. 4 ITEM NUMBER: 2 DATE: 01/17/2023 Project Info In Brief: PROJECT ADDRESS: 6010, 6020, 6030 Del Rio Rd and 1505, 1855 San Ramon Rd Atascadero, CA APN 049-131-043, 044, 052, 058, and 066 PROJECT PLANNER Kelly Gleason Senior Planner 805-470- 3446 kgleason@atascadero.org APPLICANT Legacy Realty and Development, LLC PROPERTY OWNER First Assembly of God Church of Atascadero GENERAL PLAN DESIGNATION: ZONING DISTRICT: SITE AREA EXISTING USE PROPOSED USE Suburban Estates (SE) Residential Suburban (RS) Approxi mately 15.2 acres Vacant / Food Pantry Commercial /Light Industrial/Tourist center; Multi-family apartments/Small-lot single-family subdivision ENVIRONMENTAL DETERMINATION A Draft Mitigated Negative Declaration was posted on December 29, 2022 in accordance with the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., “CEQA”). Zoning and Location 2018 Aerial North: South: East: West: Residential Suburban (RS) Commercial Tourist / Single Family Residential (PD19 – Apple Valley) Highway 101 Residential Suburban (RS) Barrel Creek Project Site Current Urban Services Line 5 ITEM NUMBER: 2 DATE: 01/17/2023 REPORT-IN-BRIEF: The Barrel Creek Project is a mixed residential and commercial development project on the west side of Highway 101 at Del Rio Road. The project proposes a small-lot single- family subdivision fronting Del Rio and San Ramon Roads with hotel and light-industrial/ commercial uses along Highway 101. There is a proposed cottage hotel use along del Rio Road to the east of the single-family units. Apartments are located between the commercial area and the existing residential properties to the east. The commercial area is designed around a central pedestrian plaza to encourage restaurants and similar outdoor uses. Access to the commercial and multi-family uses is off Del Rio Road with access to the single-family portion off San Ramon Road. Items of discussion include:  Site design  Access and site circulation  Traffic  Sewer capacity  Neighborhood character  Affordable housing  Architectural design  Site lighting  Open space provisions The following entitlements are required to approve the project and are before Planning commission for consideration and recommendation to City Council: 1. Certification of the Draft Mitigated Negative Declaration 2. General Plan Amendment a. Map Change b. Adjustment of the Urban Services Line 3. Zone Change a. Zone map amendment b. Zone text amendment to establish Planned development Overlay Zone #38 4. Use Permit a. Establishment of Master Plan of Development b. Native tree removal c. Master Sign Program with sign exceptions d. Height exception 5. Tentative Subdivision Map The project site is currently comprised of 5 individual parcels which will be reconfigured to accommodate the proposed development. The current development plan includes:  20 residential single-family lots in the southwesterly corner of the site  40 apartment units in the northwesterly portion of the site  A 120-room hotel at the northern boundary of the project 6 ITEM NUMBER: 2 DATE: 01/17/2023  16-short term cottage hotel units  53,500 square-feet of commercial tenant space with a focus on restaurant, brewery, and light industrial uses on the stretch of land north of the drainage swale adjacent to Highway 101. DISCUSSION: Project History The applicants submitted a request for authorization to proceed with a General Plan Amendment in December 2019. The request proposed to amend the General Plan and Zoning Map on the approximately 15-acre site from Residential Suburban to Commercial and Residential with a Planned Development overlay zone to guide future development of the project. A formal application was made on June 18, 2021. While the Council’s current policy requires that rezoning requests be deferred to the Citywide General Plan Update, the Council authorized the application to proceed based on the significant commercial component of the project and substantial community benefit related to economic development. This project site is one of the primary potential economic development opportunity sites that exist in the City. For many years, the City Commercial / Light Industrial Multi-Family Small Lot Single-family subdivision 16-short term rental cottages 7 ITEM NUMBER: 2 DATE: 01/17/2023 has projected the site as a prime candidate for a General Plan Amendment that could contribute to the commercial node at Del Rio. The original project submittal included attached multi-family units adjacent to Del Rio road. During the City Council authorization meeting, the applicants were given direction to increase neighborhood compatibility by incorporating a more compatible residential neighborhood design at the corner of San Ramon Road and Del Rio Road. While the Council did not require that the applicants reduce the originally proposed residential density of 132 units, the applicants were encouraged to complement the adjacent neighborhood with a more single-family neighborhood design concept. The current project design follows City Council direction and now includes 20 single family residences that are similar in scale to Apple Valley residential units. 40 additional units are located in the rear of the site in an apartment configuration, adjacent to the commercial and hotel uses. The project was reviewed by the DRC on August 12, 2021. The project was recommended for approval as conditioned by staff with the following direction given to the applicant’s design team: 1. Traffic should be limited on San Ramon Road to the greatest extent feasible.  The project has been redesigned to incorporate this request 2. The applicants shall coordinate with the neighboring development to consolidate access.  Access could not be consolidated but was relocated for traffic safety and unrestricted access to and from the Barrel Creek development to limit neighborhood impacts. 3. Third floor of apartments shall be tucked into rooflines to the greatest extent feasible with a focus on screening multi-family uses from the adjacent single- family neighborhood.  The apartments include dropped rooflines to the greatest extent feasible. 4. Provide greater design views of the hotel and ensure neighborhood compatibility with the existing neighborhood and proposed commercial and residential development.  The applicants are requesting a height exception for the proposed hotel building. Design, setbacks, and landscape screening are discussed below. 5. Provide height and screening information for the hotel and adjacent 101 freeway and the adjacent residential property. 6. See discussion below. 7. Street trees may be grouped for a more natural look. 8. The project has been conditioned to allow for street tree grouping along the San Ramon frontage. 9. Provide an arched culvert or other similar natural bottom culvert for the drainage crossings and ensure that the drainage feature is enhanced as a project feature.  Project is conditioned to provide a natural bottom culvert with reduced velocity. 8 ITEM NUMBER: 2 DATE: 01/17/2023 10. Perimeter fencing surrounding the single-family subdivision should match Apple Valley.  Project is conditioned for consistent fencing with the Apple Valley development. Analysis: Existing Site The proposed development site is currently zoned Residential Suburban and allows for large lot single-family development with a minimum lot size of 2.5 acres. A large portion of the property borders Highway 101 and, with a sewer extension completed with adjacent the Apple Valley development, the property has potential for increased development opportunities. The properties total approximately 15.2 acres with frontage on Highway 101, Del Rio Road, and San Ramon Rd. Under the existing general plan and zoning designation, only 5-6 home sites could be created on the large freeway- oriented property. The project site is currently comprised of 5 individual parcels, a majority of which are vacant. A relocated and modified Quonset Hut is located adjacent to Del Rio Road and acts as a weekly food pantry distribution center. The site is bisected by a deep drainage swale that originates from a culvert under Highway 101 and continues west off the property, eventually joining with Graves Creek to the north-west. This drainage swale is not considered a creek and is therefore not considered to be “jurisdictional waters”. A smaller separate site adjacent to the intersection of Highway 101 and Del Rio Road is not part of Barrel Creek application and is approved for a 21-unit motel to be constructed from modular units. That project has yet to be developed. To the south of the proposed project is the Apple Valley neighborhood. Apple Valley is zoned Residential Single-Family – Y (1-acre minimum) with a Planned Development overlay (PD19) that allowed for smaller lot sizes grouped around open-space and park parcels. Parcel sizes range from 0.12 acres to 0.56 acres. On the east side of Highway 101, opposite the Barrel Creek project site, the Del Rio Road Commercial Area Specific Plan was amended in 2021 and includes development proposals at the Del Rio / El Camino Real intersection. Proposed development includes retail, office, tourist oriented, and light-industrial development with integrated residential components. Development of the north-west corner has been completed or is close to completion and construction of the anchor tenant (Valley Fresh Grocery) and surrounding retail and light-industrial buildings on the north-east corner is expected to begin shortly, solidifying this area as a key commercial node in the City. Barrel Creek Site Design The site includes two main areas of development: A single-family subdivision located at the corner of Del Rio Road and San Ramon Road, and a pedestrian oriented commercial center bordering Highway 101. The existing drainage feature provides a natural separation between the single-family residential and commercial/multi-family portions of the project, in addition to buffering the existing residences to the west aa the drainage meanders northward. Multi-family apartments are located to the west of the commercial portion of the development creating a transition between the proposed 9 ITEM NUMBER: 2 DATE: 01/17/2023 commercial area and the existing rural residential properties. Trash enclosures are provided throughout the parking areas adjacent to the commercial development and are sized to accommodate trash, recycling, and organic waste. A condition has been added to ensure adequate waste provisions with each building permit to maintain compliance with State law. The project also includes a number of parcels dedicated to above and below-ground drainage systems that double as passive open-space areas, as discussed below. Existing Drainage Commercial plaza Multi-family apartments Highway 101 Single-family residential subdivision Future 16-unit cottage hotel 10 ITEM NUMBER: 2 DATE: 01/17/2023 Central Commercial Plaza: The commercial portion of the development is envisioned to be a mix of restaurant, brewery, and light-industrial spaces that could accommodate artisan food or goods production and/or processing. A hotel anchors the northern end of the plaza and a small-scale amphitheater is proposed at the southern end adjacent to the drainage feature. The commercial tenant spaces are designed around a central pedestrian plaza which connects each building and provides opportunities for outdoor uses. Main building entrances will be located facing the central plaza space with secondary entrance options from the parking lot side. The central plaza space is not a flat, open plaza. Instead, the current design includes elevation changes within this space of up to 6-feet. This creates a raised patio at the rear of the easterly commercial buildings. The applicant envisions that these contoured areas will provide visual interest and semi- private outdoor spaces for restaurants and other types of eating and drinking establishments. The project includes a very small-scale, passive use, outdoor seating area (amphitheater) sited at the center of the project site and acting as one terminus of the commercial plaza adjacent to the existing drainage feature, which provides a natural slope for the terraced seating area. The seating area is not large enough to host significant events and is a complement to the outdoor commercial plaza space. Staff has added a condition to limit outdoor amplified sound at the amphitheater or any outdoor use area to 10pm. An AUP could be applied for in the future if individual businesses want to extend these hours. Access and Site Circulation: The site is designed with two access points. The main commercial and multi-family entrance is on Del Rio Road toward the center of the project site frontage. The second access point is on San Ramon Road and is designed as the main to the residential portion of the project. The placement of the access point off Del Rio Road was designed to work with the future realignment of Ramona Road and allow for unrestricted turning movements from both this project entrance/egress, realigned Ramona Road, and the 11 ITEM NUMBER: 2 DATE: 01/17/2023 driveway for the approved “tiny home” hotel. In order to achieve this, Del Rio Road will be improved with a center turn lane in addition to one travel lane in each direction. This plan avoids the need for restricted turning movements and an accompanying round- about at the Del Rio and San Ramon intersection, as originally envisioned. The Del Rio / San Ramon intersection will retain stop signs on San Ramon Road with widening to accommodate bike lanes. A striped crosswalk will also be added at the intersection across Del Rio Road. As this is an uncontrolled intersection (no stop signs on Del Rio), the crosswalk will include pedestrian warning signage and rectangular rapid flashing beacon (RRFB) on both sides of the road as recommended by the traffic report. In addition, staff has conditioned the project to provide overall intersection lighting for the benefit of both pedestrians and vehicles. Per this condition, lighting designed to illuminate the intersection without creating off-site glare shall be included on both the north and south side of the intersection to minimize light intrusion onto neighboring properties. The internal circulation has been designed to focus a majority of the commercial traffic to Del Rio Road. While the road from San Ramon does connect to the main commercial road for emergency access purposes, the connection point has been narrowed and signed as a one-way road to discourage through access from the commercial portion of the project. In addition, a speed table with driveway aprons are included, rather than a standard asphalt road intersection, to further downplay this connection. Drainage Crossing: The project site includes an existing drainage feature that bisects the properties and runs adjacent to the westerly edge of the project site. The drainage originates at a culvert under Highway 101 and runs through the adjacent RV hotel development onto the project site. A biologist has surveyed the site and determined that the drainage is not jurisdictional and does not require any permits through the Army Corps of Engineers or the Department of Fish and Wildlife. The drainage channel contains minimum riparian vegetation within the portion located on the proposed development site. However, the drainage feature has clear definition and does convey water from the east side of the 101 to Graves Creek. As such, staff is recommending that the crossings be either a clear span bridge or arched culvert to allow for a more a naturalized feature and that riparian landscaping be included in the plan. Staff is also recommending that the grading be minimized if culverts are included to ensure that the aesthetics of the natural feature are enhanced and support the proposed development. Parking: The project is designed with on-street parallel parking to the greatest extent feasible. Where the circulation enters the commercial portion of the development, pull-in surface parking is provided to increase parking opportunities adjacent to commercial and multi- family uses. Commercial / Multi-family area: The total number of parking spaces required based on the anticipated commercial and multi-family uses is 400 parking spaces. The project qualifies for a shared on- site parking reduction of up to 20% with Council approval providing the number of spaces isn’t reduced below the minimum number needed for the larges use, reducing the potential required number to 320 spaces. The project currently 12 ITEM NUMBER: 2 DATE: 01/17/2023 provides 359 parking spaces for the commercial and multi-family uses, including identified on-street parking spaces within the commercial area. A solar carport is proposed over 20 of these parking spaces adjacent to the multi-family units to provide covered parking for residential tenants. Single-family neighborhood: The streets within the proposed single-family subdivision are designed to accommodate on-street parking on both sides of the street. Per the requirements of the Planned development, each lot will also be required to provide a minimum of 2 parking spaces on-site, outside of the required setback area. As parking must be setback a minimum of 20-feet from the back of sidewalk (whether on a garage or not), 2 guest spaces are also assumed to be accommodated on each parcel. No parking will be permitted within the fire truck turn-around area at the terminus of street “C”. A condition has been included to include red curbs and no parking signage in this location. Traffic A traffic analysis for the project was prepared by Central Coast Transportation Consulting. The analysis included multiple scenarios to determine the level of impact and appropriate mitigation. The existing + approved + project scenario included development within the Del Rio Road Commercial Area Specific Plan to ensure that the interchange and surrounding roads and intersections would continue to function at acceptable levels of service and queuing. The approved projects analyzed under this scenario include:  Taco Bell retail center  The Pit Stop gas station (approved, not yet constructed)  “Tiny Home” Hotel (approved, not yet constructed)  Del Rio Ridge (People’s self-help housing, approved, not yet constructed)  Emerald Ridge build-out (several additional phases approved, not yet constructed)  The Edge (approved, not yet constructed)  Del Rio Marketplace (approved, not yet constructed) The analysis also included a cumulative scenario that included build-out of Del Rio Ranch (Vacant former Walmart site) as currently proposed and estimated growth through 3035 (SLOCOG Model). The Barrel Creek project will have the greatest impact at Del Rio Road and San Ramon Road. The proposed project includes modifications to this intersection including: 1. Addition of a crosswalk on the eastern leg of the intersection 2. Added crosswalk safety features including a flashing beacon and signage 3. Added lighting as conditioned 4. Widening to accommodate a westbound bike lane The project includes conditions of approval that require completion of these improvements prior to the occupancy of any use within the Barrel Creek Project. These improvements will need to be completed or guaranteed to be completed with a bond prior to recordation of the final map. 13 ITEM NUMBER: 2 DATE: 01/17/2023 The traffic analysis recommends the following improvements be completed to reduce traffic impacts assuming completion of the Barrel Creek project in addition to existing and approved development in the area: 1. Should Ramona Road realignment not be completed prior to initial project occupancy, “do not block” intersection markings would need to be added to the existing intersection to allow for unobstructed turning movements onto and from Ramona Rd. 2. Improvements slated to be completed by the Del Rio Marketplace at the intersection of El Camino Real and Del Rio would need to be completed prior to initial project occupancy including signal equipment replacement and timing adjustments in addition to lane restriping. Permits are currently under review by the City for these improvements and it is anticipated that these improvements will be complete by 2024. However, should construction of Marketplace halt and improvements not be completed, Barrel Creek would need to complete these improvements prior to initial occupancy. A condition has been included in attached Draft Resolution E requiring fair share payment toward these improvements and, if improvements are not completed as anticipated, construction of the outlined improvements. The project has been conditioned to add “do not block” markings to the intersection of Ramona Road and Del Rio should the realignment of Ramona Road not be completed prior to project occupancy. The project has also been conditioned to ensure that the improvements described in measure 2 above are complete prior to occupancy. Should these not be complete, the project developer will be required to complete them but will be eligible for credit and/or reimbursement based on a fair share analysis of each projects impact. Under the cumulative (Cumulative includes existing development, approved development, and full build out of development allowed based on existing zoning) scenario, the following improvements are recommended in addition to those measures outlined above: 1. Realignment of Ramona Road westward 2. Addition of a westbound right turn lane onto US 101 northbound. This is currently a condition of the Del Rio Road Commercial Area Specific Plan. The traffic analysis also included an option to add a dedicated right turn lane onto 101 southbound. The turn land would have room for one vehicle slightly reding the queuing for vehicles waiting to go east over the freeway bridge. As this vehicular diversion is minimal, staff is not recommending that this improvement be conditioned. This improvement would provide minimal benefit while creating impacts to the adjacent parcel once Ramona Road realignment is complete. The two listed cumulative improvements above have been identified in other traffic studies completed for projects in the vicinity. The Barrel Creek adds traffic to these intersections but does not in and of itself trigger the need for the improvements. Therefore, the project is conditioned to provide their fair share contribution towards these improvements. As conditioned, the fair share fee will be based on current 14 ITEM NUMBER: 2 DATE: 01/17/2023 estimates for the full cost of the improvements at the time of permit issuance ensuring that the city captures reimbursement as close as possible to actual costs. Sewer Capacity The Barrel Creek Project will construct sewer in Del Rio Road and connect to the Apple Valley Lift Station (Lift Station 13) which connects to a force main that crosses Highway 101 to El Camino Real and flows north to Lift Station 14. A sewer capacity analysis was completed by MKN Associates which analyzed the capacity of both Lift Station 13 and the line connecting to Lift Station 14. The analysis concluded that upgrades would be needed at Lift Station 13 to accommodate future flows from the Barrel Creek project. Upgrades include installing new higher flow pumps and a back-up generator. To ensure that future flows don’t exceed capacity in the El Camino Real main line, a variable frequency drive will also be required to be installed to meter peak flows. Conditions have been included in Draft Resolutions E to ensure that these improvements are completed prior to any occupancy in the Barrel creek Project. In addition, the sewer analysis also examined cumulative flows for potential future impacts on Lift Station 14. If development intensity increased in the general vicinity, additional upgrades to pumps may be required. As we cannot guarantee when Barrel Creek might be built, and to ensure proper function of the system under multiple future development scenarios, a condition has been added to provide additional upgrades should flows exceed the anticipated existing + approved + project quantities. Neighborhood Character During the December 2019 City Council authorization meeting, neighbors expressed concerns about the density of the residential portion of the project. The original proposal included 80 apartments and 52 townhome units on the residential portion of the project. The proposal included 2 and 3 story buildings in addition to a community building. The applicant’s current proposal responds to neighborhood concerns and significantly reduces the scale and density of the project by including a single-family residential subdivision at the corner of Del Rio Road and San Ramon Road with a total of 20 parcels, reducing the density and providing a compatible neighborhood lot pattern. The parcels are slightly smaller than the lots in the Apple Valley subdivision but continue the single-family concept. The current project proposal also includes a 16-unit cottage hotel to the east of the project entry road. This concept is similar to the adjacent approved commercial project and provides a low-intensity commercial use along Del Rio Road. The original proposal also included short-term hotel units within the commercial portion of the project along the westerly property line. Each of these units was designed with a private parking area and had a full kitchen. Concerns were expressed at the authorization meeting related to management of these units and assurances that they would not be converted easily to long-term residential units. With the reduction in density within the residential portion of the project, the current proposal includes 40 multi-family units in this location, reducing the number of units and providing a buffer between the existing neighborhood properties and the proposed commercial development. 15 ITEM NUMBER: 2 DATE: 01/17/2023 Residential Single-Family Neighborhood The proposed project includes design guidelines for the residential subdivision and does not include specific designs for each unit. The design guidelines regulate height, setbacks, and building articulation to ensure compatibility with the surrounding neighborhood. The proposed guidelines also detail potential site locations and design options for accessory dwelling units in accordance with State law. A Planned Development Overlay Zone (Planned Development Overlay Zone #38) is proposed with language that provides objective standards for future development of the parcels. Standards include setbacks, height limitations, and parking. Garages or required parking is required to be setback a minimum of 20-feet from the back of sidewalk to allow for guest parking in the driveways. Additional standards include required articulation and lot coverage maximums. The PD language also prohibits Urban Dwelling Units and further subdivision as allowed by State law. The Planned Development standards also includes a required setback from the back of sidewalk to the rear yards of the adjacent lots to ensure that landscape is provided between the sidewalk and fence consistent with the Apple Valley development frontage. Affordable Housing As approval of this project is a legislative act, the project is required to provide affordable units in compliance with the City’s Interim Inclusionary Housing Policy. The City’s current policy requires a minimum of 20% of the units to be affordable units. The City’s current policy allows “for sale” units to be restricted at the moderate-income level and rental units at the low and very low levels. The policy allows projects of 10 units or less to automatically qualify for an in-lieu payment option. Projects with greater than 10 units must build the units or receive Council approval to pay in-lieu fees. The current policy requires the following: 1. The percentage of units within a project that must be affordable shall be 20%. Fence required to be setback 3-feet 6-foot max retaining wall 10-foot landscaped setback between sidewalk and wall 16 ITEM NUMBER: 2 DATE: 01/17/2023 2. The distribution of affordable units in single family land use areas shall be as follows: a. 100% Moderate 3. The distribution of affordable units in multi-family and mixed-use commercial land use areas shall be as follows: a. 20% Very Low Income b. 37% Low Income c. 43% Moderate 4. In-lieu fees shall be collected for all fractional units up to 0.499 units, fractional units of 0.50 and greater shall be counted as 1.0 units. 5. All inclusionary units shall be deed restricted for a period of 30 years. The proposed project contains both single-family for-sale units and rental units. Based on this scenario, the following deed restrictions would be required: Single-family subdivision:  2 moderate income units within the Single-Family subdivision. Multi-family apartments:  3 moderate units (3.44 rounded down)  2 low income units (2.16 rounded down)  2 very-low income units (1.6 rounded up)  In-lieu fees collected for the missing fraction Under City policy, these units can be constructed as bonus units however, based on the mixed-use nature of this project and the design intent to focus on commercial uses and utilize residential uses as a transition to existing neighborhoods, bonus units would not apply in this case as they are most applicable to housing only projects with a defined maximum density. Based on this, affordable units would need to be accommodated within the 20 single-family and 40 multi-family units proposed, eliminating the bonus incentive. The City generally meets our Regional Housing Need Allocation (RNHA) for moderate income units. During this next 8-year RHNA cycle (2020-2028) the City can also count 50% of accessory dwelling units (ADUs) constructed toward the low-income level. Low and Very-Low income units generally require more heavy subsidies, hence the allowance for a density bonus should affordable units be constructed in a project. In compliance with the City’s interim policy, the project has been conditioned to provide the number of units listed above (Condition #16). The applicant however, is requesting full in lieu fee payment per the provisions of the interim policy rather than the provision of affordable units. Commercial Uses Staff has identified Commercial Park as the most appropriate General Plan and Zoning designation given the design and intent of the project. However, as a Planned 17 ITEM NUMBER: 2 DATE: 01/17/2023 Development, modifications have been made to the list of allowed and conditionally allowed uses to enhance neighborhood compatibility and compatibility of uses within the proposed project. The list of use modifications can be found in Draft Resolution D. Architectural Theme The commercial portion of the project presents an industrial agrarian design theme which includes standing seam metal siding, industrial themed lighting, metal and timber trellis features, and board formed concrete wainscoting. Large storefront glazing entries are envisioned for pedestrian oriented uses with glazed and solid roll-up doors throughout to allow for space flexibility. Clerestory and high windows are provided for additional design detail. Buildings include darker earth toned colors with neutral roof colors. A variety of color schemes are provided to increase visual interest. The hotel is designed with a similar theme but with a greater emphasis on contemporary rustic materials and material variety to break up the 4-story massing. Materials include offset vertical wood siding, smooth stucco, board formed concrete, and Corten steel panels. The building includes a metal gable roof to provide visual interest and consistency with residential building forms. A proposed rooftop bar overlooks the central courtyard and is screened from the adjacent neighborhood parcels by the gable roof element. 18 ITEM NUMBER: 2 DATE: 01/17/2023 The multi-family buildings are a contemporary craftsman or farmhouse design theme. The design has compatible features with the commercial portion of the project (gable roof forms, vertical siding) but is softened and includes greater façade undulation appropriate for the residential use. There are a number of proposed retaining walls at the rear of the multi-family development area designed to create a flat buildable area and direct drainage to project basins. These walls are adjacent to existing residential properties that contain the drainage feature with mature riparian vegetation. There are 2 stepped walls proposed, the first at a maximum height of 7-feet and the second with a maximum height of 4-feet. The walls are separated by 5-feet to allow for landscaping. While these walls present approximately 11-feet of total height, the adjacent riparian vegetation will visually screen the walls. In addition, conditions have been included to provide decorative treatment on these walls to improve appearance. Height Maximum building heights in the commercial and residential zoning districts vary from 30 to 45 feet. Commercial Park is the zoning district proposed for the commercial portion of the site which allows for a maximum height of 45-feet with standards included in the Planned Development Overlay Zone to allow added height for architectural features and roof forms on the hotel building. Proposed project heights are listed in the chart below. Proposed height Max Height per code Staff Notes SFR subdivision 30-feet 30-feet Maximum identified in design guidelines RMF apartments 38.6-feet 35-feet with roof forms up to 40-feet Average height – height of each façade can vary based on topography Commercial tenant buildings 35-feet 45-feet Hotel Up to 60-feet for architectural roof features 47.5-feet to the top of occupied floors 45-feet Additional height allowed through PD overlay zone. The project is requesting an extension of the permitted height for architectural / roof projections for the hotel portion of the project. Under existing code, the maximum height in the CPK zone is 45-feet. The proposed hotel has roof and architectural features that extend up to 60-feet. In order to add architectural interest. 19 ITEM NUMBER: 2 DATE: 01/17/2023 The Fire Department has reviewed the preliminary concepts and determined that emergency response vehicles would be able to adequately serve the site. Project conditions have been included to ensure that hydrant number and spacing meets City requirements. Signage The applicants are proposing a project signage program that includes identification signs as well as commercial tenant sign concepts. Entry Sign: The applicants have proposed neighborhood identification signs concepts for the Del Rio Road entrance and the beginning of the commercial loop road that incorporate materials compatible with the building architecture. Staff has conditioned that option 2B be utilized with stone veneer compatible with retaining / perimeter wall treatments. The hotel concept includes an externally illuminated freeway facing sign above the main entry / porte cochere and an internally illuminated sign composed of individual letters facing the commercial plaza. The project has been conditioned to provide landscaping designed to minimize light spillage from the freeway-oriented signage onto the adjacent residential property to the greatest extent possible and that the lighting levels be reduced during evening hours to prevent glare. Tenant Signage: Conceptual signs for each tenant are shown on the building elevations. Signage may include wall signage above entries or on prominent building features in addition to projecting signs. Signage will face parking areas as well as the internal plaza. Water Tower: The applicants are proposing a water tower feature adjacent to the freeway that also acts as a project identification sign. The water tower is proposed to be 65-feet tall and 20 ITEM NUMBER: 2 DATE: 01/17/2023 constructed of wood and steel. The tower will be located on a portion of the site that is approximately 25-feet below the level of the overpass and therefore, the proposed height will allow for visibility in both the southern and northern direction. Project identification signage will face both the north and south. Staff is recommending that any illumination be external and directed at the face of the tower. Tentative Tract Map The proposed entitlement request includes approval of a Vesting Tentative Tract Map (TR 3177). The map proposes 43 lots, as follows:  20-single family lots  4 parcels within the multi-family area allowing each 10-unit building to be owned individually  6 commercial parcels to allow individual ownership of each building  1 hotel parcel  1 cottage hotel parcel  5 lots for stormwater/drainage purposes  2 road/parking parcels (one in the residential area and one for the commercial area)  2 sign parcels adjacent to the freeway. Lot 39 is intended to contain the water tower sign with lot 40 intended for a future digital billboard. As neither billboards nor digital/changeable signage are permitted by code, any such signage would require special approval by the Council through a development agreement that provides City benefit in exchange for the allowance. Staff has conditioned that this lot be removed from the map prior to recordation unless the City Council approves a separate development agreement for the proposed signs. The minimum lot size in the CPK zone is 2 acres and the minimum lot size in the Residential Multi-family zone is ½ acre. Smaller lot sizes are permitted through the Planned Development Overlay process and with provisions for shared parking, access, and amenity areas. Lot sizes for the proposed single-family portion of the project range between 0.09 and 0.19 acres. Lot sizes for the commercial buildings range from 0.34 to 0.86 acres. Staff has conditioned that easements and covenants be recorded concurrently with the final map to ensure access is provided to all lots and shared facilities are maintained to function as one integrated development. Site Lighting All site lighting will be required to comply with the Atascadero Municipal Code. Commercial tenant lighting is proposed to be gooseneck style and directed downward to reduce night sky pollution and glare. The central plaza space and pedestrian walkways may include bollard or low-level in ground lighting. Up lighting may be allowed to accent architectural features. Decorative string lighting is proposed for outdoor gathering spaces. The Planned Development Overlay Zone text contains standards for lighting throughout the project. Landscaping The design package includes a conceptual landscape plan for the project site. The design includes a number of stormwater basins that double as entry landscape features. Landscaping surrounds the perimeter of the site to buffer the existing residential 21 ITEM NUMBER: 2 DATE: 01/17/2023 properties from the proposed project. The western edge of the commercial portion is adjacent to the existing drainage feature, which includes existing mature trees and some riparian vegetation. This feature also requires an increased setback on the adjoining residential properties reducing the potential for future incompatibilities. The northern portion of the site includes a parking area between the hotel and property line. There is an approximately 12-foot landscaped setback to provide a vegetated buffer. Conditions have been included for taller evergreen landscaping within this setback to provide a visual buffer to the proposed development. The single-family portion of the development is designed with rear yards abutting the existing residential property to the north. Solid 6-foot fencing is proposed along the project edge. A 10-foot landscape setback is provided along the San Ramon and Del Rio frontages to provide visual screening and softening of retaining walls and rear yard fences of the adjacent parcels. To accommodate drainage, the project site along Del Rio is raised approximately 6-feet from natural grade. As the adjacent residential lots are smaller, a retaining wall is proposed to create a level rear yard area resulting in approximately 6-foot walls fronting Del Rio Road. The retaining walls are setback approximately 10-feet from the back of sidewalk and a condition has been added to step privacy fencing off the wall a minimum of 3-feet to allow for additional landscape softening. Conditions also require decorative treatment of these walls. Open Space The Barrel Creek project includes a number of small open space/recreation spaces. Within the single-family neighborhood, 2 open-space / drainage lots are included. Lot 22 is designed as a drainage basin that could provide passive recreation opportunities for residents. Lot 21 contains an underground stormwater facility providing a flat area for passive recreation opportunities. The multi-family area shows landscaped side and rear areas designed to accommodate residential outdoor uses. Balconies and ground floor courtyards are also provided as private open space. In addition, the project provides sidewalks connecting the residential areas to the commercial plaza and amphitheater. The drainage area will also be enhanced with native landscaping and will provide opportunities for play. Area for trees and enhanced landscape 22 ITEM NUMBER: 2 DATE: 01/17/2023 Phasing The project is proposed to be constructed in multiple phases. Conditions have been added to ensure that the main commercial portion (excluding the hotel) is constructed prior to any residential units. Phasing also includes improvement phasing, summarized as follows: Phase I (commercial):  Commercial loop Road A in its entirety  All associated drainage facilities  All frontage improvements on Del Rio Road and at the intersection of Del Rio Road and San Ramon  All landscaping within the commercial portion of the project including north edge landscaping  All associated public utilities including extension of the sanitary sewer main in Del Rio Road  Upgrades to Lift Station 14 Phase 2 (multi-family)  Street B and adjacent parking  All associated drainage facilities  All associated landscaping  All associated public utilities  Any needed additional upgrades to Lift Station 14 Phase 2 (single-family):  Streets C and D  All frontage improvements along San Ramon Road  All associated drainage facilities  All associated landscaping  All associated public utilities  Any needed additional upgrades to Lift Station 14 A condition has also been included requiring a deed notification on the residential portion of the project of the requirement for the commercial buildings to be constructed prior to occupancy of any residential unit. This will ensure that potential developers of the residential portion are aware of the required commercial component. Planned Development Overlay Zone Policy The Planned Development Benefit Policy was established by the City Council in 2004. It requires that planned development projects offer community benefits in exchange for modified development standards. The benefit chart is shown below. All Tier 1 benefits are considered mandatory. 23 ITEM NUMBER: 2 DATE: 01/17/2023 PD Location Tier 1 Benefits Tier 2 Benefits Inside of Urban Core PD-7 PD-17 Custom PD’s a) Affordable / Workforce Housing b) High Quality Architectural Design c) High Quality Landscape Design d) Buffering between Urban and Suburban zones (large lot sizes, increased setbacks, landscape buffers, etc.) e) Higher density to meet Housing Element goals a) Pocket Parks in larger projects b) Trails / Walkways for Pedestrian Connectivity c) Historic Preservation Outside of Urban Core Rural / Suburban Areas PD-16 Custom PD’s a) Natural Open Space Preservation a) Multi-Purpose Trails – Equestrian / Bicycle / Pedestrian b) Recreational Areas / Facilities c) Historic Preservation The projects include the following benefits: 1. Compliance with the City’s interim affordable housing policy 2. High Quality Design 3. Buffering between existing and proposed land uses through project uses and landscaping 4. Higher density housing opportunities 5. Pocket parks and recreation opportunities 6. Pedestrian connections In addition to the benefits outlined in the policy above, the project site was previously identified as a key opportunity site for economic development and will provide for the expansion and development of a key commercial node bringing opportunities for increased tourism, residential serving uses, and retail. Native Tree Removals There are very few native trees on the site, however the project as designed will necessitate the removal of 6 native trees. The project concept landscape plan shows replanting of native trees within the open space and drainage areas of the site. The project is conditioned to comply with the Atascadero Native Tree Ordinance. This includes either payment into the tree mitigation fund or replanting of native trees on-site. Community Facilities District (CFD) Based on findings from the 2003 Taussig Study, revenue from new residential development including property tax revenues, vehicle licensing fees, sales taxes, and other revenues are insufficient to cover the maintenance and emergency services costs of new development. Based on the revenue projections from the Taussig Study and consistent with adopted Council financial policies, the City has developed standard conditions of approval for new development projects that require the cost of maintenance and emergency services to be funded by the project through annexation into the existing community facilities district (CFD). 24 ITEM NUMBER: 2 DATE: 01/17/2023 As this project contains both a residential component, a condition has been included to annex into the citywide CFD. The applicant will be required to annex into the district prior to, or concurrently with, final map recordation. ENVIRONMENTAL DETERMINATION A Draft Mitigated Negative Declaration was circulated to public agencies and interested members of the public starting December 28, 2022. The environmental analysis identified concerns regarding potential impacts to aesthetics, noise, air quality, cultural resources, utility systems, and traffic. Mitigation measures pertaining to these resources are included in the project approvals. Minor edits for clarification have been made and are included in the Mitigation Monitoring Program attached to Resolution A. These revised measures are also included as conditions of approval attached to Resolution E. A finding is proposed that this project would not have a significant effect on the environment based upon the implementation of the identified mitigation measures. CONCLUSION The Barrel Creek project is a request for a General plan Amendment, Zone Change, and associated entitlements to establish a mixed commercial and residential development on a 15.2-acre site west of Highway 101 at Del Rio Road. The project site was previously identified by City Council as a key opportunity site for commercial and residential development based on freeway visibility, interchange proximity, and the size of land available to provide for a consolidated and integrated development plan. Staff recommends that the Planning Commission make the required findings and adopt the attached draft resolutions recommending that the City Council take action to approve the project as proposed, with conditions and mitigation measures. ALTERNATIVES 1. The Planning Commission may recommend modifications to the proposed amendments and/or conditions of approval for the project. 2. The Planning Commission may determine more information is needed on some aspect of the amendments and may refer the item back to the applicant and staff to provide the additional information. The Commission should clearly state the type of information required and move to continue the item to a future date. 3. The Planning Commission may recommend denial to the City Council. The Commission should specify the reasons for recommendation of the denial of the project amendments. ATTACHMENTS: Attachment 1: Draft PC Resolution A Attachment 2: Draft PC Resolution B 25 ITEM NUMBER: 2 DATE: 01/17/2023 Attachment 3: Draft PC Resolution C Attachment 4: Draft PC Resolution D Attachment 5: Draft PC Resolution E Attachment 6: Traffic Impact Analysis Attachment 7: Sewer Capacity Analysis Attachment 8: Biological Survey 26 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 1 DRAFT RESOLUTION A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUCNIL CERTIFY THE PROPOSED MITIGATED NEGATIVE DECLARATION FOR THE BARREL CREEK PROJECT BARREL CREEK (DEV21-0066) 6010, 6020, 6030 Del Rio Rd and 1505, 1855 San Ramon Rd APNs 049-131-043, 044, 052, 058, and 066 WHEREAS, an application has been received from Legacy Realty and Development, LLC (5390 E. Pine Avenue, Fresno, CA 93727), Applicant and First Assembly of God Church (5545 Ardilla Ave, Atascadero, CA 93422) Owner, to consider a General Plan Amendment, Zone Change, Vesting Tentative Tract Map, Tree Removal Permit, and Master Plan of Development (Conditional Use Permit) including allowances for outdoor amplified sound, Commercial Sign Program, and a height exception; and WHEREAS, the site’s current General Plan Land Use Designation is Suburban Estates (SE); and WHEREAS, the site’s current Zoning Designation is Residential Suburban (RS); and WHEREAS, the site has previously been identified by the City Council as a key development opportunity site based on the site’s adjacency to Highway 101 and proximity to the key commercial node at El Camino Real and Del Rio Road; and WHEREAS, the City Council reviewed the request for General Plan Amendment and Zone Change at their regularly scheduled meeting on April 28, 2020 at which time the Council authorized the applicants to submit a formal application; and WHEREAS, an Initial Study and Proposed Mitigated Negative Declaration 2022-0005 were prepared for the project and made available for public review in accordance with the requirements of the California Environmental Quality Act (CEQA); 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 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 application; and NOW, THEREFORE BE IT RESOLVED, by the Planning Commission of the City of Atascadero: 27 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 1 SECTION 1. Recitals: The above recitals are true and correct. SECTION 2. Public Hearing. The Planning Commission of the City of Atascadero, at a Public Hearing held on January 17, 2023, and considered testimony and reports from staff, the applicants, and the public. SECTION 3. CEQA. An Initial Study was prepared to determine if the proposed project would have a significant adverse effect on the environment. The Initial Study found that the project results in no significant impacts with mitigation measures incorporated. Consequently, a Mitigated Negative Declaration was prepared and circulated for public review on December 28, 2022. The Planning Commission has recommended that the City Council certify the environmental determination for the Barrel Creek project. SECTION 4. Recommendation of Certification. The Planning Commission of the City of Atascadero, California, in a regular session assembled on January 17, 2023 resolved to recommend that the City Council certify the proposed Mitigated Negative Declaration prepared for the Barrel Creek project and adopt the mitigation monitoring program as shown in Exhibit A.. On motion by Commissioner _____________ and seconded by Commissioner ___________, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSTAIN: ( ) ABSENT: ( ) ADOPTED: January 17, 2023 CITY OF ATASCADERO, CA ______________________________ Jeff van den Eikhof Planning Commission Chairperson Attest: ______________________________ Phil Dunsmore Planning Commission Secretary 28 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 1 EXHIBIT A: Mitigation Monitoring Program MITIGATION MONITORING PROGRAM Barrel Creek DEV21-0066 Per Public Resources Code § 21081.6, the following constitutes the mitigation monitoring and/or reporting program that will reduce potentially significant impacts to less than significant levels. The measures will become conditions of approval (COAs) should the project be approved. The City of Atascadero, as the Lead Agency, or other responsible agencies, as specified, are responsible to verify compliance with these COAs. MITIGATION MEASURE TIMING Aesthetics AES-1 Landscaping shall be included along the San Ramon and Del Rio frontages to buffer higher density residential lots from surrounding existing rural residences. Landscaping shall include small shrubs and grasses along with street trees. Street trees along San Ramon shall be installed in a natural grouped pattern and shall include native species. Landscaping along Del Rio shall include shrubs and grasses as well as London plan trees at a spacing of 30-feet on-center consistent with the adjacent Apple Valley development. A minimum of 8 feet of landscaped area shall be provided along each frontage. Prior to Building Permit Issuance / Project Final AES-2 Columnar landscaping and canopy shade trees shall be provided along the norther property line to provide visual screening of the 4-story hotel from the adjacent residential parcel. Landscaping shall include evergreen species and shall be designed to block visual impacts to the greatest extent possible. Prior to Building Permit Issuance / Project Final AES-03 Site lighting shall be low-level safety lighting for the parking lot areas. Lighting shall be on motion sensors to minimize lighting when areas are not in use. All pole lighting shall be a maximum of 14-feet in height and shall be shielded and directional. Prior to Building Permit Issuance / Project Final AES-04 Low level lighting shall be placed at the intersection of San Ramon and Del Rio Road for safety. Additional lighting at the Apple Valley frontage shall be installed as needed to facilitate safe lighting levels at the intersection. Prior to Building Permit Issuance / Project Final AES-05 All site walls visible from the exterior of the site shall be decorative walls and shall include decorative veneer. Prior to Building Permit Issuance / Project Final 29 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 1 MITIGATION MEASURE TIMING AES-06 Lighting at the north hotel façade and west facing portion of the façade closest to the proposed multi-family units shall include pedestrian scale bollard lighting only. No architectural feature lighting is permitted. Fully shielded directional lighting shall be permitted where needed for egress safety. Prior to Building Permit Issuance / Project Final Air Quality AQ-01 Water exposed soil during active construction at a specific frequency to achieve dust suppression. Ongoing during Construction AQ-02 Apply water at a specific frequency during active demolition to achieve dust suppression. Ongoing during Construction AQ-03 Water construction roads a minimum of twice daily. Ongoing during Construction AQ-04 Maintain a 25 mile per hour speed limit for all vehicles during construction Ongoing during Construction AQ-05 Zero or low-VOC paints shall be used throughout the project. Prior to Building Permit Issuance / Project Final AQ-06 Limit heavy equipment idling to no greater than 5 minutes at a single location Ongoing during Construction AQ-07 Install onsite electric vehicle chargers in an amount beyond what is required by the 2019 California Green Building Standards (CALGreen) at buildings with designated parking areas (e.g., commercial, educational, retail, multifamily). Prior to Building Permit Issuance / Project Final AQ-08 Provide short-term and long-term bicycle parking facilities to meet peak season maximum demand. Ensure that sufficient bike parking can be accessed by all, not just project employees or residents. Prior to Building Permit Issuance / Project Final Cultural Resources CUL-01 Prior to the issuance of any permits on-site, an Archeological Monitoring Plan shall be prepared by a qualified archeologist and shall be approved by the City of Atascadero. All recommendations of the plan shall be implemented as directed. Prior to Building Permit Issuance CUL-02 All grading and site disturbance activities shall be monitored by a qualified archeologist and a monitor from a local tribal representative. Ongoing during Construction 30 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 1 MITIGATION MEASURE TIMING CUL-03 Prior to demolition of the Quonset hut, the applicant shall provide documentation that includes floor plans, elevations, photographs and historical facts related to the structure. The report shall be approved and filed by the City prior to permit issuance for demolition. Prior to Building Permit Issuance Greenhouse Gas Emissions GHG-01 See AQ mitigation measures Noise NOI-01 Construction activities shall be limited to 9am to 7pm on Saturdays and shall not occur on Sundays. Ongoing during construction Transportation TRANS- 01 The Crosswalk at Del Rio Road and San Ramon Road shall include ladder striping for the crosswalk at the eastern leg of the intersection. The crosswalk shall be supplemented with pedestrian warning signage and rectangular rapid flashing beacon (RRFB) on both sides of the road. The crosswalk across the northern side San Ramon Road shall not be included. Prior to Building Permit Issuance / Project Final TRANS- 02 The intersection of San Ramon Road and Del Rio Road shall be illuminated with down lighting sufficient for pedestrian and vehicular safety. Light shall be provided both on the north and south side of the intersection. Prior to Building Permit Issuance / Project Final TRANS- 03 A contiguous paved accessible pedestrian path of travel shall be provided along Del Rio Road to the existing sidewalk on the south side of the freeway overpass prior to occupancy of any residential units. Prior to Building Permit Issuance / Project Final TRANS- 04 Prior to occupancy of any use on the project, the following improvements shall be completed at the Del Rio and El Camino Real intersection: · Restripe the eastbound approach to a left, through, and right turn lane and modify the left turn to protected-permissive phasing, · Add a westbound left turn lane (required for eastbound through lane transition) with permissive phasing, · Modify the southbound and northbound left turns to protected-permissive phasing, · Add overlap phasing to the southbound right turn pocket currently under construction, Prior to Occupancy 31 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 1 MITIGATION MEASURE TIMING · 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 for all coordinated signals including updating pedestrian and yellow clearance times at Del Rio and El Camino Real. It is anticipated that these improvements will be completed by the Marketplace Project prior to commencement of the Barrel Creek Project. This project shall pay their fair share toward these improvements. Fair share shall be based on current cost estimates. Should the developer construct the improvements, any costs of the installed improvements in excess of the project’s proportional share may be eligible for a TIF fee credit. Any potential TIF fee credit will be calculated by the City and will comply with any City resolution guiding TIF Fee credits in place at the time of construction of the improvements. The developer constructing the improvements may also be eligible for reimbursement from other development conditioned to construct specified improvements. TRANS- 05 The applicant/developer shall pay their fair share towards improvements at the US101/Del Rio interchange as specified in the Del Rio Road Commercial Area Specific Plan including the addition of a westbound right-turn lane to the intersection of Del Rio Road/US 101, such that there would be two westbound lanes on Del Rio Road from El Camino Real to the US 101 North ramp with a dedicated right turn lane onto US 101 northbound. Prior to Building Permit Issuance TRANS- 06 The applicant/developer shall pay their fair share toward the realignment of Ramona Road and associated frontage improvements along Del Rio Road between San Ramon and US 101. Cost estimates for the fair share payment shall be based on a current cost estimate or the actual costs if the project is completed prior to permit issuance. It is anticipated that the City will complete these improvements prior to commencement of the project. If these improvements are not completed, Do Not Block Intersection Markings per the California Manual on Uniform Traffic Control Devices (CAMUTCD) Section 3B.17 shall be completed at the Ramona Road Prior to Building Permit Issuance 32 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 1 MITIGATION MEASURE TIMING intersection prior to occupancy of any commercial or residential use. TRANS- 07 A striped crosswalk shall be provided across “Street A” (project entry street at Del Rio Road) to connect the pedestrians from the commercial portion of the project to the Del Rio Road sidewalk and crossing at San Ramon. Prior to Building Permit Issuance / Project Final Tribal and Cultural Resources TCR-01 See mitigation measure CUL-01. Utility and Service Systems USS-01 Prior to occupancy for any use, the developer shall upgrade Lift Station 14 with the following: · Install new 30 HP submersible pumps and associated piping improvements · Install new wet well roof and hatch · Install new Motor Control Center (MCC), Variable Frequency Drives (VFDs), and upgrade controls · Install emergency generator, propane tank and associated piping · Bypass pumping during construction Building Permit USS-02 Prior to occupancy of any use that exceeds 196 gallons per minute at peak hour flow at Lift Station 14, the developer shall upgrade Lift Station 14 with the following: · Replacement of 30‐Hp submersible pumps with 40‐Hp pumps and associated piping upgrades · Remove and replaced existing wet well with minimum 8’ diameter wet well · Pipeline connection improvements · Install new MCC, VFDs, and upgrade controls · Upsize the emergency generator · Bypass pumping during construction Building Permit 33 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 2 DRAFT RESOLUTION B RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUCNIL APPROVE A GENERAL PLAN AMENDMENT (MAP DESIGNATION CHANGE AND MODIFICATION TO THE URBAN SERVICES LINE) FOR THE BARREL CREEK PROJECT BARREL CREEK (DEV21-0066) 6010, 6020, 6030 Del Rio Rd and 1505, 1855 San Ramon Rd APNs 049-131-043, 044, 052, 058, and 066 WHEREAS, an application has been received from Legacy Realty and Development, LLC (5390 E. Pine Avenue, Fresno, CA 93727), Applicant and First Assembly of God Church (5545 Ardilla Ave, Atascadero, CA 93422) Owner, to consider a General Plan Amendment, Zone Change, Vesting Tentative Tract Map, Tree Removal Permit, and Master Plan of Development (Conditional Use Permit) including allowances for outdoor amplified sound, Commercial Sign Program, and a height exception; and WHEREAS, the site’s current General Plan Land Use Designation is Suburban Estates (SE); and WHEREAS, the site’s current Zoning Designation is Residential Suburban (RS); and WHEREAS, the site has previously been identified by the City Council as a key development opportunity site based on the site’s adjacency to Highway 101 and proximity to the key commercial node at El Camino Real and Del Rio Road; and WHEREAS, the City Council reviewed the request at their regularly scheduled meeting on April 28, 2020 at which time the Council authorized the applicants to submit a formal application; and WHEREAS, City Council Policy requires that a neighborhood meeting be held by the applicant to receive input from surrounding property owners, residents, and interested persons to assist in achieving neighborhood compatibility; and WHEREAS, the project held a neighborhood meeting to gather input from surrounding residents and interested persons on September 23, 2020; and WHEREAS, the proposed amendment is in conformance with the other elements of the adopted General Plan Goals, Policies, and Programs and the overall intent of the General Plan; and 34 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 2 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 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 application; 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 Hearing. The Planning Commission of the City of Atascadero, at a Public Hearing held on January 17, 2023, and considered testimony and reports from staff, the applicants, and the public. SECTION 3. Facts and Findings. The Planning Commission makes the following findings and determinations: A. Findings for approval of a General Plan Amendment FINDING: The proposed amendment is in the public interest. FACT: The proposed map amendment changes the development potential of a currently rural residential site adjacent to Highway 101 to a mix of commercial and residential uses. The project has been designed to provide transitions from the adjacent single- family neighborhoods and will provide increased economic benefit to the City. Modification to the Urban Services Line would allow all parcels proposed as part of the Barrel creek project to be within the designated boundary. As all project utilities and access is served from Del Rio Road or San Ramon Road, this modification will be consistent with project approvals. FINDING: The proposed amendment is in conformance with the adopted General Plan Goals, Policies, and Programs and the overall intent of the General Plan. FACT: The proposed re-designation increased commercial development opportunities within the city and locates potential goods and services close to existing residential neighborhoods. The project is designed to provide a transition between the existing single-family neighborhoods to the project uses and provides development of a site directly adjacent to Highway and with direct access to the 101 interchange. The project is within proximity to the developing Del Rio Road / El Camino Real commercial node and has been previously identified by the City Council as an economic development opportunity site. The City’s General Plan strives to balance commercial and residential uses, fostering a vibrant economy while preserving and maintain the City’s rural, small-town character. The General Plan recognizes the need for growth and contains policies and programs to 35 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 2 center that growth around the city’s core area, namely paralleling the Highway 101 corridor and Morro Road, where services are available and infrastructure is designed to support added intensity. This project is located adjacent to a key commercial node at the intersection of del Rio Road and Highway 101. The project is designed with a small-lot single family subdivision on the western option of the site, similar to the adjacent Apple Valley development. FINDING: The proposed amendment is compatible with existing development, neighborhoods, and the environment. FACT: The proposed project is currently comprised of 5 mostly vacant parcels with one structure used as a weekly food distribution center. The site abuts highway 101 and is located adjacent to a key commercial node. Surrounding uses include large-lot rural residential, small-lot single family development, and currently un- or under-developed commercial tourist parcels. The proposed project increases commercial intensity adjacent to Highway 101 and provides for a small-lot single-family development along the most western edge, adjacent to existing residential neighborhoods. The intensified commercial uses will include entertainment, tourist serving, and local serving services and uses. The Del Rio area has bene previously identified as a key economic development opportunity site and has been designed with transitionary uses to existing surrounding uses. FINDING: The proposed map amendment will not create any new significant and unavoidable impacts to traffic, infrastructure, or public services. FACT: The project has been analyzed under the provisions of CEQA and the City’s development review process. As part of this process, traffic and utility service analyses were completed to determine project impacts and appropriate measures to mitigate any impacts. Based on the Initial Study and Proposed Mitigated Negative Declaration, the project will not create and new significant impacts to traffic, infrastructure, or public services as conditioned and with the incorporated mitigation measures as identified. FINDING: The proposed amendment is consistent with the adopted EIR and mitigation monitoring program. FACT: The proposed project is consistent with the City’s economic and land use policies. The project site was previously identified as a key site for commercial expansion and opportunities for increased housing. Infrastructure and services are available to serve the project and the project is consistent with the General plan EIR and subsequent Mitigated Negative Declaration prepared for the project. SECTION 4. CEQA. An Initial Study was prepared to determine if the proposed project would have a significant adverse effect on the environment. The Initial Study found that the project results in no significant impacts with mitigation measures incorporated. Consequently, a Mitigated Negative Declaration was prepared and circulated for public review on December 28, 2022. The Planning Commission has recommended that the City Council certify the environmental determination for the Barrel Creek project. 36 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 2 SECTION 5. Recommendation of Approval. The Planning Commission of the City of Atascadero, California, in a regular session assembled on January 17, 2023 resolved to recommend that the City Council approve the General Plan Map Designation Amendment and Modification to the Urban Services Line for the Barrel Creek project consistent with the following: EXHIBIT A: General Plan Land Use and Urban Services Line Amendment Diagram On motion by Commissioner _____________ and seconded by Commissioner ___________, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSTAIN: ( ) ABSENT: ( ) ADOPTED: January 17, 2023 CITY OF ATASCADERO, CA ______________________________ Jeff van den Eikhof Planning Commission Chairperson Attest: ______________________________ Phil Dunsmore Planning Commission Secretary 37 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 2 EXHIBIT A: General Plan Land Use and Urban Services Line Amendment Diagram Proposed Designation Commercial Park Proposed Designation Medium Density Residential Existing Land Use Designation: Suburban Estates New Urban Services Line location Existing Urban Services Line 38 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 3 DRAFT RESOLUTION C RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUCNIL INTRODUCE FOR FIRST READING, BY TITLE ONLY, AN ORDIANNCE TO MODIFY THE OFFICIAL ZONING MAP CONVERTING APPROXIMATELY 15.2 ACRES FROM RESIDENTIAL SUBURBAN TO RESIDENTIAL MULTI- FAMILY – 10 AND COMMERCIAL PARK FOR THE BARREL CREEK PROJECT BARREL CREEK (DEV21-0066) 6010, 6020, 6030 Del Rio Rd and 1505, 1855 San Ramon Rd APNs 049-131-043, 044, 052, 058, and 066 WHEREAS, an application has been received from Legacy Realty and Development, LLC (5390 E. Pine Avenue, Fresno, CA 93727), Applicant and First Assembly of God Church (5545 Ardilla Ave, Atascadero, CA 93422) Owner, to consider a General Plan Amendment, Zone Change, Vesting Tentative Tract Map, Tree Removal Permit, and Master Plan of Development (Conditional Use Permit) including allowances for outdoor amplified sound, Commercial Sign Program, and a height exception; and WHEREAS, the site’s current General Plan Land Use Designation is Suburban Estates (SE); and WHEREAS, the site’s current Zoning Designation is Residential Suburban (RS); and WHEREAS, the site has previously been identified by the City Council as a key development opportunity site based on the site’s adjacency to Highway 101 and proximity to the key commercial node at El Camino Real and Del Rio Road; and WHEREAS, the City Council reviewed the request for General Plan Amendment and Zone Change at their regularly scheduled meeting on April 28, 2020 at which time the Council authorized the applicants to submit a formal application; and WHEREAS, City Council Policy requires that a neighborhood meeting be held by the applicant to receive input from surrounding property owners, residents, and interested persons to assist in achieving neighborhood compatibility; and WHEREAS, the project held a neighborhood meeting to gather input from surrounding residents and interested persons on September 23, 2020; and WHEREAS, the proposed amendment is in conformance with the other elements of the adopted General Plan Goals, Policies, and Programs and the overall intent of the General Plan; and 39 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 3 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 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 application; 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 Hearing. The Planning Commission of the City of Atascadero, at a Public Hearing held on January 17, 2023, and considered testimony and reports from staff, the applicants, and the public. SECTION 3. Facts and Findings. The Planning Commission makes the following findings and determinations: A. Findings for approval of a Zoning Map Amendment FINDING: The Zoning Map Change is consistent with General Plan policies and all other applicable ordinances and policies of the City. FACT: The project includes a request for a General plan Amendment and Zone Map Amendment with associated entitlements for the Barrel Creek project. The proposed zoning map amendment changes the development potential of a currently rural residential site adjacent to Highway 101 to a mix of commercial and residential uses. The project has been designed to provide transitions from the adjacent single-family neighborhoods and will provide increased economic benefit to the City. FINDING: This Amendment of the Zoning Map will provide for the orderly and efficient use of lands where such development standards are applicable. FACT: The proposed project is located adjacent to Highway 101 at Del Rio Road. The project site was previously identified as a key development opportunity site. The site is adjacent to the key commercial node at Del Rio Road and El Camino Real. The Apple Valley development to the south of the project site is comprised of a small-lot single family development with similar lot patterns to the proposed single-family portion of the project. Frontage and intersection improvements will be complete prior to occupancy of the project to ensure that the adjacent street system is designed to accommodate added traffic. FINDING: The Map Change will not, in itself, result in significant environmental impacts. FACT: The proposed project is consistent with the City’s economic and land use policies. The project site was previously identified as a key site for commercial expansion and opportunities for increased housing. Infrastructure and services are available to serve the 40 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 3 project and the project is consistent with the General plan EIR and subsequent Mitigated Negative Declaration prepared for the project. SECTION 4. CEQA. An Initial Study was prepared to determine if the proposed project would have a significant adverse effect on the environment. The Initial Study found that the project results in no significant impacts with mitigation measures incorporated. Consequently, a Mitigated Negative Declaration was prepared and circulated for public review on December 28, 2022. The Planning Commission has recommended that the City Council certify the environmental determination for the Barrel Creek project. SECTION 5. Recommendation of Approval. The Planning Commission of the City of Atascadero, California, in a regular session assembled on January 17, 2023 resolved to recommend that the City Council approve the Zoning Map Amendment for the Barrel Creek project consistent with the following: EXHIBIT A: Zoning Map Amendment Diagram On motion by Commissioner _____________ and seconded by Commissioner ___________, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSTAIN: ( ) ABSENT: ( ) ADOPTED: January 17, 2023 CITY OF ATASCADERO, CA ______________________________ Jeff van den Eikhof Planning Commission Chairperson Attest: ______________________________ Phil Dunsmore Planning Commission Secretary 41 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 3 EXHIBIT A: Zoning Amendment Diagram Residential Multi- Family – 10 (6 acres) Commercial Park (9.2 acres) Existing Zoning: Residential Suburban 42 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 4 DRAFT RESOLUTION D RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING THAT THE CITY COUCNIL INTRODUCE FOR FIRST READING, BY TITLE ONLY, AN ORDIANNCE TO MODIFY THE ATASCADERO MUNICIPAL CODE, TITLE 9, CHAPTER 3, ARTICLE 28 TO ESTABLISH PLANNED DEVELOPMENT NO. 38 (PD38) FOR THE BARREL CREEK PROJECT BARREL CREEK (DEV21-0066) 6010, 6020, 6030 Del Rio Rd and 1505, 1855 San Ramon Rd APNs 049-131-043, 044, 052, 058, and 066 WHEREAS, an application has been received from Legacy Realty and Development, LLC (5390 E. Pine Avenue, Fresno, CA 93727), Applicant and First Assembly of God Church (5545 Ardilla Ave, Atascadero, CA 93422) Owner, to consider a General Plan Amendment, Zone Change, Vesting Tentative Tract Map, Tree Removal Permit, and Master Plan of Development (Conditional Use Permit) including allowances for outdoor amplified sound, Commercial Sign Program, and a height exception; and WHEREAS, the site’s current General Plan Land Use Designation is Suburban Estates (SE); and WHEREAS, the site’s current Zoning Designation is Residential Suburban (RS); and WHEREAS, the site has previously been identified by the City Council as a key development opportunity site based on the site’s adjacency to Highway 101 and proximity to the key commercial node at El Camino Real and Del Rio Road; and WHEREAS, the City Council reviewed the request for General Plan Amendment and Zone Change at their regularly scheduled meeting on April 28, 2020 at which time the Council authorized the applicants to submit a formal application; and WHEREAS, City Council Policy requires that a neighborhood meeting be held by the applicant to receive input from surrounding property owners, residents, and interested persons to assist in achieving neighborhood compatibility; and WHEREAS, the project held a neighborhood meeting to gather input from surrounding residents and interested persons on September 23, 2020; and WHEREAS, the proposed amendment is in conformance with the other elements of the adopted General Plan Goals, Policies, and Programs and the overall intent of the General Plan; and 43 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 4 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 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 application; 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 Hearing. The Planning Commission of the City of Atascadero, at a Public Hearing held on January 17, 2023, and considered testimony and reports from staff, the applicants, and the public. SECTION 3. Facts and Findings. The Planning Commission makes the following findings and determinations: A. Findings for approval of a Zoning Map Amendment FINDING: The Zoning Map Change is consistent with General Plan policies and all other applicable ordinances and policies of the City. FACT: The project includes a request for a General plan Amendment and Zone Map Amendment with associated entitlements for the Barrel Creek project. The proposed zoning map amendment changes the development potential of a currently rural residential site adjacent to Highway 101 to a mix of commercial and residential uses. The project has been designed to provide transitions from the adjacent single-family neighborhoods and will provide increased economic benefit to the City. FINDING: This Amendment of the Zoning Ordinance will provide for the orderly and efficient use of lands where such development standards are applicable. FACT: The proposed project is located adjacent to Highway 101 at Del Rio Road. The project site was previously identified as a key development opportunity site. The site is adjacent to the key commercial node at Del Rio Road and El Camino Real. The Apple Valley development to the south of the project site is comprised of a small-lot single family development with similar lot patterns to the proposed single-family portion of the project. Frontage and intersection improvements will be complete prior to occupancy of the project to ensure that the adjacent street system is designed to accommodate added traffic. Establishment of a custom Planned Development Overlay Zone will allow the property to transition to the surrounding neighborhoods with custom attention to compatible uses and development standards to ensure a quality and well-integrated project. FINDING: The Text Change will not, in itself, result in significant environmental impacts. 44 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 4 FACT: The proposed project is consistent with the City’s economic and land use policies. The project site was previously identified as a key site for commercial expansion and opportunities for increased housing. Infrastructure and services are available to serve the project and the project is consistent with the General plan EIR and subsequent Mitigated Negative Declaration prepared for the project. FINDING: Modification of development standards or processing requirements of the Zoning Ordinance through the PD overlay is warranted to promote orderly and harmonious development; and FACT: The PD38 zoning overlay establishes development standards that promote a cohesive neighborhood development and ensure that City goals related to traffic mitigation, aesthetic character, inclusionary housing, and pedestrian connectivity, among others, are achieved. FINDING: Modification of development standards or processing requirements of the zoning ordinance through the PD overlay will enhance the opportunity to best utilize special characteristics of an area and will have a beneficial effect on the area. FACT: The Planned Development 38 overlay text modifies standard development requirements to allow for a mixed residential and commercial project adjacent to existing residential neighborhood and commercial properties, including Highway 101. Modified standards for the development enable the project to provide adequate transitions to the existing neighborhood and ensure compatible uses within the commercial portion. FINDING: Benefits derived from the Planned Development Overlay Zone cannot be reasonably achieved through existing development standards or processing requirements. FACT: The Planned Development Overlay Zone 38 ensures that development within the area provides certain benefit as identified by Council Policy. Development under the PD38 standards will maintain and enhance neighborhood character and provide transition between commercial and single-family uses. FINDING: Proposed plans offer certain redeeming features to compensate for requested modifications of the Planned Development Overlay zone. FACT: City Council Planned Development Policy requires project benefits such as affordable inclusionary housing, pocket parks, and high-quality landscape and architecture in exchange for modified development standards. As conditioned, the project satisfies these requirements. SECTION 4. CEQA. An Initial Study was prepared to determine if the proposed project would have a significant adverse effect on the environment. The Initial Study found that the project results in no significant impacts with mitigation measures incorporated. Consequently, a Mitigated Negative Declaration was prepared and circulated for public review on December 28, 2022. The Planning Commission has recommended that the City Council certify the environmental determination for the Barrel Creek project. 45 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 4 SECTION 5. Recommendation of Approval. The Planning Commission of the City of Atascadero, California, in a regular session assembled on January 17, 2023 resolved to recommend that the City Council approve an Amendment to the Atascadero Municipal Code for the Barrel Creek project consistent with the following: EXHIBIT A: 9-3.683 Establishment of Planned Development Overlay No. 38 (PD38) On motion by Commissioner _____________ and seconded by Commissioner ___________, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSTAIN: ( ) ABSENT: ( ) ADOPTED: January 17, 2023 CITY OF ATASCADERO, CA ______________________________ Jeff van den Eikhof Planning Commission Chairperson Attest: ______________________________ Phil Dunsmore Planning Commission Secretary 46 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 4 EXHIBIT A: 9-3.683 Establishment of Planned Development Overlay No. 38 (PD38) The following shall be added to the Atascadero Municipal Cade Title 9, Chapter 3, Article 28: 9-3.683 Establishment of Planned Development Overlay Zone No. 38: (PD38). Planned Development Overlay Zone No. 38 is established as shown on the official zoning maps (Section 9-1.102 of this title) on parcels APNs 049-131-043, 044, 052, 058, and 066 (Parcels 1-42 of TR3177). The following development standards shall be applied to all development within the PD38 overlay district: General Requirements: (a) All utilities, including electric, telephone and cable, along the frontage of and within the PD shall be installed underground. (b) All lighting shall be fully shielded, directional, and dark sky compliant unless specifically exempted below. (c) All mitigation measures listed in the Mitigation Monitoring Program shall be adhered to for the life of the project. Commercial Development: (a) A Master Plan of Development must be established for the commercial development area and all development shall be consistent with the approved Master Plan of Development. (b) All building mounted and parking lot lighting shall be dark sky compliant and designed to reduce off-site glare. All lighting shall be directed downward. The following exceptions shall be permitted: 1. Festoon lighting shall be permitted within the commercial plaza and hotel inner courtyard 2. Lower level up-lighting is permitted within the commercial plaza and inner hotel courtyard to highlight architectural building features. 3. Low level bollard lighting is permitted adjacent to pedestrian paths. (c) All building signage shall comply with the following: 1. All wall signs shall be externally or halo lit. 2. No cabinet signs shall be permitted 3. Each business shall be allowed a wall sign over the entry in addition to a parking lot facing sign if the tenant space is adjacent to the parking area. 4. Projecting signage shall be permitted as well as an extruded metal sign on the metal canopy(ies). 5. Window graphics shall be permitted per the Atascadero Municipal Code 6. A center identification sign in the form of a water tower shall be permitted along Highway 101 in the area designated in the Master Plan of development. The water tower shall have a maximum height of 65-feet. The water tower sign shall display the name of the project only. 7. The hotel shall be allowed the following: 47 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 4 i. No signage shall be permitted facing residential uses Lighting facing the freeway shall be externally illuminated with downward lighting. All lighting shall be set on a timer to turn off or dim between the hours of 10pm and 7am. (d) All parking lot trees shall be maintained in a manner which allows the trees to reach their natural height and width. No growth inhibitors shall be permitted. (e) Amplified sound shall be permitted within the commercial plaza, amphitheater, and hotel courtyard area between the hours of 11am and 10pm. Amplified outside of these hours or locations shall require approval of an AUP. (f) All uses shall comply with the listed uses for the CPK zone, with the following modifications: 1. The following uses shall be allowed by right i. Bar/Tavern ii. Hotels, Motels 2. The following uses shall be allowed with the approval of a conditional use permit i. Social and Service Organizations 3. The following uses shall not be permitted i. Accessory storage ii. Auto Dealers (New and Used) and supplies iii. Auto Repair and Services iv. Bed and Breakfast v. Building Materials and Hardware w/ outdoor storage areas vi. Collection Stations vii. Drive-Through Sales or Services viii. Farm Equipment and Supplies with outdoor storage areas ix. Financial Services and Banks x. Fuel Dealer xi. Health Care Services xii. Horticultural Specialties xiii. Laundries and Dry-Cleaning Plants xiv. Medical Extended Care Services xv. Mini-Storage xvi. Retail Sales – Restricted xvii. Sales Lots xviii. Small Family Day Care xix. Transit Stations xx. Vehicle and Equipment Storage Multi-family Development: (a) All multi-family buildings shall include consistent materials and building styles. Color variations are permitted. (b) All materials and finishes shall be consistent with the approved entitlement design package. (c) All windows shall be non-sliders. No wide vinyl casings or stiles shall be permitted. Single-Family Parcels: 48 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 4 (a) No subsequent tentative parcel or tract map shall be approved within the single-family development area. Urban Subdivisions shall not be permitted. (b) Second units shall be permitted consistent with the City’s standards for single- family parcels. (c) No Urban Dwelling Units shall be permitted (d) Maximum height shall be 30-feet. (e) A minimum of 2 parking spaces are required per lot. These may not be located within the front setback area. On-street parking shall not be used to satisfy the parking requirements. Driveway areas within the setback may provide for guest parking. (f) Building setbacks shall be as follows: Primary Front at porch 9 feet Primary Front at dwelling – 1st story 15 feet Primary Front at dwelling – 2nd story 20 feet Primary Front at garage/required on-site parking 25 feet Secondary street setback (corner lot) 10 feet Interior Side 5 feet Rear yard 10 feet Accessory structure side and rear yards 5 feet 1. Garages shall be recessed from the front of the residence by at least ten (10) feet. 2. Architectural projections shall be allowed per the Atascadero Municipal Code. (g) Building coverage (residence plus garage footprint) shall not exceed forty-five percent (45%) of the individual lot area. Landscaping shall constitute a minimum of forty percent (25%) of the lot area. The measurement of landscaped areas shall be exclusive of driveways, patios, decks, etc. (h) Two- (2) story residences shall have a second floor that is limited to seventy-five percent (75%) of the gross area of the first floor inclusive of the garage. (i) Architectural Features: Use of at least five (5) of the following architectural features on all street facing elevations, and at least three (3) of the following architectural features on all interior and rear yard elevations, as appropriate for the building type and style, is required. 1. Dormers; 2. Gable roof form; 3. Recessed entries (at least 3 feet); 4. Covered porch entries with a minimum projection of 6-feet; 5. Cupolas or towers; 6. Pillars or posts; 7. Eaves (minimum 12-inch projection); 8. Off-sets in building face (minimum 16 inches); 9. Window trim; 10. Bay or oriel windows; 49 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 4 11. Balconies; 12. A minimum of 2 decorative patterns on exterior finishes (e.g., scales/shingles, wainscoting, board and batten, and similar features); and 13. Decorative cornices and roof lines (e.g., for flat roofs). (j) All mechanical equipment, including HVAC units and utility meters, shall be screened from view from adjacent streets and properties. (k) Exterior fencing shall be consistent throughout the single-family area. Privacy fencing shall be setback a minimum of 2-feet from the front building façade. Wood fencing shall include a top rail. No dog-eared fencing shall be allowed. Rear yard fencing of lots adjacent to the Del Rio Road Frontage shall be setback a minimum of 3-feet from any retaining wall in excess of 2-feet. (l) Accessory buildings (sheds, etc.) will be allowed; however, the footprint of such accessory buildings will count toward the maximum percent of allowable building coverage. Patio covers open on at least 3 sides shall not count toward maximum coverage. (m) Laundry hook-ups shall be provided in each unit. (n) All front yards and street facing side yards shall be landscaped. (o) Individual trash collection shall be used for each residential unit. Provisions shall be made for storage of trashcans within the garage or fenced area. (p) Alterations or additions to established dwelling units shall be subject to the density standards of the underlying zone and shall be reviewed pursuant to the City’s Appearance Review Guidelines. (q) No farm animals may be kept on a lot. Cottage Hotel Development: (a) A Master Plan of Development shall be approved prior to development of the site. All site development shall be consistent with the approved Master Plan. (b) A 10-foot landscape buffer shall be provided between all public and private road rights-of-way and the units. (c) A minimum 5-foot setback shall be maintained between the units and the side property line shared with the adjacent commercial property. 50 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 DRAFT RESOLUTION E 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 DEVELOPMETN AND APPROVE A MASTER SIGN PROGRAM, TREE REMOVAL, AND HIGHT EXCEPTION, AND APPROVE VESTING TENTATIVE TRACT MAP (TR 3177) FOR THE BARREL CREEK PROJECT BARREL CREEK LEGACY REALTY AND DEVELOPMENT, LLC (DEV21-0066) WHEREAS, an application has been received from Legacy Realty and Development, LLC (5390 E. Pine Avenue, Fresno, CA 93727), Applicant and First Assembly of God Church (5545 Ardilla Ave, Atascadero, CA 93422) Owner, to consider a General Plan Amendment, Zone Change, Vesting Tentative Tract Map, Tree Removal Permit, and Master Plan of Development (Conditional Use Permit) including allowances for outdoor amplified sound, Commercial Sign Program, and a height exception; and WHEREAS, the site’s current General Plan Land Use Designation is Suburban Estates (SE); and WHEREAS, the site’s current Zoning Designation is Residential Suburban (RS); and WHEREAS, the site has previously been identified by the City Council as a key development opportunity site based on the site’s adjacency to Highway 101 and proximity to the key commercial node at El Camino Real and Del Rio Road; and WHEREAS, the City Council reviewed the request at their regularly scheduled meeting on April 28, 2020 at which time the Council authorized the applicants to submit a formal application; and WHEREAS, the project held a neighborhood meeting to gather input from surrounding residents and interested persons on September 23, 2020; and WHEREAS, the minimum lot size in the CPK zoning district is 2 acres; and WHEREAS, the proposed commercial subdivision includes parcels ranging from 0.34 acres to 0.86 acres; and WHEREAS, the minimum lot size in the RMF-10 zoning district is 0.5 acres; and 51 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 WHEREAS, the proposed residential subdivision includes parcels ranging from 0.09 acres to 0.19 acres; and WHEREAS, The Atascadero Municipal Code allows for establishment of custom Planned Development Overlay Zones to create custom zoning for unique projects and allow for smaller-lot sizes that would otherwise be allowed by underlying zoning; and WHEREAS, 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 Planning Commission, at the January 17, 2023 meeting, recommended the City Council approve a General Plan Designation and Zoning Map Amendment and establish a custom PD Overlay Zone on the project site; and WHEREAS, the project was reviewed by the Design Review Committee at their regularly scheduled meeting on August 10, 2021; 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 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 application; 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 January 17, 2023 and considered testimony and reports from staff, the applicants, and the public. SECTION 3. Facts and Findings. The Planning Commission makes the following findings and determinations: 1. Findings for Approval of a Conditional Use Permit A. FINDING: The proposed project or use is consistent with the General Plan 52 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 FACT: The proposed project includes a General plan Amendment and Zone Change to modify the development potential of the project site and intensify uses from what is allowed today. The project site is located adjacent to Highway 101 and a key commercial node at Del Rio Road and El Camino Real. The site is adjacent to services and a majority of the site is within the City’s identified Urban Services Line. 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. The City Council has previously identified this site as a key opportunity for increased economic development and expanded housing. In addition, LOC13 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. LOC14 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 services to surrounding residents and provide increased property taxes once the site has been developed. The project provides rental and for-sale units that are “affordable-by-design” and will contribute to affordable housing through compliance with the City’s interim affordable housing policy. B. FINDING: The proposed project or use satisfies all applicable provisions of the Zoning Ordinance FACT: The proposed mixed commercial and residential development includes a request for a General Plan Amendment and Zone Change to modify the development potential of the project site. With those approvals, the project is consistent with the Atascadero Municipal Code and the established Planned Development Overlay Zone.. 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 53 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 FACT: The proposed development will be located at the intersection of Highway 101, Del Rio Road, and San Ramon Road. Adequate access to the site is provided off Del Rio Road and San Ramon Road. The site design has been reviewed by all City departments for consistency with code requirements. Impacts have been analyzed through the Initial Study and a proposed Mitigated Negative Declaration has been prepared identifying mitigation measures to reduce any impacts to a level of insignificance. The project is conditioned to construct frontage improvements along Del Rio Rd and San Ramon Road that will ensure safe traffic patterns in and out of the site. The intersection of Del Rio Road and San Ramon Road is also conditioned to be improved with a pedestrian crosswalk and pedestrian safety features to ensure safe pedestrian traffic to and from the project site. As conditioned, the project will not be detrimental or unsafe to those working, visiting, or living on the project site nor those within the surrounding neighborhoods. 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 proposed project is adjacent to Highway 101, the Apple Valley neighborhood, comprised of small-lot single-family residences, and rural residential parcels fronting San Ramon Road. The project has been designed to focus residential uses adjacent po existing neighborhoods. The lot pattern of the proposed small-lot single-family subdivision is similar to the Apple Valley development. Commercial uses have been located adjacent to Highway 101 and the drainage which runs adjacent to the project site to the west provides a natural visual buffer between existing residences and the higher intensity commercial and multi-family 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 and an analysis was preformed to determine appropriate mitigation measures to accommodate the proposed development. The project will create additional traffic, both from new residents to the project and visitors and employees to the commercial portion of the project. 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 project site has been previously identified as an opportunity site 54 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 for increased development and an opportunity for economic development. The City Council has an existing policy governing requests for general plan amendments and all processes outlined in that policy have been completed. The Council also has a policy related to the approval pf Planned Development Overlay Zones outlining community benefits associated with the request for modified zoning standards. The project, as analyzed and conditions, s in compliance with this policy. 2. Findings for Approval of a Tentative Tract 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 proposed project includes a General plan Amendment and Zone Change to modify the development potential of the project site and intensify uses from what is allowed today. The project site is located adjacent to Highway 101 and a key commercial node at Del Rio Road and El Camino Real. The site is adjacent to services and a majority of the site is within the City’s identified Urban Services Line. 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. The City Council has previously identified this site as a key opportunity for increased economic development and expanded housing. In addition, LOC13 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. LOC14 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 services to surrounding residents and provide increased property taxes once the site has been developed. The project provides rental and for-sale units that are “affordable-by-design” and will contribute to affordable housing through compliance with the City’s interim affordable housing policy. B. FINDING: The site is physically suitable for the type of development (Government Code§ 66474(c)), and 55 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 FACT: The property, after approval, will be zoned Commercial Park and Residential Multi-Family. The site is located adjacent o Del Rio Road and San Ramon Road and adjacent to the Del Rio Road / Highway 101 interchange. The Del Rio Road right-of- way is wide enough to accommodate all proposed improvements. The project site is relatively flat with an existing drainage bisecting the site. The site has been designed to accommodate all stormwater generated from the project. C. FINDING: The site is physically suitable for the proposed density of development (Government Code § 66474(d)), and FACT: The property, after approval, will be zoned Commercial Park and Residential Multi-Family. The site is located adjacent o Del Rio Road and San Ramon Road and adjacent to the Del Rio Road / Highway 101 interchange. The Residential Multi-Family zoning allows for a maximum base density of 10 dwelling units per acre. The project site zoned for residential uses will be 6 acres, resulting is a proposed density of 10 units/acre. 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 an existing drainage that bisects the property originating from a culvert under Highway 101 and continuing north-west to Graves Creek. The existing drainage has minimal vegetation and was determined by the biologist to not contain sensitive species or be under the jurisdiction of any State or federal agency. The project is designed to enhance this feature. 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 commercial and residential development at a key opportunity site 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 applicable parcels ensuring access to all proposed parcels and uses. 3. Findings for Approval of a Tree Removal Permit FINDING; The tree is obstructing proposed improvements that cannot be reasonably 56 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 designed to avoid the need for tree removal, as certified by a report from the site planner and determined by the Community Development Department based on the following factors: a. Early consultation with the City, b. Consideration of practical design alternatives, c. Provision of cost comparisons (from applicant) for practical design alternatives, d. If saving tree eliminates all reasonable use of the property, or e. Saving the tree requires the removal of more desirable trees. FACT: The project proposes the removal of 4 native oak trees totaling 99 inches dbh. The trees proposed for removal are within the residential development area and would conflict with grading and drainage improvements. 4. Findings for Approval of a Height Exception FINDING: The project will not result in substantial detrimental effects on the enjoyment and use of adjoining properties and that the modified height will not exceed the lifesaving equipment capabilities of the Fire Department. FACT: The height is exceeded by architectural and roof features for the hotel building buildings located along the norther portion of the site. The modified height will provide visual interest and has been reviewed by the Fire Department. The modified height will not exceed the lifesaving equipment capabilities of the Fire Department and is intended to enhance the appearance of the project and provide variation in building form and massing. The building is setback approximately 75-feet from the northern property line where an adjacent residential property and outbuilding currently exist. The project has been conditioned to provide screening landscaping along this property line to minimize impacts to the adjacent residential rear yard area. SECTION 4. CEQA. An Initial Study was prepared to determine if the proposed project would have a significant adverse effect on the environment. The Initial Study found that the project results in no significant impacts with mitigation measures incorporated. Consequently, a Mitigated Negative Declaration was prepared and circulated for public review on December 28, 2022. The Planning Commission has recommended that the City Council certify the environmental determination for the Barrel Creek project. SECTION 5. Recommendation for Approval. The Planning Commission of the City of Atascadero, California, in a regular session assembled on January 17, 2023, resolved to recommend that the City Council approve a Conditional Use Permit and Vesting Tentative Tract Map for the Barrel Creek project (DEV21-0066) subject to the following: 1. EXHIBIT A: Conditions of Approval 2. EXHIBIT B: Project Entitlement Package 57 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 On motion by Commissioner _____________ and seconded by Commissioner ___________, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSTAIN: ( ) ABSENT: ( ) ADOPTED: January 17, 2023 CITY OF ATASCADERO, CA ______________________________ Jeff van den Eikhof Planning Commission Chairperson Attest: ______________________________ Phil Dunsmore Planning Commission Secretary 58 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 Attachment 1: Conditions of Approval DEV21-0066: Barrel Creek Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 Timing FM: Final Map BL: Business License PR: Permit Review FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer Planning Department 1. This approval includes the following entitlements: a) Vesting Tentative Tract Map (TR3177) is for the creation of 42 legal lots of record (as conditioned) described on the attached exhibits and shall apply to APN 049-131-043, 044, 052, 058, and 066 regardless of owner. b) Master Plan of Development / Conditional Use Permit for approximately 53,500 sf of commercial / light industrial space, a 120-room hotel, 40 multi-family apartment units, 16 short-term stay cottages, and a 20 single family parcels. Approval also includes a height exception and Master Sign Program. Ongoing PS 2. All commercial buildings (excluding the hotels) shall be required to receive final occupancy prior to any residential unit receiving final occupancy. Improvements must be completed as follows, and as detailed in subsequent conditions: Phase I (commercial):  Road A in its entirety to the satisfaction of the Fire Marshal  All associated drainage facilities  All frontage improvements on Del Rio Road and at the intersection of Del Rio Road and San Ramon  All landscaping within the commercial portion of the project including north edge landscaping  All associated public utilities including extension of the sanitary sewer main in Del Rio Road  Upgrades to Lift Station 14 Phase 2 (multi-family)  Street B and adjacent parking  All associated drainage facilities  All associated landscaping  All associated public utilities  Any needed additional upgrades to Lift Station 14 Phase 2 (single-family):  Streets C and D  All frontage improvements along San Ramon Road  All associated drainage facilities  All associated landscaping  All associated public utilities 59 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 Timing FM: Final Map BL: Business License PR: Permit Review FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer  Any needed additional upgrades to Lift Station 14 The Hotel and short term stay cottages can be constructed at any time. Upgrades to Lift Station 13 may be required if flows exceed estimates. Construction of the residential portion of the project may not commence until building permits for commercial buildings have been issued and construction has begun on the commercial / light industrial portion of the project. A deed covenant shall be recorded concurrently with the final map to notify residential parcels of the requirement for the commercial portion of the project to be completed prior to any residential units, per the phasing listed above. 3. Final design of each phase and project component must be in substantial conformance with provided Exhibit(s) adopted with this Resolution, and any conditions of approval related to such. Ongoing PS 4. The approval of these entitlements shall become final and 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. Ongoing PS 5. In accordance with the Atascadero Municipal Code section 9-8.105, any violation of any of the conditions of approval may be cause for revocation of this entitlement and subject the applicant and/or future property owners to the penalties set for in the Atascadero Municipal Code, as well as any other available legal remedies. Ongoing PS 6. The Community Development Director and/or City Engineer shall have the authority to make modifications to the final map that remain in substantial conformance with the approved Tentative Map. FM PS/CE 7. The Community Development Director and/or City Engineer 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. PR PS/CE 8. Approval of these entitlements shall be valid for twenty-four (24) 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. PR / FM PS 9. Vesting Tentative Subdivision Map was deemed complete on 12/21/2022, for the purposes of vested development rights and fees consistent with the Subdivision Map Act of the State of California. Ongoing PS/CE 60 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 Timing FM: Final Map BL: Business License PR: Permit Review FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer 10. A final map drawn in substantial conformance with the 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 FM PS/CE 11. The applicant shall defend, indemnify, and hold harmless the 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. Ongoing 12. All subsequent Tentative Map and construction permits shall be consistent with the Master Plan of Development approved for the project. PR / FM PS/CE 13. The subdivision shall be subject to additional fees for park or recreation purposes (QUIMBY Act) as required by City Ordinance PR PS 14. All maintenance costs listed below shall be 100% funded by the project in perpetuity, except for public facilities that are accepted for maintenance 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 roads, sidewalks, pathways, 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) All drainage facilities within the project area. f) Landscaped frontages within the right-of-way of all public streets within the defined project boundary, including irrigation. g) On-site sanitary sewer system(s) and storm drains located within the project area. Ongoing PS/CE 15. The emergency services and facility maintenance costs listed below shall be 100% funded by the project in perpetuity. The service and maintenance costs shall be funded through a community facilities district established by the City at the FM PS 61 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 Timing FM: Final Map BL: Business License PR: Permit Review FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer developer's cost. The funding mechanism must be in place prior to or concurrently with acceptance of the final maps. The funding mechanism shall be approved by the City Attorney, City Engineer and Administrative Services Director prior to acceptance of any final map. The administration of the above-mentioned funds shall be by the City. Developer agrees to participate in the community facilities district and to take all steps reasonably required by the City with regard to the establishment of the district and assessment of the property.  All Atascadero Police Department service costs to the project.  All Atascadero Fire Department service costs to the project.  Off-site common City of Atascadero park facilities maintenance service costs related to the project Annexation into the Community Facilities District shall be required prior to, or concurrently with, recordation of the final map, or prior to occupancy of any residential unit if the tract map is abandoned. 16. Affordable Housing: The applicant shall deed restrict 2 units at the moderate-income level within the single-family subdivision. The applicant shall deed restrict the following units within the multi-family area:  3 moderate units (3.44 rounded down)  2 low income units (2.16 rounded down)  2 very-low income units (1.6 rounded up)  In-lieu fees collected for the missing fraction FM PS 17. Shared parking and access easements shall be recorded over all parcels as applicable. 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 multi-family residential uses as needed. A maximum of one space per residential unit shall be designated as reserved. FM PS/CE 18. Prior to final map, the applicant shall submit CC&Rs for review by the Community Development Department. CC&Rs for the commercial and residential portions of the project may be separate, combined, or tiered. FM PS 19. The central commercial plaza space shall be designed with main entrances to any abutting space from the Plaza. This does not prohibit entrances from also being located facing the surrounding access/parking areas. PR PS 62 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 Timing FM: Final Map BL: Business License PR: Permit Review FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer 20. Agreements shall be required to be recorded against each residential parcel notifying any residential tenant of the commercial nature of the site to ensure that commercial activities are prioritized. FM, PR PS/CE 21. All landscape on-site or planted along the street frontage shall be 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. Ongoing PS 22. A tree protection plan shall be submitted as part of each building permit package. The plan shall identify the size and species of all trees, all trees proposed for removal, the location of any required tree protection fencing, and construction related mitigation measures dictated by the project arborist and/or City Native Tree Guidelines. All tree removals shall be mitigated consistent with the requirements of the Atascadero Municipal Code. Any required mitigation fees shall be paid prior to permit issuance. PR PS 23. Outdoor amplified sound shall be permitted within the commercial plaza, outdoor seating space/amphitheater, and hotel courtyard area between the hours of 11am and 10pm. Amplified sound outside of these hours or locations shall require approval of an AUP. Ongoing PS 24. All perimeter / retaining walls facing San Ramon Road, Del Rio Road, and walls at the rear of the multi-family buildings shall include decorative veneer or natural stone texture. All other walls shall be a dark color split face block or shall match decorative walls. All walls and veneers shall be approved by the Community Development Director and shall be included in the permit application. PR PS 25. A fencing plan shall be included with each development phase / permit. Fencing for the commercial and multi-family portion of the project shall be limited to safety fencing as deemed necessary by the Community Development Director and/or the City Engineer or as required for outdoor restaurant areas. No chain-link fencing shall be permitted. Solid fencing may be used to screen mechanical equipment or provide small privacy areas where appropriate. Single- family properties shall be fenced per the guidelines of the Planned Development Overlay Zone. Wood fencing shall be high quality and shall include a top rail. No dog-eared fencing will be permitted. PR PS/CE 26. Evergreen landscaping shall be included along the northern project edge adjacent to existing residentially zoned parcels to the greatest extent feasible. Landscape materials shall include trees and shrubs that provide visual screening above the fence/wall line and visual screening of the hotel and lighted freeway sign. PR PS 27. London Plane street trees shall be planted along the Del Rio Road frontage at a spacing of 30-feet on-center or as approved by the City PR PS/CE 63 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 Timing FM: Final Map BL: Business License PR: Permit Review FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer Engineer. Street trees along the San Ramon frontage may be grouped for a more natural rural appearance. Additional frontage landscaping shall include accent trees and native grasses. In addition to the London Plane Sycamores, medium sized native grasses, such as deer grass and California oat grass, and small shrubs, such as manzanita and ceanothus, shall be included along the Del Rio frontage to provide visual softening of the retaining wall. 28. Entry sign concept 2B shall be utilized for the Del Rio Road and commercial area entrances. Stone veneer shall be compatible with the decorative treatment conditioned for the retaining / perimeter walls. PR PS 29. Water tower signage lighting shall be externally illuminated and shall be dark sky compliant and directional. PR PS 30. Future buildings shall be approved by planning staff prior to permit issuance and shall incorporate design elements consistent with a contemporary agrarian design theme, consistent with this Master Plan of Development. Building footprints and elevations may vary provided the overall design theme and square-footage analyzed for traffic and sewer capacity are maintained. PR PS 31. All trash enclosures shall be constructed of dark color split face block or similar and shall include high quality solid metal doors. Enclosures shall be designed in accordance with Cal Green requirements. PR PS 32. Any second floor greater than 50% of the first floor area of a commercial building shall have a finished floor elevation of a minimum of 16-feet from finished floor elevation of the ground floor. PR PS 33. All stormwater basins shall be unfenced. Low level decorative split rail fencing may be approved by the Community Development Director. PR PS/CE 34. Lot 40 shall be eliminated from the final map. FM PS/CE 35. Easements for common access, parking, drainage, and amenity areas shall be recorded on the face of the map. Separate covenants shall be recorded governing use and maintenance responsibilities. An additional covenant shall be recorded notifying all future property owners that the project is governed by a Planned Development Overlay zone and any modifications or changes to the appearance, fencing, or amenity areas requires approval by the City. FM PS 36. All site lighting shall be shielded, directional, and dark sky compliant. Up lighting and festoon lighting shall be permitted within the commercial plaza area, hotel courtyard, amphitheater, and along the hotel entry façade only. Bollard and/or low level in-ground safety lighting shall be permitted along pedestrian pathways. PR PS 64 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 Timing FM: Final Map BL: Business License PR: Permit Review FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer 37. Tenant signage shall compliant with the project exhibits and PD38 standards. PR PS 38. Rear yard fencing of lots adjacent to the Del Rio Road Frontage shall be setback a minimum of 3-feet from any retaining wall in excess of 2-feet. PR PS 39. Drainage crossings shall be designed to enhance the natural drainage feature. Grading shall be minimized and shall be blended into the natural terrain to reduce impacts. Riparian vegetation shall be included in the landscape plan to enhance the drainage feature. Headwalls shall include decorative veneer or texture. Arched culvert or similar natural bottom culverts are required unless waived by the Community Development Director and City Engineer. PR PS/CE 40. The site shall be maintained in and kept clear of any debris or storage including construction debris, unless part of an active, approved construction permit. All finishes shall be repaired or replaced as needed to maintain a high quality commercial / resort development. Any dead or non-thriving landscaping shall be immediately replaced. All landscaping required for screening of any use, structure, or utility /mechanical equipment shall be maintained at a height and density to achieve maximum screening while appearing groomed and orderly. Ongoing PS 41. No gates shall be permitted on any public or private roadway or accessway within the project area. Ongoing PS 42. For commercial, industrial, office or multi-family projects, all existing and/or new ground-mounted appurtenances such as air- conditioning condensers, electrical transformers, backflow devices etc., shall be screened from public view through the use of decorative landscaping subject to approval by the Community Development Director or his designee. All fire department connections and/or back flow prevention devices for commercial and multi-family buildings shall be incorporated into the served buildings, unless waived by Community Development Director. If building integration is infeasible, all equipment shall be placed in a landscape planter and shall be fully screened by appropriately sized landscape species. PR PS/FD 43. All existing and/or new roof appurtenances such as air- conditioning units, grease hoods, etc. shall be screened from public view. The screening shall be architecturally integrated with the building design and constructed of compatible materials to the Ongoing PS 65 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 Timing FM: Final Map BL: Business License PR: Permit Review FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer satisfaction of the Community Development Director or his designee. 44. All mitigation measures included in the Mitigation Monitoring Program are hereby incorporated by reference and shall be implemented as listed or as conditioned. Ongoing PS/CE/FD Public Works Department Public Works - Grading, Drainage, and Stormwater 45. A final Stormwater Control Plan (SWCP) and supporting 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). PR CE 46. Prior to a final inspection of any permit the following City Stormwater documents shall be completed and approved by the City Engineer:  ATAS - SWP-1001_Engineer Certification Form  ATAS - SWP-1003_OwnerAgentInfo  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  Any other stormwater documents required by the Water Board or State of California. Email publicworks@atascadero.org for copies of the above City templates. PR CE 47. A Storm Water Pollution Prevention Plan (SWPPP) is required prior to any ground disturbing activities greater than 1 acre. The Waste Discharger Identification (WDID) number provided upon acceptance of the SWPPP into the State’s SMARTS system registration shall be noted on the Title Sheet of the relevant project plans. A project Qualified Stormwater Professional (QSP) shall coordinate with the City Inspector for State mandated storm water inspections and shall provide verification of QSP inspections, monitoring, SWPPP modifications and actions throughout project. PR CE 66 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 Timing FM: Final Map BL: Business License PR: Permit Review FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer 48. All stormwater management improvements to be owned or managed by the funding mechanism referenced in Condition #14 and shall be identified in an Operation and Maintenance Plan/Agreement (OMP) and shall be recorded concurrently with the Final Map. The OMP shall include a financial plan addressing annual and long-term maintenance as well as replacement. Specific requirements for stormwater management may be required to be identified on an additional Final Map information sheet. PR/F CE 49. All culverts conveying creek stormwater shall not exceed velocity that results in detrimental environmental impacts such as downstream flooding, erosion, minimization of vegetation. PR CE 50. Flood control basins are utilized in the City of Atascadero, as determined appropriate depending upon site conditions: Retention basins, Detention basins, and Subsurface Infiltration Basins. In all cases, the Project Engineer shall provide evidence that the basin will completely drain within seven (7) days to the satisfaction of the City Engineer. Retention Basin. Any drainage basin which is used as a terminal disposal facility shall be classified as a retention basin. If included in the project, any retention basin shall comply with all applicable State and local regulations including the following: a. Percolation Test Required. A minimum of 3 percolation tests per basin shall be submitted to the City Engineer for review and approval prior to approval of the plans. The project engineer shall submit calculations and a report demonstrating the basin will drain within seven-days of a single storm event as noted above. Deep soil borings may be required in areas where there is concern of shallow depth to groundwater or bedrock. Percolation tests shall be performed at depths below the basin bottom. Detention Basin. Any drainage basin which has a downstream outlet designed to meter the outflow shall be classified as a detention basin. If included in the project, any detention basin shall comply with all applicable State and local regulations. Subsurface Infiltration Basins. Subsurface basins may be used for either retention or detention of site runoff, where their application is suitable for project conditions. If included in the project, any subsurface basins shall comply with all applicable State and local regulations. 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. PR CE 67 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 Timing FM: Final Map BL: Business License PR: Permit Review FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer 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. Operational Requirements.  Water quality of inflow (both sediment and chemical loading) may require pretreatment or separation  Maintenance plan, including provisions for vehicular access and confined-space entry safety requirements, where applicable  A safe overflow path shall be identified on the plan and may require easements 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. Public Works - Utilities 51. Public utilities shall be installed in all public rights-of-way to the satisfaction of the City Engineer. This shall include the installation of fiber optic cable or conduit for such as appropriate. PR CE 52. Prior to recording the Final Map, the Applicant shall have the map 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. FM CE 53. Each building shall be served with separate services for water, sewer, gas, power, telephone, fiber/communication, 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. PR CE 54. New and replacement utility distribution systems and services, including all existing utilities along all project frontages, shall be constructed underground, to the satisfaction of the City Engineer. PR CE 55. The Applicant shall extend the water distribution system to the satisfaction of the Atascadero Mutual Water Company (AMWC) and City Engineer. PR CE 68 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 Timing FM: Final Map BL: Business License PR: Permit Review FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer 56. The water system shall include easements outside of the road rights-of-way for water system facilities as required by the AMWC and to the satisfaction of the City Engineer. PR CE 57. Separate water meters shall be installed for irrigation of common open space areas. PR CE 58. Above ground facilities required for the water distribution system, such as backflow prevention device assemblies, pressure reducing units, and pressure booster stations, shall be located outside the public right-of-way and shall include visual screening to the satisfaction of AMWC and the City. Fire connections and backflow devices for the commercial and multifamily buildings shall be installed per Condition #42. PR CE 59. The wastewater collection system shall be designed and constructed in accordance with City Engineering Standards and Specifications to the satisfaction of the City Engineer. Gravity sanitary sewer (SS) mains shall terminate in manholes. The development’s private sanitary sewer main shall tie in to City sewer on Del Rio Road and/or San Ramon Road in a manhole. PR CE 60. All non-residential uses/buildings must demonstrate that wastewater effluent composition meets City requirements, or pre- treatment may be required. For uses that require pre-treatment, a sampling location shall be provided to sample effluent prior to discharge to sewer main line. PR CE 61. Sewer capacity charges/fees will be applied to building permit at 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. PR CE 62. Per Mitigation Measure USS-01, prior to occupancy for any use, the developer shall upgrade City Lift Station 14 with the following: a. Install new 30 HP submersible pumps and associated piping improvements b. Install new wet well roof and hatch c. Install new Motor Control Center (MCC), Variable Frequency Drives (VFDs), and upgrade controls d. Install stationary emergency generator, propane tank, and associated piping e. Bypass pumping during construction Concurrent with the submittal of the first building permit, submit a public improvement plan set for the upgrading of the Lift Station 14 outlined above to the Public Works Department for review and approval. PR CE 69 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 Timing FM: Final Map BL: Business License PR: Permit Review FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer 63. Per Mitigation Measure USS-02, prior to occupancy of any use that exceeds 196 gallons per minute at peak hour (GPM) flow at Lift Station 14, the developer shall upgrade City Lift Station 14 with the following: a. Replacement of existing pumps with minimum 40‐Hp pumps and associated piping upgrades, or as approved by the City Engineer based on an updated analysis. b. Remove and replace existing wet well with minimum 8’ diameter wet well. c. Pipeline connection improvements. d. Install new MCC, VFDs, and upgrade controls. e. Upsize the emergency generator as needed. f. Bypass pumping during construction. Concurrent with the submittal of the any building permit application which would trigger the exceedance of 196 GPM, submit a public improvement plan set for the upgrade of Lift Station 14 as outlined above to the Public Works Department for review and approval. PR CE Public Works – Subdivision / Public Improvements 64. If any conditioned improvements are installed by another project, this project shall pay their fair share toward any installed improvement or facility. Fair Share payments shall be determined by the City Engineer. PR CE 65. Prior to the issuance of building permits, the applicant shall provide the fair share payment for the Ramona Rd realignment and planned improvements for the Del Rio Road corridor in the vicinity of US 101 and any associated improvements and signal timing modifications as listed in the mitigation monitoring program, including:  Ramona Road realignment and associated widening of Del Rio Road including pedestrian facilities.  Reconfiguration and signal modifications of US101 southbound / Del Rio Road intersection, including pedestrian crosswalks.  Addition of dedicated right turn lane on Del Rio Road to US101 northbound ramp and associated signal modifications.  Intersection improvements at Del Rio Road / El Camino Real. All fair share percentages and fees shall be reviewed and approved by the City Engineer. Fair share percentages shall be based on an updated traffic analysis, paid for by the developer an approved by the City Engineer. Fair share fees shall be based on an updated project cost estimate at the time of permit issuance, as PR CE 70 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 Timing FM: Final Map BL: Business License PR: Permit Review FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer determined by the City Engineer. Fair share fees shall be paid prior to issuance of each building permit for any traffic generating use. It is anticipated that the City will complete the Ramona Road realignment prior to commencement of the project. If these improvements are not completed, “Do Not Block” Intersection Markings per the California Manual on Uniform Traffic Control Devices (CAMUTCD) Section 3B.17 shall be completed at the Ramona Road intersection prior to occupancy of any commercial or residential use. Should the improvements outlined in MM TRANS-04 (Del Rio/US101/El Camino Real) not be complete at the time of occupancy for any use in the project, the developer shall be responsible for constructing those improvements. An updated traffic analysis may be provided to determine the trigger for improvement completion. If improvements are not constructed prior to permit submittal for this project, the applicant will coordinate with the City and Caltrans on construction of the required lane widening. 66. Should a developer construct oversized improvements, any costs of the installed improvements in excess of the project’s proportional share, may be eligible for a TIF fee credit. Any potential TIF fee credit will be calculated by the City and will comply with any City resolution guiding TIF Fee credits in place at the time of construction of the improvements. The developer constructing the improvements may also be eligible for reimbursement from other developments conditioned to participate. Ongoing PS/CE 67. The project shall construct all improvements needed to accommodate each phase of the development. Phase 1 (Commercial): Prior to or concurrently with the issuance of permits to commence the project, a public improvement plan shall be reviewed and approved by the City Engineer and an encroachment permit shall be issued for improvements on Del Rio Road and any improvements at the intersection of San Ramon Road and Del Rio Road including: a. Curb, gutter, and a 6-foot sidewalk along Del Rio Road b. Associated road widening c. Striping and signage d. Improvements on project corner. e. Installation of a ladder striped crosswalk on the eastern leg of the Del Rio Road / San Ramon intersection f. The crosswalk shall be supplemented with pedestrian warning signage and rectangular rapid flashing beacon (RRFB) on both sides of the road. The crosswalk across the northern side San Ramon Road shall not be included. FM PS/CE 71 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 Timing FM: Final Map BL: Business License PR: Permit Review FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer g. Lighting at the intersection of Del Rio Road and San Ramon Road sufficient for pedestrian and vehicular safety. Light shall be provided both on the north and south side of the intersection Phase 2 (single-family): Prior to issuance of any permit for the single-family neighborhood, a public improvement plans shall be reviewed and approved by the City Engineer and an encroachment permit shall be issued for improvements as detailed below: a. Curb, gutter, and a 6-foot sidewalk along San Ramon Road. Sidewalk shall terminate to a point North of Street D as determined by the City Engineer. b. A contiguous pedestrian path of travel shall be provided along Del Rio Road to the existing sidewalk on the south side of the freeway overpass. Both phase 1 and phase 2 public improvements must be completed or bonded for prior to recordation of the final map. Phase 2 multi-family Improvements are the same as listed for Phase 1 and are to be complete prior to construction of any multi- family building per conditions. 68. The connection between Street D and Street A shall be designed as one-way with traffic flowing from the residential area to the commercial area. The intersection shall be designed to discourage through traffic and shall include signage to prohibit entry from Street A to Street D (commercial to residential). This connection will also serve as an emergency egress from Street D and shall not be gated or designed in any way which hinders emergency vehicle access. FM/PR CE/PS/FD 69. All mitigation measures included in the mitigation monitoring program shall be implemented as conditioned. Conditions listed are intended to supplement and refine mitigation measures. Any discrepancy shall be resolved by a determination of the City Engineer and Community Development Director. Ongoing PS/CE 70. Public improvement plans (PIPs) shall be prepared by a licensed 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. PR CE 71. A 6-foot wide Public Utility Easement (PUE) shall be dedicated contiguous to the new road rights-of-way for the property frontages along San Ramon Road and Del Rio Road. FM CE 72 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 Timing FM: Final Map BL: Business License PR: Permit Review FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer 72. Road slope easements shall be dedicated where the road prism cut/fill slopes extend beyond the right-of-way. The easement shall extend not less than five feet (horizontally) beyond any daylight or catch line of the graded slope or other required road facility (such as a brow ditch, retaining wall, drainage swale, etc.), to the satisfaction of the City Engineer. FM CE 73. Prior to Encroachment permit issuance, the Developer shall execute an “Engineer of Work Agreement” form designating who will be providing engineering support for the design and construction of the improvements for the project (Engineer of Record). The City and Engineer of Record (EOW) inspectors are to work together in collection and record keeping necessary for the inspection and approval of the improvements. The EOW inspector shall be onsite when work requiring inspection occurs. City inspections will occur based on the agreed upon schedule with City Staff. PR CE 74. The horizontal and vertical design of roads shall be in compliance with the City of Atascadero Engineering Standards and Caltrans design requirements, if applicable, 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. PR CE 75. The design of structural pavement sections for on-site roads shall be based on minimum a Traffic Index (TI) = 6.0 and a 20-year design life. Off-site/public roads must match existing pavement sections and/or City Standards Specifications to the satisfaction of the City Engineer. PR CE 76. New roads with pavement placed prior to the construction of buildings will be subjected to additional construction traffic and wear associated with the on-site construction not included in the design life of the pavement section. Therefore, to off-set this, the AC thickness shall be increased from that which is derived from Caltrans method by either: a. 1” if the pavement is placed prior to building construction (not phased) b. 1.5” if the pavement construction is phased (i.e. – a portion of the ultimate pavement thickness is deferred and a final pavement wearing course placed prior to final inspection). c. Final pavement wearing course 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 PR CE Public Works - General 73 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 Timing FM: Final Map BL: Business License PR: Permit Review FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer 77. All public improvements shall be constructed in conformance with the City of Atascadero Engineering Department Standard Specifications and Drawings, except as noted above or as approved by the City Engineer. PR CE 78. In the event that the applicant is allowed to bond for the public improvements required as a condition of the map, the applicant shall enter into a Subdivision Improvement Agreement with the City. FM CE 79. An engineer’s estimate of probable cost for Subdivision Improvements shall be submitted for review and approval by the City Engineer to determine the amount of the bond. FM CE 80. The Subdivision Improvement Agreement (SIA) shall record 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 any oversized improvements, reference to said agreement and terms shall be included in the SIA. FM CE 81. The applicant shall be responsible for the relocation and/or alteration of existing utilities. PR CE 82. The applicant shall monument all property corners for construction control and shall promptly replace them if disturbed. FM CE 83. Prior to recording the final map, the applicant shall either bond for 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. FM CE 84. The applicant shall acquire title interest in any off-site land that may 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. FM CE 85. Drainage easements shall be provided as needed to accommodate both public and private drainage facilities. FM CE 86. Prior to recording the tract map, the applicant shall pay all outstanding plan check/inspection fees. FM CE 87. Prior to recording the map, the applicant shall bond for or complete all improvements required by these conditions of approval. FM CE 74 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 Conditions of Approval DEV21-0066 Vesting Tentative Tract Map 3177 Barrel Creek APNs 049-131-043, 044, 052, 058, and 066 Timing FM: Final Map BL: Business License PR: Permit Review FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer 88. Prior to the final inspection of any public improvements, the applicant 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. FM CE 89. Prior to the final inspection, the applicant shall submit a written certification from a registered civil engineer or land surveyor that all survey monuments have been set as shown on the final map. FO/TO CE 90. An encroachment permit shall be obtained prior to any work within City rights of way. PR CE 91. Prior to the issuance of building permits, the applicant shall submit a grading and drainage plan prepared by a registered civil engineer for review and approval by the City Engineer. PR CE Fire Department 92. Fire hydrants shall be located within 100-feet of the fire department connection for each building. PR FD 93. A 26-foot wide fire lane shall be provided no closer than 15-feet and no farther than 30-feet from any building exceeding 30-feet in height, subject to the approval of the Fire Marshal and City Engineer. This may be accommodated within the parking lot drive aisles. PR FD/CE 94. An Atascadero Construction Site Safety Plan is required to be submitted and approved prior issuance of building permits. PR FD 95. The turn-around area at the terminus of street “C” within the residential subdivision shall include red curb and no parking signage. PR FD/CE 96. A fire flow calculation for each commercial and multi-family structure shall be provided during building permit review to determine required hydrant spacing. PR FD MITIGATION MONITORING PROGRAM MITIGATION MEASURE TIMING Aesthetics AES-1 Landscaping shall be included along the San Ramon and Del Rio frontages to buffer higher density residential lots from surrounding existing rural residences. Landscaping shall include small shrubs and grasses along with street trees. Street trees along San Ramon shall be installed in a natural grouped pattern and shall include native species. Landscaping along Del Rio shall include shrubs and grasses as well as London plan trees at a spacing Prior to Building Permit Issuance / Project Final 75 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 MITIGATION MEASURE TIMING of 30-feet on-center consistent with the adjacent Apple Valley development. A minimum of 8 feet of landscaped area shall be provided along each frontage. AES-2 Columnar landscaping and canopy shade trees shall be provided along the norther property line to provide visual screening of the 4-story hotel from the adjacent residential parcel. Landscaping shall include evergreen species and shall be designed to block visual impacts to the greatest extent possible. Prior to Building Permit Issuance / Project Final AES-03 Site lighting shall be low-level safety lighting for the parking lot areas. Lighting shall be on motion sensors to minimize lighting when areas are not in use. All pole lighting shall be a maximum of 14-feet in height and shall be shielded and directional. Prior to Building Permit Issuance / Project Final AES-04 Low level lighting shall be placed at the intersection of San Ramon and Del Rio Road for safety. Additional lighting at the Apple Valley frontage shall be installed as needed to facilitate safe lighting levels at the intersection. Prior to Building Permit Issuance / Project Final AES-05 All site walls visible from the exterior of the site shall be decorative walls and shall include decorative veneer. Prior to Building Permit Issuance / Project Final AES-06 Lighting at the north hotel façade and west facing portion of the façade closest to the proposed multi-family units shall include pedestrian scale bollard lighting only. No architectural feature lighting is permitted. Fully shielded directional lighting shall be permitted where needed for egress safety. Prior to Building Permit Issuance / Project Final Air Quality AQ-01 Water exposed soil during active construction at a specific frequency to achieve dust suppression. Ongoing during Construction AQ-02 Apply water at a specific frequency during active demolition to achieve dust suppression. Ongoing during Construction AQ-03 Water construction roads a minimum of twice daily. Ongoing during Construction AQ-04 Maintain a 25 mile per hour speed limit for all vehicles during construction Ongoing during Construction AQ-05 Zero or low-VOC paints shall be used throughout the project. Prior to Building Permit Issuance / Project Final AQ-06 Limit heavy equipment idling to no greater than 5 minutes at a single location Ongoing during Construction AQ-07 Install onsite electric vehicle chargers in an amount beyond what is required by the 2019 California Green Building Standards (CALGreen) at buildings with designated parking areas (e.g., commercial, educational, retail, multifamily). Prior to Building Permit Issuance / Project Final 76 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 MITIGATION MEASURE TIMING AQ-08 Provide short-term and long-term bicycle parking facilities to meet peak season maximum demand. Ensure that sufficient bike parking can be accessed by all, not just project employees or residents. Prior to Building Permit Issuance / Project Final Cultural Resources CUL-01 Prior to the issuance of any permits on-site, an Archeological Monitoring Plan shall be prepared by a qualified archeologist and shall be approved by the City of Atascadero. All recommendations of the plan shall be implemented as directed. Prior to Building Permit Issuance CUL-02 All grading and site disturbance activities shall be monitored by a qualified archeologist and a monitor from a local tribal representative. Ongoing during Construction CUL-03 Prior to demolition of the Quonset hut, the applicant shall provide documentation that includes floor plans, elevations, photographs and historical facts related to the structure. The report shall be approved and filed by the City prior to permit issuance for demolition. Prior to Building Permit Issuance Greenhouse Gas Emissions GHG-01 See AQ mitigation measures Noise NOI-01 Construction activities shall be limited to 9am to 7pm on Saturdays and shall not occur on Sundays. Ongoing during construction Transportation TRANS-01 The Crosswalk at Del Rio Road and San Ramon Road shall include ladder striping for the crosswalk at the eastern leg of the intersection. The crosswalk shall be supplemented with pedestrian warning signage and rectangular rapid flashing beacon (RRFB) on both sides of the road. The crosswalk across the northern side San Ramon Road shall not be included. Prior to Building Permit Issuance / Project Final TRANS-02 The intersection of San Ramon Road and Del Rio Road shall be illuminated with down lighting sufficient for pedestrian and vehicular safety. Light shall be provided both on the north and south side of the intersection. Prior to Building Permit Issuance / Project Final TRANS-03 A contiguous paved accessible pedestrian path of travel shall be provided along Del Rio Road to the existing sidewalk on the south side of the freeway overpass prior to occupancy of any residential units. Prior to Building Permit Issuance / Project Final TRANS-04 Prior to occupancy of any use on the project, the following improvements shall be completed at the Del Rio and El Camino Real intersection:  Restripe the eastbound approach to a left, through, and right turn lane and modify the left turn to protected-permissive phasing,  Add a westbound left turn lane (required for eastbound through lane transition) with permissive phasing, Prior to Occupancy 77 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 MITIGATION MEASURE TIMING  Modify the southbound and northbound left turns 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 for all coordinated signals including updating pedestrian and yellow clearance times at Del Rio and El Camino Real. It is anticipated that these improvements will be completed by the Marketplace Project prior to commencement of the Barrel Creek Project. This project shall pay their fair share toward these improvements. Fair share shall be based on current cost estimates. Should the developer construct the improvements, any costs of the installed improvements in excess of the project’s proportional share may be eligible for a TIF fee credit. Any potential TIF fee credit will be calculated by the City and will comply with any City resolution guiding TIF Fee credits in place at the time of construction of the improvements. The developer constructing the improvements may also be eligible for reimbursement from other development conditioned to construct specified improvements. TRANS-05 The applicant/developer shall pay their fair share towards improvements at the US101/Del Rio interchange as specified in the Del Rio Road Commercial Area Specific Plan including the addition of a westbound right-turn lane to the intersection of Del Rio Road/US 101, such that there would be two westbound lanes on Del Rio Road from El Camino Real to the US 101 North ramp with a dedicated right turn lane onto US 101 northbound. Prior to Building Permit Issuance TRANS-06 The applicant/developer shall pay their fair share toward the realignment of Ramona Road and associated frontage improvements along Del Rio Road between San Ramon and US 101. Cost estimates for the fair share payment shall be based on a current cost estimate or the actual costs if the project is completed prior to permit issuance. It is anticipated that the City will complete these improvements prior to commencement of the project. If these improvements are not completed, Do Not Block Intersection Markings per the California Manual on Uniform Traffic Control Devices (CAMUTCD) Section 3B.17 shall be completed at the Ramona Road intersection prior to occupancy of any commercial or residential use. Prior to Building Permit Issuance TRANS-07 A striped crosswalk shall be provided across “Street A” (project entry street at Del Rio Road) to connect the pedestrians from the commercial portion of the project to the Del Rio Road sidewalk and crossing at San Ramon. Prior to Building Permit Issuance / Project Final 78 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 MITIGATION MEASURE TIMING Tribal and Cultural Resources TCR-01 See mitigation measure CUL-01. Utility and Service Systems USS-01 Prior to occupancy for any use, the developer shall upgrade Lift Station 14 with the following:  Install new 30 HP submersible pumps and associated piping improvements  Install new wet well roof and hatch  Install new Motor Control Center (MCC), Variable Frequency Drives (VFDs), and upgrade controls  Install emergency generator, propane tank and associated piping  Bypass pumping during construction Building Permit USS-02 Prior to occupancy of any use that exceeds 196 gallons per minute at peak hour flow at Lift Station 14, the developer shall upgrade Lift Station 14 with the following:  Replacement of 30‐Hp submersible pumps with 40‐Hp pumps and associated piping upgrades  Remove and replaced existing wet well with minimum 8’ diameter wet well  Pipeline connection improvements  Install new MCC, VFDs, and upgrade controls  Upsize the emergency generator  Bypass pumping during construction Building Permit 79 ITEM NUMBER: 2 DATE: ATTACHMENT: 01/17/2023 5 Attachment 2: Project Design Package DEV21-0066 See following 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 100 101 102 103 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130 131 132 133 134 135 136 137 138 139 140 141 142 143 144 145 146 147 148 149 150 151 152 153 154  Barrel Creek  Transportation Impact Study    Central Coast Transportation Consulting 895 Napa Avenue, Suite A-6 Morro Bay, CA 93442 (805) 316-0101 September 2022 Prepared For: RRM Design Group 155 Central Coast Transportation Consulting September 2022 2Barrel Creek Transportation Impact Study Introduction Executive Summary This study evaluates the potential transportation impacts of the proposed Barrel Creek project in the City of Atascadero. The project includes 35,000 square feet (s.f.) of light industrial space, 20 single- family residential dwelling units, 40 multifamily residential dwelling units, a 120-room hotel, 10,000 s.f. of restaurant space, 5,000 s.f. of winery/brewery space, and 16 recreational vehicle sites. The following sections summarize the deficiencies and recommendations detailed in this report. Intersection Operations: The study intersections operate acceptably under Existing Plus Project Conditions except at the Del Rio Road/Ramona Road (#2) intersection where the 95th percentile queue would block the Ramona Road intersection. The project increases the queue by less than one vehicle, the average queue would not block Ramona Road, and Ramona Road carries low volumes. Therefore, under Existing Plus Project conditions the queue blockage would be infrequent and would affect few drivers. Do Not Block Intersection Markings per the California Manual on Uniform Traffic Control Devices (CAMUTCD) Section 3B.17 could be considered to address this infrequent blockage. Under Existing Plus Approved Plus Project Conditions, the Del Rio Road/El Camino Real (#5) intersection does not operate acceptably and the following improvements are recommended:  Restripe the eastbound approach to a left, through, and right turn lane and modify the left turn to protected-permissive phasing,  Add a westbound left turn lane (required for eastbound through lane transition) with permissive phasing,  Modify the southbound and northbound left turns 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. The improvements at Del Rio Road/El Camino Real (#5) are a condition of approval the Del Rio Marketplace project prior to occupancy. The Barrel Creek project does not trigger these improvements. In addition, the following improvements are recommended under Cumulative Conditions:  Del Rio Road/Ramona Road (#2): 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 (#3): Construct an eastbound right turn lane and optimize the coordinated signal timing with the Northbound Ramps.  Del Rio Road/US 101 Northbound Ramps (#4): Construct a westbound right turn lane and optimize the coordinated signal timing with the Southbound Ramps. Signal head, signage, and pedestrian push button upgrades as well as reflective tape on backplates are recommended for all traffic signal modifications. The improvements recommended under Existing Plus Approved Plus Project at the Del Rio Road/El Camino Real (#5) intersection operate at level of service (LOS C) under Cumulative Conditions with 156 Central Coast Transportation Consulting September 2022 3Barrel Creek Transportation Impact Study Introduction the addition of project traffic. No traffic signal coordination or restriping of the northbound approach are required for acceptable queuing. The improvements above have previously been identified in recent planning documents and traffic studies. However, the eastbound right turn lane at Del Rio Road/US 101 Southbound Ramps (#3) was not identified in the Del Rio Specific Plan Amendment Traffic Analysis (W-Trans, August 2020) and is not needed under Cumulative No Project Conditions for acceptable queuing. We recommend the project make a fair share contribution towards the cost of these improvements. The project’s fair share contribution is summarized at the end of this report. Site Access and On-Site Circulation Recommendations: The following summarizes the key site plan (provided as Figure 2) concepts and recommendations:  Full access is proposed on San Ramon Road to serve the single-family residences. Only emergency access will be provided between the single-family residences and the remainder of the project.  The site access on Del Rio Road is located between San Ramon Road and the Tiny Home driveway/future Ramona Road realignment and full access is proposed.  A network of project frontage sidewalks and internal sidewalks are proposed. We recommend a pedestrian crossing of Street A to connect Del Rio Road to the commercial land uses.  No mid-block pedestrian crossings are recommended on Del Rio Road. A crosswalk is proposed on the east side of the San Ramon Road intersection. If installed, we recommend the crosswalk be supplemented with ladder striping and pedestrian warning signage (W11-2 and W16-7P). A rectangular rapid flashing beacon (RRFB) could also be considered. Vehicle Miles Traveled: The project’s residential VMT per capita and office VMT per employee would be below OPR and SLOCOG’s recommended thresholds of 15 percent below the regional average. The project would have a less-than-significant impact to VMT. 157 Central Coast Transportation Consulting September 2022 4Barrel Creek Transportation Impact Study Introduction Contents  1.0 Introduction ................................................................................................................................... 5  2.0 Analysis Methods ........................................................................................................................... 9  3.0 Existing Conditions .....................................................................................................................10  4.0 Existing Plus Project Conditions ..............................................................................................14  5.0 Cumulative Conditions ...............................................................................................................22  6.0 Vehicle Miles Traveled (VMT) ..................................................................................................28  7.0 References .....................................................................................................................................29  Figure 1: Project and Study Locations .............................................................................................................. 7  Figure 2: Project Site Plan ................................................................................................................................... 8  Figure 4: Existing Plus Approved Volumes ...................................................................................................16  Figure 5: Existing Plus Approved Plus Project Volumes ............................................................................17  Figure 6: Cumulative Volumes .........................................................................................................................23  Figure 7: Cumulative Plus Project Volumes ..................................................................................................24  Table 1: Intersection Level of Service Thresholds .......................................................................................... 9  Table 2: Existing PM Peak Hour LOS............................................................................................................11  Table 3: Existing PM Peak Hour Queues ......................................................................................................12  Table 4: Trip Generation ...................................................................................................................................14  Table 5: Trip Distribution .................................................................................................................................15  Table 6: Approved Projects ..............................................................................................................................15  Table 7: Existing Plus Project and Existing Plus Approved Plus Project PM Peak Hour LOS ...........18  Table 8: Existing Plus Project and Existing Plus Approved Plus Project Peak Hour Queues ..............19  Table 9: Cumulative and Cumulative Plus Project PM Peak Hour LOS ..................................................25  Table 10: Cumulative and Cumulative Plus Project PM Peak Hour Queues ...........................................25  Table 11: Regional VMT ...................................................................................................................................28  Table 12: Potential VMT Thresholds ..............................................................................................................28  Table 13: Project Only VMT ............................................................................................................................28  Appendix A: Traffic Counts Appendix B: Intersection Calculation Sheets 158 Central Coast Transportation Consulting September 2022 5Barrel Creek Transportation Impact Study Introduction 1.0 Introduction  This study evaluates the potential transportation impacts of the proposed Barrel Creek project in the City of Atascadero. The project includes 35,000 square feet (s.f.) of light industrial space, 20 single- family residential dwelling units, 40 multifamily residential dwelling units, a 120-room hotel, 10,000 s.f. of restaurant space, 5,000 s.f. of winery/brewery space, and 16 recreational vehicle sites. The project location and study intersections are shown on Figure 1. The project site plan is shown on Figure 2. The following intersections were analyzed during the weekday PM peak hour: 1. Del Rio Road/San Ramon Road 2. Del Rio Road/Ramona Road 3. Del Rio Road/US 101 Southbound Ramps 4. Del Rio Road/US 101 Northbound Ramps 5. Del Rio Road/El Camino Real 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 Conditions adds approved projects to existing traffic volumes.  Existing Plus Approved Plus Project adds Project-generated traffic to the Existing Plus Approved Conditions volumes.  Cumulative Conditions represents future traffic conditions reflective of the buildout of land uses in the area, not including the proposed Project.  Cumulative Plus Project represents future traffic conditions reflective of the buildout of land uses in the area, including the proposed Project. Each scenario is described in more detail in the appropriate chapter. 1.1 BACKGROUND The project would develop a portion of the northwest quadrant (known as the ‘Church site’) 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. 1.1.1 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. 159 Central Coast Transportation Consulting September 2022 6Barrel Creek Transportation Impact Study Introduction Scenario 8c was identified as the most intensive likely scenario. On the Church site, this scenario included 120 single-family dwelling units, a 120-room hotel, a 36,000 s.f. business park, 7,000 s.f of retail uses, a 5,000 s.f. brewery, and a 2,500 s.f. restaurant. A trip generation comparison between this development scenario and the proposed Barrel Creek project is provided in the Existing Plus Project Conditions section of this report. 1.1.2 Del Rio Commercial Area Specific Plan The proposed project is located near the Del Rio Commercial Area Specific Plan. The Specific Plan was recently amended to accommodate the withdrawal of the Walmart project and interest in alternative land uses. The amendment and Final Environmental Impact Report (FEIR) Addendum were supported by the Del Rio Specific Plan Amendment Traffic Analysis (W-Trans, August 2020) that describes existing and future traffic operations along Del Rio Road. This analysis (Scenario 9a) reflects future conditions with six additional houses on the Church site (not the Barrel Creek project as currently envisioned or as evaluated in the interchange analysis described above). The traffic analysis identifies two phases of mitigations, effectively the same as Mitigation 1 and 2 described above in the Del Rio Road Interchange Traffic Analysis section, that 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. Since the amendment, additional information about project development east of El Camino Real 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 March 2022, CCTC prepared the Del Rio Marketplace Draft Transportation Impact Study which evaluates a grocery store and associated uses. The trip generation was higher than analyzed in the amended Specific Plan. 160 Figure 1: Project and Study Locations Barrel Creek Legend: x - Study Intersection- Project Site - Del Rio Specific Plan 1 2 3 4 5 161 Figure 2: Project Site Plan Barrel Creek162 Central Coast Transportation Consulting September 2022 9Barrel Creek Transportation Impact Study Analysis Methods 2.0 Analysis Methods  The analysis approach was developed based on City of Atascadero and Caltrans standards. The State Office of Planning and Research (OPR) published a Technical Advisory in December 2018 with recommendations for evaluating VMT for various project types. The Technical Advisory notes that for mixed use projects the lead agency can evaluate each component of the project independently or may consider only the project’s dominant use. The City of Atascadero has not adopted VMT thresholds but the State Office of Planning and Research (OPR) and SLOCOG have suggested thresholds of 15 percent below the regional average for residential VMT per capita and office VMT per employee, which are used here. The SLOCOG Travel Demand Model is used to evaluate the project’s change to VMT as described below:  Residential VMT is calculated as the sum of all home-based productions (home to work, shop, school, college, and other), each multiplied by distances between zone pairs.  Office VMT is calculated as home-based work attractions multiplied by distances between zone pairs. While LOS is not an allowable CEQA metric it remains in planning documents for the City of Atascadero. The LOS thresholds for intersections based on the 6th Edition Highway Capacity Manual (HCM) are presented in Table 1. The study intersections were analyzed with the Synchro 10 software package applying the HCM 6th Edition methods, except where unusual signal phasing required the use of HCM 2000. Table 1: Intersection Level of Service Thresholds The City’s Circulation Element specifies that 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. 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. 163 Central Coast Transportation Consulting September 2022 10Barrel Creek Transportation Impact Study Existing Conditions 3.0 Existing Conditions  This section describes the existing transportation system and current operating conditions in the study area. 3.1 EXISTING CIRCULATION NETWORK The existing roadways adjacent to the proposed project are described below. Bicycle facilities in the community include Class I, II, and III bikeways. A Class I bikeway (bike path) provides a completely separated right-of-way for the exclusive use of bicycles and pedestrians with crossflow by motorists minimized. A Class II bikeway (bike lane) provides a striped lane for one-way bicycle travel on the side of the street adjacent to vehicle traffic. A Class III bikeway (bike route) consists of a roadway that is shared between bicycle and vehicle traffic. Roadways in the vicinity of the project include:  US 101 is a four-lane freeway serving intercity and regional travel. There is a full access interchange at Del Rio Road.  El Camino Real is a major arterial paralleling US 101. There are two to four travel lanes, Class II bikeways, and intermittent sidewalks.  Del Rio Road is a minor arterial west of El Camino Real and a collector east of El Camino Real. There are two travel lanes, intermittent Class II bikeways, and intermittent sidewalks. There are proposed Class II bikeways through the study area.  San Ramon Road is a collector north of Del Rio Road with two travel lanes and no sidewalks. South of Del Rio Road it is a local street with two travel lanes and sidewalks. There are no bikeways.  Ramona Road is a local street with two travel lanes, no bikeways, and no sidewalks. The existing study intersections are described below:  Del Rio Road/San Ramon Road (#1): Side-street stop controlled with marked crosswalk on the south leg only.  Del Rio Road/Ramona Road (#2): Side-street stop controlled with no marked crosswalks.  Del Rio Road/US 101 Southbound Ramps (#3): Existing traffic signal with marked crosswalk and pedestrian signals on the south leg only.  Del Rio Road/US 101 Northbound Ramps (#4): Existing traffic signal with marked crosswalk and pedestrian signals on the south leg only.  Del Rio Road/El Camino Real (#5): Existing traffic signal with marked crosswalks and pedestrian signals on all legs. 3.1.1 Transit The San Luis Obispo Regional Transit Authority (RTA) operates fixed route transit service in the study area. RTA Route 9 is a bus service traveling between San Luis Obispo, Santa Margarita, Atascadero, Templeton, Paso Robles, and San Miguel with hourly headways on weekdays and reduced frequency on weekends. The closest bus stops to the project site are approximately one-quarter mile away on El Camino Real near Del Rio Road at Mission Oaks Plaza. 164 Central Coast Transportation Consulting September 2022 11Barrel Creek Transportation Impact Study Existing Conditions 3.2 EXISTING OPERATIONS Traffic count data at the study intersections was collected in February 2022 except for Del Rio Road/San Ramon Road (#1) intersection which was collected in December 2020 and adjusted up using adjacent intersection count data due to the Pandemic and balanced with the 2022 volumes. Consistent with recent studies in the area, only the weekday commute PM peak hour was analyzed since this is the hour which dictates future improvements. Additionally, the project is expected to generate more vehicle trips during the PM peak hour than during the AM peak hour, as shown in the Existing Plus Project section of this report. Figure 3 shows the Existing traffic volumes and lane configurations. Traffic count sheets are provided in Appendix A. Table 2 summarizes the LOS and Table 3 summarizes key vehicular queuing for the study intersections, with detailed calculation sheets included in Appendix B. Table 2: Existing PM Peak Hour LOS Intersection Delay1 LOS 4. Del Rio Rd/US 101 NB Ramps 9.6 A 5. Del Rio Rd/El Camino Real 13.5 B 1. HCM 6th average control delay in seconds per vehicle (HCM 2000 used for Intersections 3 and 4). For side-street-stop controlled intersections the worst approach's delay is reported in parentheses next to the overall intersection delay. Existing PM Peak Hour Levels of Service Existing 2. Del Rio Rd/Ramona Rd 0.7 (9.9) - (A) 3. Del Rio Rd/US 101 SB Ramps 12.0 B 1. Del Rio Rd/San Ramon Rd 1.6 (10.9) - (B) 165 Central Coast Transportation Consulting September 2022 12Barrel Creek Transportation Impact Study Existing Conditions Table 3: Existing PM Peak Hour Queues All study intersections operate acceptably under Existing Conditions except the eastbound though movement 95th percentile queue length at the Del Rio Road/US 101 Southbound Ramps (#3) intersection would exceed the available storage and block the Ramona Road intersection. EBT 40 47 WBT 290 64 SBL2 705 126 SBR 25 20 EBT 290 157 WBT 240 53 NBL3 475 36 NBR 175 46 EBL 240 211 EBR 240 50 NBL 280 188 SBL 150 36 3. Del Rio Rd/US 101 SB Ramps Existing PM Peak Hour Intersection Queues Intersection Movement Storage Length (ft) 95th Percentile Q ueue (ft)1 4. Del Rio Rd/US 101 NB Ramps Bold indicates queue length longer than storage length. 3. Deceleration length of 425 feet has been subtracted from the storage length per the Highway Design Manual for 50 mph design speed. 5. Del Rio Rd/El Camino Real 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. 2. Deceleration length of 235 feet has been subtracted from the storage length per the Highway Design Manual for 30 mph design speed. 166 Figure 3: Existing Volumes and Lane Configurations Barrel Creek Legend: - PM Peak Hour Traffic Volumes - Traffic Signal - Stop Sign x - Study Intersection - Project Site 1 2 3 4 5 1.2.3. 4.5. 167 Central Coast Transportation Consulting September 2022 14Barrel Creek Transportation Impact Study Existing Plus Project Conditions 4.0 Existing Plus Project Conditions  This section evaluates the effects of the proposed project on the surrounding transportation network under existing plus project conditions and existing plus approved plus project conditions. 4.1 PROJECT TRAFFIC The amount of project traffic affecting the study locations is estimated in three steps: trip generation, trip distribution, and trip assignment. Trip generation refers to the total number of trips generated by the site. Trip distribution identifies the general origins and destination of these trips, and trip assignment specifies the routes taken to reach these origins and destinations. 4.1.1 Trip Generation and Trip Distribution The Institute of Transportation Engineers (ITE) Trip Generation Manual 11th Edition was used to estimate the trip generation of the Barrel Creek project. Internal capture trips were deducted to obtain total external trips. No pass-by reduction was applied, consistent with the previous analysis of the site. If applied, the pass-by reduction would be 39 trips during the PM peak hour. Table 4 summarizes the project trip generation. Table 4: Trip Generation Daily Land Use Size Total In Out Total In Out Total Light Industrial1 35,000 SF 182 24 4 28 3 16 19 Single-Family Housing 2 20 DU 230 4 13 17 14 8 22 Multifamily Housing 3 40 DU 270 4 12 16 12 8 20 Hotel4 120 rooms 877 29 24 53 31 30 61 Restaurant5 10,000 SF 1,072 53 43 96 55 36 91 Winery/Brewery6 5,000SF 230 7 310181937 RV Park7 16sites 70 145437 2,931 122 103 225 137 120 257 -180 -10 -10 -20 -18 -18 -36 2,751 112 93 205 119 102 221 2. ITE Land Use Code #210, Single-Family Detached Housing. Fitted curve equations used. Barrel Creek Weekday Vehicular Trip Generation AM Peak Hour PM Peak Hour Subtotal Internal Capture Trips 8 Total External Trips9 DU = Dwelling Unit; SF = Square Feet; ITE = Institute of Transportation Engineers. 1. ITE Land Use Code #110, General Light Industrial. Fitted curve equations used. 9. Pass-by trips were not considered for consistency with previous analysis. 7. ITE Land Use Code #416, Campground/RV Park. Fitted curve equations used. Daily assumed 10 times PM trips. 3. ITE Land Use Code #220, Multifamily Housing (Low-Rise). Average rates used based on data cluster. 4. ITE Land Use Code #310, Hotel. Fitted curve equations used. 5. ITE Land Use Code #932, High-Turnover (Sit-Down) Restaurant. Average rates used. 6. ITE Land Use Code #970, Winery. Average rates used. 8 AM & PM Internal Trips from TripGen 10 software; Daily Internal Trips assumed five times PM internal trips. Source: ITE Trip Generation Manual, 11th Ed. and Trip Generation Handbook, 3rd Ed. 168 Central Coast Transportation Consulting September 2022 15Barrel Creek Transportation Impact Study Existing Plus Project Conditions The proposed project would generate 2,751 trips per weekday, including 205 AM peak hour trips and 221 PM peak hour trips. Only six dwelling units were assumed on the Church site in the Del Rio Specific Plan Amendment Traffic Analysis (W-Trans, August 2020). Trip distribution and assignment for the project trips were estimated using the SLOCOG Travel Demand Model, refined based on the site plan and local knowledge as shown in Table 5. The Existing Plus Project volumes are shown on Figure 4. Table 5: Trip Distribution 4.2 APPROVED PROJECTS Approved developments were added to the existing traffic volumes to develop Existing Plus Approved Conditions. The approved projects included are summarized in and the Existing Plus Approved Plus Project volumes are shown in Figure 5. Table 6: Approved Projects The recently constructed hotel project is included in the 2022 traffic volumes. The intersection operations are discussed under Existing Plus Approved Plus Project intersection operations. The Del Rio Ranch project is included in the Cumulative No Project scenario. Location % Ramona Road 1% San Ramon (South)1% El Camino Real (North) 4% El Camino Real (South) 11% Del Rio Road (East) 6% Del Rio Road (West) 10% US 101 (North)25% US 101 (South)42% Total 100% Trip Distribution Taco Bell 1,900 square feet Del Rio Specific Plan Amendment Traffic Analysis Gas Station 12 fueling stations Del Rio Specific Plan Amendment Traffic Analysis Retail Pad 2,000 square feet Del Rio Specific Plan Amendment Traffic Analysis Sit-Down Restaurant 2,000 square feet Del Rio Specific Plan Amendment Traffic Analysis Tiny Hotel 22 sites/units ITE Land Use Code #416 Campground/RV Park Emerald Ridge 208 dwelling units ITE Land Use #220 Multi-Family Low Rise Del Rio Ridge 42 dwelling units ITE Land Use #220 Multi-Family Low Rise The Edge 15,000 square feet ITE Land Use #822 Retail Plaza, #932 Restaurant, and #970 Winery Del Rio Marketplace 203,700 square feet Del Rio Marketplace Draft Transportation Impact Analysis Approved Projects Project Size Trip Generation Source Sources: Del Rio Specific Plan Amendment Traffic Analysis, Table 3 (W-Trans, August 2020), Del Rio Marketplace Draft Transportation Impact Study (CCTC, March 2022), & Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Ed. 169 Figure 4: Existing Plus Project Barrel Creek Legend: - PM Peak Hour Traffic Volumes x - Study Intersection - Project Site 1 2 3 4 5 1.2.3. 4.5. 170 Figure 5: Existing Plus Approved Plus Project Volumes Barrel Creek Legend: - PM Peak Hour Traffic Volumes x - Study Intersection - Project Site 1 2 3 4 5 1.2.3. 4.5. 171 Central Coast Transportation Consulting September 2022 18Barrel Creek Transportation Impact Study Existing Plus Project Conditions 4.3 EXISTING PLUS PROJECT AND EXISTING PLUS APPROVED PLUS PROJECT INTERSECTION OPERATIONS Table 7 summarizes the LOS and Table 8 presents the key queues for the study intersections during the weekday PM peak hour, with detailed calculation sheets included in Appendix B. Table 7: Existing Plus Project and Existing Plus Approved Plus Project PM Peak Hour LOS Intersection Delay1 LOS Delay1 LOS Delay1 LOS 1.6 (12.3) - (B) 13.5 B 18.1 B 113.9 (21.2)F (C) 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. 11.2 B 10.1 B 1.7 (11.6) - (B) 0.5 (11.1) - (B) 5. Del Rio Rd/El Camino Real 4. Del Rio Rd/US 101 NB Ramps Existing + Approved + Project2 0.5 (11.5) - (B) 15.9 B 10.7 B Existing + Project 3. Del Rio Rd/US 101 SB Ramps 2. Del Rio Rd/Ramona Rd Existing Plus Project and Existing Plus Approved Plus Project PM Peak Hour Levels of Service 1. Del Rio Rd/San Ramon Rd - (B) 0.7 (9.9) - (A) 12.0 B 9.6 A Existing 1.6 (10.9) 2. Queues in parentheses include improvements to be completed by Del Rio Marketplace. 172 Central Coast Transportation Consulting September 2022 19Barrel Creek Transportation Impact Study Existing Plus Project Conditions Table 8: Existing Plus Project and Existing Plus Approved Plus Project Peak Hour Queues At Del Rio Road/US 101 Southbound Ramps (#3), the eastbound through movement queue would further be exceeded by the addition of project traffic and the approved projects. The project would add slightly less than one vehicle to the eastbound through movement queue. All study locations operate with acceptable LOS except Del Rio Road/El Camino Real (#5) under Existing Plus Approved Plus Project Conditions. The improvements to be completed by the Del Rio Marketplace project are included in parenthesis in Table 7 and Table 8 and are summarized in the following section. 4.3.1 Recommended Improvements The following intersection improvements are recommended:  Del Rio Road/Ramona Road (#2): Ramona Road carries low volumes and the queues reported in Table 8 would not be exceeded 95 percent of the time. The average (50th percentile) queue from the downstream intersection would not block Ramona Road with the addition of project traffic and would be less than two vehicles with the addition of approved projects. Therefore, under Existing Plus Project conditions the queue blockage would be infrequent and would affect few drivers. Do Not Block Intersection Markings per the California Manual on Uniform Traffic Control Devices (CAMUTCD) Section 3B.17 could be considered to address this infrequent blockage.  Del Rio Road/El Camino Real (#5): The following improvements are recommended: o Restripe the eastbound approach to a left, through, and right turn lane and modify the left turn to protected-permissive phasing, EBT 40 47 71 85 WBT 290 64 99 #128 SBL2 705 126 126 #231 SBR25203333 EBT 290 157 168 m275 WBT 240 53 62 166 NBL3 475366563 NBR 175 46 45 52 EBL 240 211 228 #717 (#231) EBR 240 50 51 66 (50) NBL 280 188 208 292 (126) SBL 150 36 37 52 (22) Existing Existing + Project Ex.+ Approved + Project4 4. Queues in parentheses include improvements to be completed by Del Rio Marketplace. Existing Plus Project and Existing Plus Approved Plus Project PM Peak Hour Queues1 Intersection Movement 3. Del Rio Rd/ US 101 SB Ramps Storage Length (ft) 4. Del Rio Rd/ US 101 NB Ramps 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. 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. # indicates 95th%ile volume>capacity, queue may be longer. Bold indicates queue longer than storage length. 5. Del Rio Rd/ El Camino Real 173 Central Coast Transportation Consulting September 2022 20Barrel Creek Transportation Impact Study Existing Plus Project Conditions o Add a westbound left turn lane (required for eastbound through lane transition) with permissive phasing, o Modify the southbound and northbound left turns to protected-permissive phasing, o Add overlap phasing to the southbound right turn pocket currently under construction, o Replace eight-inch traffic signal heads with 12-inch heads, o Install yellow reflective tape on all backplates, o Install new signage and replace non-reflective signs, and o Optimize signal timings including updating pedestrian and yellow clearance times. The improvements at Del Rio Road/El Camino Real (#5) are a condition of approval the Del Rio Marketplace project prior to occupancy. The Barrel Creek project does not trigger these improvements. 4.4 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, fail to 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.” The site plan shown on Figure 2 currently proposes two driveways, one on San Ramon Road and one on Del Rio Road. Full access is proposed on San Ramon Road which will serve the single family residences. Only emergency access will be provided between the single family residences and the remainder of the project. Due to its proximity to the US 101 Southbound Ramps, Ramona Road, and the future realignment of Ramona Road west of the existing location, the Del Rio Road driveway was located between the San Ramon Road intersection and the future realignment of Ramona Road to allow for full access. The site plan includes a network of project frontage sidewalks on Del Rio Road and San Ramon Road and internal sidewalks on one or both sides of each roadway. We recommend a pedestrian crossing of Street A to connect El Camino Real to the commercial land uses. Landscaping and sight distance shall comply with City Standard Drawing Number 414. Crosswalks whether marked or unmarked exist at all intersections unless prohibited. Guidance from the Federal Highway Administration recommends that a minimum of 20 pedestrians per peak hour (or 15 or more elderly and/or child pedestrians) exist at a location before placing a high priority on the installation of a marked crosswalk. During the six hour Del Rio Road/San Ramon Road (#1) intersection turning movement count, a maximum of two pedestrians per hour were counted in the southern crosswalk and one pedestrian total was counted in the west crosswalk. No pedestrian volumes were observed in the northern or eastern crosswalk. There is currently a standard crosswalk on the southern leg of the intersection and crosswalks are proposed on the northern leg and eastern leg. Ladder crosswalk striping is recommended for the eastern uncontrolled crosswalk only. We recommend the ladder crosswalk be supplemented with pedestrian warning signage (W11-2 and W16-7P) on both sides of the roadway. A rectangular rapid flashing beacon (RRFB) could also be considered. 174 Central Coast Transportation Consulting September 2022 21Barrel Creek Transportation Impact Study Existing Plus Project Conditions No mid-block pedestrian crossings are recommended on Del Rio Road. The CAMUTCD pedestrian hybrid beacon (PHB) or HAWK and in roadway warning light (IRWL) warrants would not be met along Del Rio Road and crossing at an intersection is preferred. The existing pedestrian facilities on the US 101 overcrossing are located on the south side of the road. Pedestrians from the project site can access the overcrossing by crossing Del Rio at San Ramon and traveling on the existing sidewalk on the southern side. There is an existing 200 foot sidewalk gap just west of the Ramona Road intersection. Implementation of the planned interchange improvements, including the Ramona Road realignment, would close this gap. 175 Central Coast Transportation Consulting September 2022 22Barrel Creek Transportation Impact Study Cumulative Conditions 5.0 Cumulative Conditions  Cumulative conditions (2035) represent build-out of the land uses in the region. Cumulative traffic volume forecasts were 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 Del Rio Marketplace Draft Traffic Impact Study (CCTC, March 2022). The amended Specific Plan analysis forecasts were updated to include the Del Rio Ranch and Marketplace 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. No roadway improvements were assumed in the study area under Cumulative conditions. Figures 6 and 7 show the Cumulative and Cumulative Plus Project traffic volumes, respectively. Under Cumulative conditions a Peak Hour Factor (PHF) of 0.92 was used for the analysis. However, if the existing PHF exceeded this value the higher PHF was used. In addition, two percent trucks were assumed under Cumulative Conditions. 176 Figure 6: Cumulative Volumes Barrel Creek Legend: - PM Peak Hour Traffic Volumes x - Study Intersection - Project Site 1 2 3 4 5 1.2.3. 4.5. 177 Figure 7: Cumulative Plus Project Volumes Barrel Creek Legend: - PM Peak Hour Traffic Volumes x - Study Intersection - Project Site 1 2 3 4 5 1.2.3. 4.5. 178 Central Coast Transportation Consulting September 2022 25Barrel Creek Transportation Impact Study Cumulative Conditions 5.1 CUMULATIVE INTERSECTION OPERATIONS Table 9 and Table 10 present the LOS and key queues for the study intersections under Cumulative and Cumulative Plus Project conditions, with detailed calculation sheets included in Appendix B. Table 9: Cumulative and Cumulative Plus Project PM Peak Hour LOS Table 10: Cumulative and Cumulative Plus Project PM Peak Hour Queues Intersection Delay1 LOS Delay1 LOS Cumulative + Project -(B) Cumulative Unacceptable operations shown in bold text. 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. 4. Del Rio Rd/US 101 NB Ramps 11.7 B 13.6 B 5. Del Rio Rd/El Camino Real 170.2 F 182.1 F 2.6(13.3) -(B)1. Del Rio Rd/San Ramon Rd 2.5(12.5) -(B) 25.5 C25.5 C 1.1(10.2) 0.9(11.3)-(B) 3. Del Rio Rd/US 101 SB Ramps 2. Del Rio Rd/Ramona Rd Cumulative Plus Project PM Peak Hour Levels of Service EBT 40 72 101 WBT 290 118 #291 SBL2 705 #331 #331 SBR 25 30 43 EBT 290 m284 m#328 WBT 240 220 240 NBL3 475 34 62 NBR 175 84 89 EBL/T 240 #858 #881 EBR 240 113 122 NBL 280 315 326 SBL 150 59 59 Movement 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. 4. Del Rio Rd/US 101 NB Ramps Cumulative 5. Del Rio Rd/El Camino Real 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 desi gn speed. Cumulative and Cumulative Plus Project PM Peak Hour Queues1 3. Del Rio Rd/US 101 SB Ramps Cumulative + Project Storage Length (ft)Intersection 179 Central Coast Transportation Consulting September 2022 26Barrel Creek Transportation Impact Study Cumulative Conditions The following LOS and queuing deficiencies are reported:  Del Rio Road/US 101 Southbound Ramps (#3): The project would worsen the eastbound through movement queue length blocking the Ramona Road intersection. In addition, the project would cause the westbound through movement to exceed 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 (#4): The project would worsen the westbound through movement reaching the El Camino Real intersection. The addition of project traffic would also cause the eastbound through movement queue to exceed the storage length on the US 101 Overpass. The northbound offramp approach would not affect US 101 freeway operations.  Del Rio Road/El Camino Real (#5): The intersection operates unacceptably with and without the addition of project traffic and the project would worsen the northbound left turn and eastbound left/through queue length further exceeding the available storage. 5.1.1 Recommended Improvements The following improvements are recommended at the study intersections under Cumulative Plus Project conditions:  Del Rio Road/San Ramon Road (#1): The intersection would operate acceptably, and no improvements are recommended.  Del Rio Road/Ramona Road (#2): 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 constructing a westbound left turn pocket would separate the left turn queue from through traffic.  Del Rio Road/US 101 Southbound Ramps (#3): Consistent with recent studies in the area, optimizing signal timings would improve corridor operations. In addition, an eastbound right 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 reconstructed when the Del Rio Road/Ramona Road (#2) intersection is realigned.  Del Rio Road/US 101 Northbound Ramps (#4): 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 (#5): The following set of improvements consistent with Existing Plus Approved Plus Project Conditions are recommended: o Restripe the eastbound approach to a left, through, and right turn lane and modify the left turn to protected-permissive phasing, o Add a westbound left turn lane (required for eastbound through lane transition) with permissive phasing, o Modify the southbound and northbound left turns to protected-permissive phasing, o Add overlap phasing to the southbound right turn pocket currently under construction, o Replace eight-inch traffic signal heads with 12-inch heads, o Install yellow reflective tape on all backplates, o Install new signage and replace non-reflective signs, and 180 Central Coast Transportation Consulting September 2022 27Barrel Creek Transportation Impact Study Cumulative Conditions o Optimize signal timings including updating pedestrian and yellow clearance times. With the recommended improvements all intersections would operate at LOS C or better 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 other studies except the eastbound right turn lane at Del Rio Road/ US 101 Southbound Ramps (#3). The eastbound right turn lane at Del Rio Road/US 101 Southbound Ramps (#3) was not identified in the Del Rio Specific Plan Amendment Traffic Analysis (W-Trans, August 2020) and is not needed under Cumulative No Project Conditions for acceptable queuing. We recommend the project make a fair share contribution towards the cost of these improvements. 5.1.2 Fair Share Contribution Projects within the Specific Plan area are required to pay their fair share toward improvements on the Del Rio Road corridor. In addition, the proposed project will be required to pay their fair share. Using the Caltrans Equitable Share Responsibility equation (Caltrans 2002), the project generated intersection volumes, the cumulative plus project intersection volumes, and the baseline volumes from the Specific Plan (March, 2012) which included approved projects at the time the Specific Plan area was created and conditioned to pay their fair share. The Barrel Creek fair share percentages are summarized below:  Del Rio Road/San Ramon Road (#1): 52%  Del Rio Road/Ramona Road (#2): 26%  Del Rio Road/US 101 Southbound Ramps (#3): 12%  Del Rio Road/El Camino Real (#5): 3% 181 Central Coast Transportation Consulting September 2022 28Barrel Creek Transportation Impact Study Vehicle Miles Traveled (VMT) 6.0 Vehicle Miles Traveled (VMT)  The project’s VMT was estimated using the SLOCOG Travel Demand Model. The regional VMT is summarized in Table 11. Table 11: Regional VMT The project is expected to increase overall regional VMT slightly and reduce residential, office, and retail VMT. While the City of Atascadero has not yet adopted VMT standards the State Office of Planning and Research (OPR) and SLOCOG have suggested thresholds of 15 percent below the regional average for residential VMT per capita and office VMT per employee. Table 12 shows thresholds derived from the rates shown in Table 11 using OPR’s recommended thresholds. Table 12: Potential VMT Thresholds Table 13 summarizes the project-specific VMT. Table 13: Project Only VMT The project residential VMT/capita and office VMT/employee are below the 15 percent under the regional average threshold, which indicates a less-than-significant impact to VMT. 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 goals to encourage mixed- use infill developments. The proposed project is consistent with SLOCOG’s 2019 Regional Transportation Plan’s preferred land use scenario which increases jobs in the North County to improve the jobs:housing balance in the region. Scenario Employees Population Residential VMT Office VMT Retail VMT Res VMT/ Capita Office VMT/Emp 2020 No Project 8,899,234 117,276 246,732 4,480,333 1,595,434 5,631,405 18.16 13.60 2020 With Project 8,899,902 117,423 246,901 4,476,936 1,594,872 5,630,759 18.13 13.58 Change from No Project 669 147 169 -3,397 -562 -646 -0.03 -0.02 Source: SLOCOG TDM, CCTC, 2021 1. Residential VMT is produced by households (sum of home-based productions); office VMT is attracted to offices (sum of home- based-work attractions); and retail VMT is attracted to retail uses. There is some overlap between these categories so totals do not Regional VMT Analysis Total Regional VMT Demographics VMT By Trip Purpose1 VMT Efficiency Metrics Scenario Res VMT/ Capita Office VMT/Emp 2020 No Project 15.43 11.56 1. Calculated as 85% of regional average. Potential Thresholds1 Scenario Res VMT/ Capita Office VMT/ Employee 2020 With Project 11.13 3.12 Source: SLOCOG TDM, CCTC, 2021 Project Only VMT Analysis 182 Central Coast Transportation Consulting September 2022 29Barrel Creek Transportation Impact Study References 7.0 References  California Department of Transportation (Caltrans). December 2002. Guide for the Preparation of Traffic Impact Studies ______. 2019. California Manual on Uniform Traffic Control Devices, 2014 Edition, Revision 4. ______. May 2020. Vehicle Miles Traveled-Focused Transportation Impact Study Guide. _______. July 2020. Highway Design Manual. 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. ______. March 2022. Del Rio Marketplace Draft Transportation Impact Report. City of Atascadero. 2010. Bicycle Transportation Plan. ______. 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. Institute of Transportation Engineers (ITE). 2017. Trip Generation Manual, 10th 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. 183         To:  Tim Walters     Principle Engineering     RRM Design Group   From:  Jake Smith, EIT | MKN & Associates, Inc.  Robert Lepore, GISP | MKN & Associates, Inc.    Reviewer:  JJ Reichmuth, PE | MKN & Associates, Inc.        Date: December 19, 2022  Re:  Wastewater Infrastructure Review Revision No. 2 ‐ Barrel Creek Mixed‐Use Project    1. Introduction  Michael K. Nunley & Associates (MKN) was retained by RRM Design Group (RRM) to provide engineering services to analyze  the potential impacts to the City of Atascadero’s (City) existing Lift Station No. 14 (LS14) and adjacent collection system  resulting from the proposed Barrel Creek Mixed‐Use Project (Project). The scope of services for this project included the  following:   Estimate existing wastewater flow to LS14   Estimate future wastewater flow to LS14   Analyze existing gravity collection system on El Camino Road from Del Rio Road to Lift Station No. 13 (LS13)   Analyze existing gravity collection system on Del Rio Road to LS14   Analyze remaining capacity of LS14 and force main   Preparation of technical memorandum summarizing results and recommendations  At the request of the City, this scope was amended to encompass a phased improvement plan, construction cost estimate,  and trigger points for required sewer infrastructure improvements to accommodate upcoming planned development within  the area and ultimate future flows. The City identified the following additional development projects to be included with the  lift station and collection system capacity analysis:   Tiny Village Home Hotel (Del Rio Road at Ramona Road)   Woods Humane Society Expansion and Septic Conversion (Ramona Road)   Father’s House Church Septic Conversion (Ramona Road)   State Housing Site Development (Del Rio Road at Ramona Road)   Future Commercial Development (Ramona Road)   Future Residential Densification (Conejo Road)  Capacity of both LS14 and the surrounding collection system were evaluated based on the following flow conditions as  requested by the City:     184 | 2     Flow Scenario 1: Existing flows from the Apple Valley Development   Flow Scenario 2: Flow Scenario 1 plus City approved projects (Tiny Village Home Hotel and Woods Humane Society  Expansion and Septic Conversion)   Flow Scenario 3: Flow Scenario 2 plus Barrel Creek Phase 1, State Housing Site Development (65 units or 120 room  hotel), and existing Father’s House Church Septic Conversion    Flow Scenario 4: Flow Scenario 3 plus Barrel Creek Phase 2    Flow Scenario 5: Flow Scenario 4 plus Barrel Creek Phase 3    Flow Scenario 6: Flow Scenario 5 plus commercial development on Ramona Road and densification of surrounding  residential parcels along Conejo Road  Figure 1‐1 provides an overview of the existing LS14 sewershed (gray area) and the proposed development projects  described above that will convey future flow to the lift station.  Figure 1‐1: Lift Station 14 Sewershed    185 | 3    In addition to the LS14 review and surrounding sewershed, capacity of the existing 12‐inch gravity sewer on El Camino Real  from Del Rio Road to LS13 was evaluated based on the following flow conditions as requested by the City:   Flow Scenario 7: Existing flows along El Camino Real to LS13 (includes existing LS14 pumped flow, but excludes LS1  pumped flow)   Flow Scenario 8: Flow Scenario 7 plus Approved City Projects (Emerald Ridge, Emerald Court, Del Rio Ridge, Vacant  RMF south of Del Rio Ridge, The Edge Commercial development, Hotel, Taco Bell, and Gas station)   Flow Scenario 9: Flow Scenario 8 plus the Marketplace Development   Flow Scenario 10: Flow Scenario 9 plus new LS14 flows including Barrel Creek development Phases 1‐3 (excludes  existing LS14 pumped flow)   Flow Scenario 11: Flow Scenario 10 plus buildout flows from LS14 (commercial development on Ramona Road and  densification of surrounding residential parcels along Conejo Road  2. Background  The existing LS14 currently serves Tract 2495 Apple Valley development and is located West of Highway 101 at 1980 San  Ramon Avenue. The lift station includes a 6‐foot diameter circular concrete wet well, two 90 gpm Myers WG50 grinder  pumps with 5 horsepower motors, a buried valve vault with above grade bypass connection, and a 2,200 foot long 4” C900  PVC force main.  As part of the LS13 Preliminary Design Report (PDR), MKN completed an initial capacity evaluation of LS14 and associated  force main for estimating future flows to LS13. The LS14 Capacity Evaluation (MKN, 2022) identified existing and future flows  to LS14; analyzed the capacity of existing LS14 wet well to serve a peak hour flow of 254 gpm; evaluated using the existing 4‐ inch force main or constructing a new 6‐inch force main; and development of planning level costs for recommended facility  improvements. Based on subsequent discussions with City staff, any future upgrade projects associated with LS14 will utilize  the existing 4‐inch force main.  3. Document Review  MKN utilized the following reports and project information to complete the capacity analysis for the gravity collection system  and LS14 in order to prepare this technical memorandum:   Infrastructure Review for City of Atascadero ‐ Marketplace Development (MKN, 2022)   City of Atascadero – Lift Station #14 Capacity Evaluation (MKN, 2022)   Barrel Creek Mixed‐Use Composite Utility Plans (RRM, 2021)   City of Atascadero Wastewater Collection System Master Plan Update (MKN, 2015)   Record drawings for Tract 2495 The Colony at Apple Valley (RTC, 2004)     186 | 4    4. Project Overview  The Project will be located on the corner of Del Rio Road and San Ramon Road, west of Highway 101. The Project site is  currently zoned Rural Suburban and is approximately 18 acres. The proposed development phases of the project is shown  on Table 4‐1.  Table 4‐1: Barrel Creek Mixed Use Development Phases  Phase  Use Type Unit Quantity  1  Light industrial Square Foot 35,000  Multi‐Family Dwelling 40  Hotel Room 120  Restaurant Square Foot 10,000  Winery/Brewery Square Foot 5,000  2 Tiny Hotel  Site 16  3 Single Family  Dwelling 20  5. Existing and Future Flows   The following flow conditions were developed to evaluate capacity of the existing collection system including LS14 under  existing and future flow requirements:   Average Daily Flow (ADF): ADF is defined as total average wastewater flow    Peak Hour Flow (PHF): PHF is defined as the maximum one‐hour flow experienced by the collection system and is  typically used as the basis for sizing collection system piping, lift stations, and force mains. Peak hour flow was  estimated in this analysis using a peaking factor of 3.8 as defined in the City’s Wastewater Collection System Master  Plan Update (MKN, 2015)  MKN evaluated the following flow scenarios (Table 5‐1) as requested by the City to determine impacts on LS14 and the  upstream collection system.      187 | 5    Table 5‐1: Existing and Future Flows to LS14   Flow Type Unit Type Unit  Quantity  Flow Factor  (GPD X Unit)  ADF  (GPM)  PHF  (GPM)  Flow Scenario 1  Tract 2495 Person 240 70 12 54  Flow Scenario 2  Tiny Village Home Hotel Site 22 240 4 14  Woods Humane Society Expansion  Square Foot 17,454 0.1 1 5  Cumulative Subtotal 17 73  Flow Scenario 3   State Housing Site (Residential) Person 172 70 8 32  Church Septic Conversion Septic Size  2,800 1 2 7  BC Phase 1 Light industrial Square Foot 35,000 0.1 2 9  BC Phase 1 Multi‐Family Population 106 70 5 20  BC Phase 1 Hotel Room 120 100 8 32  BC Phase 1 Restaurant Square Foot 10,000 0.1 1 3  BC Phase 1 Winery/Brewery Square Foot 5,000 0.1 0.3 1  Cumulative Subtotal 44 176  Flow Scenario 4  BC – Phase 2 Tiny Hotel  Site 16 240 3 10  Cumulative Subtotal 47 186  Flow Scenario 5  BC Phase 3 Single Family Person 53 70 3 10  Cumulative Subtotal 49 196  Flow Scenario 6  Residential Densification (Conejo Road) Person 191 70 9 35  Commercial Development (Ramona Road)  Square Foot 87,120 0.1 6 23  Cumulative Total 65 254    In addition to the flow summaries shown above, Table 5‐2 identifies percent flow contribution from each proposed  development project based on the total future flow to the lift station.   Table 5‐2: Sewer Flow Contribution to LS14  Flow Scenario Flow Contributor  PHF (gpm) % of Total Future Flow  1 Existing Flows  54 21%  2 Tiny Village Home Hotel 14 5%  Woods Humane Sewer Expansion 5 2%  3  State Housing Residential Project 32 13%  Church Septic Conversion 7 3%  Barrel Creek Phase 1 64 25%  4 Barrel Creek Phase 2 10 4%  5 Barrel Creek Phase 3 10 4%  6 Densification of Urban Estates along Conejo Road 35 14%  Commercial Development along Ramona Road 23 9%  Total 254 100%  188 | 6    As shown in Table 5‐2, the Project will contribute approximately 33% of the total future wastewater flow to LS14.  6. Lift Station Evaluation  The existing LS14 was constructed in 2004 and Table 6‐1 provides a summary of the lift station facility equipment and force  main.  Table 6‐1: LS14 and Force Main Overview  Lift Station Type Submersible  Pump Manufacturer Myers  Number of Pumps 2  Horsepower (HP), each 5  Pump Type Submersible Grinder  Date Pumps Rebuilt 2022  Speed (rpm) 3,450  Motor Type Constant Speed  Existing Pump  Duty point  gpm 90  TDH (ft) 83  Wet well Construction Circular Concrete   Wet well Diameter (ft) 6  Wet well Depth (ft) 17.5  Force Main Material C900 PVC  Force Main Diameter (in) 4  Force Main Length (ft) 2,200  The following sections provide an evaluation of LS14’s pumping capacity and available wet well volume to serve the future  flow conditions identified in Table 5‐1. As the City rehabilitates and/or designs new lift stations, operation staff are  standardizing pump selections using Ebara solids handing submersible pumps. After evaluating pump data sheets provided  by the Ebara and utilizing ANSI/HI 9.8‐1998 standards for minimum clearances of a duplex pump system, the wet well is  sufficiently sized to accommodate up to two 30 horsepower (HP) pumps.   a. Pump Capacity Evaluation  The existing pumps at LS14 are 5 horsepower (Hp) Myers grinder pumps with a rated pumping capacity of 90 gpm. Table 6‐ 2 provides an evaluation of the existing lift station pump capacity to serve the proposed flow conditions (Table 5‐1).  Table 6‐2: Pump Capacity Evaluation  Flow Scenario PHF  (gpm)  LS14 Pumping  Capacity (gpm)  Pump Capacity (gpm)  Surplus / (Deficit)  1 54 90 36  2 73 90 17  3 176 90 (86)  4 186 90 (96)  5 196 90 (106)  6 254 90 (164)  189 | 7    Based on Table 6‐2, the existing pumps at LS14 could serve Flow Scenario No.2, which includes the Apple Valley Development  flows, Tiny Village Home Hotel project, and Woods Humane Center Sewer Expansion only. Based on the size of the existing  wet well, 30 HP submersible pumps would fit in the existing wet well and accommodate Flow Scenario 1 – 5 (up to 196 gpm).  However, a new wet well and larger pumps (40 HP) will need to be installed to serve complete buildout (Flow Scenario 6) of  the LS14 sewershed.  b. Wet Well Active Volume Evaluation  As noted in Table 6‐1, the existing LS14 wet well is 6 feet in diameter, 17’‐6” deep with a single 8‐inch gravity pipeline entering  the wet well from the east at approximately 11 feet below the top of the wet well. When evaluating or designing a new lift  station the wet well active volume is reviewed to determine the most appropriate diameter and sizing. The wet well active  volume is the volume between the “pump off” and “pump on” set points. The minimum recommended active volume for  LS14 was determined using the following equation:   Vmin = Qpt/4  Where Vmin is the minimum active volume in gallons, Qp is the rated capacity of a single pump in gallons per minute, and t is  cycle time in minutes (the recommended minimum cycle time is 10 minutes). The maximum available active volume for the  existing wet well is 582 gallons (assuming a minimum pump submergence of 1.5 feet and a minimum of 2 feet below  the gravity line invert). To evaluate the existing wet well, MKN calculated the required active volumes for each flow scenario  identified Table 5‐1:   Table 6‐3: Wet Well Active Volume Evaluation  Flow Scenario PHF  (gpm)  Required Pumping  Capacity   (gpm)  Required Active  Volume   (gallons)  Active Volume   Surplus / (Deficit)  (gallons)1  1 54 90 135 447  2 73 90 183 399  3 176 1962 440 142  4 186 1962 465 117  5 196 1962 490 92  6 254 2543 635 (53)  Notes:   1. The maximum available active volume for the existing wet well is 582 gallons (assuming a minimum pump  submergence of 1.5 feet and a minimum of 2 feet below the gravity line invert)  2. Flow Scenarios 3 to 5 will require that the existing 5 HP pumps be upgraded to 30 HP pumps to serve future flow  3. Flow Scenario 6 will require that the existing 30 HP pumps be upgraded to 40 HP pumps to serve buildout flow  To provide adequate pump clearance within the wet well per ANSI/HI 9.8‐1998 standards and to provide sufficient active  volume it will be necessary to upsize the wet well to a minimum 8‐foot diameter structure to accommodate flow scenario 6.      190 | 8    7. Collection System Capacity Analysis  a. Lift Station No. 14 Sewershed Gravity Sewer  MKN used the City’s existing SewerCAD hydraulic model to evaluate the capacity of the existing collection system upstream  of LS14 to accommodate the existing and future flows. Table 7‐1 provides a summary of the flow conditions, flows, depth  over diameter (d/D), and pipeline velocities.   Table 7‐1: Lift Station No. 14 Collection System Evaluation  Flow Scenario PHF (gpm) Pipe d/D (%) Pipe Velocity (fps)  1 54 20 3.0  2 73 24 3.4  3 176 37 4.4  4 186 38 4.5  5 196 39 4.5  6 254 45 4.9  Notes: Per the City’s sewer design standards (March 2014) the acceptable d/D ratio for gravity pipeline is 50% at peak  hour flow for 8‐inch and smaller pipelines, with minimum pipe velocity of 2.0 per second (FPS), and maximum pipe  velocity of 10.0 FPS  Based on the hydraulic analysis summarized in Table 7‐1, there is sufficient capacity within the existing Apple Valley  Development collection system to serve the future development projects identified in Table 5‐1 including the Barrel Creek  Development.   b. Existing El Camino Real Gravity Sewer  The capacity of the existing 12‐inch gravity sewer on El Camino Real from Del Rio Road (where LS14 contributes flow) to Lift  Station No. 13 was evaluated using the following future flow values (Table 7‐2).     191 | 9    Table 7‐2: Sewer Flow Contribution to El Camino Real Sewer  Flow  Scenario Description PHF (gpm) Percent of Total  Future Flow  7 Existing flow along El Camino Real 334 38%  Existing pumped flow from Lift Station No. 14 90 10%  8  Emerald Ridge 2705 El Camino Real (ECR) 84 10%  Emerald Court (2505 ECR) 5 1%  Del Rio Ridge (2455 ECR – 42 units)  21 2%  Vacant RMF (2453 ECR – 50 units) 24 3%  Edge Commercial Development (2470 ECR) 5 1%  1375 ECR – 10 units 5 1%  Hotel (1800 ECR) 32 4%  Taco Bell (1920 ECR) 2 <1%  Gas station (1860 ECR) 1 <1%  9 Marketplace Development 70 8%  10  Tiny Village Home Hotel 14 2%  Woods Humane Sewer Expansion 5 1%  State Housing Residential Project 32 4%  Church Septic Conversion 7 1%  Barrel Creek Phase 1 64 7%  Barrel Creek Phase 2 10 1%  Barrel Creek Phase 3 10 1%  11 Densification of Urban Estates along Conejo Road 35 4%  Commercial Development along Ramona Road 23 3%  Total 873 100  Notes:  1. Existing gravity flows (Scenario 7) exclude pumped flow from Lift Station No. 1 (LS1) since discussions with  City wastewater staff indicated that LS1 operates for three to four minutes when discharging to the gravity  sewer in El Camino Real  2. For Scenarios 10 and 11, the existing pumped flow from LS14 (90) is included with the future pumped flow  from the new LS14    As shown in Table 7‐2, the Barrel Creek Development will contribute approximately 9% of the future wastewater flow to the  existing collection system along El Camino Real. Table 7‐3 provides a summary of the capacity evaluation, using the City’s  SewerCAD model, for the five flow scenarios described in Table 7‐2. For each scenario, the depth over diameter (d/D) was  identified.     192 | 10    Table 7‐3: El Camino Real Collection System Evaluation  Model  Pipe ID  Diameter  (in)  Flow Scenario  7  Flow Scenario  8  Flow Scenario  9  Flow Scenario  10  Flow Scenario  11  d/D (%) d/D (%) d/D (%) d/D (%) d/D (%)  1640 8 38 39 39 52 58  2252 8 48 55 56 66 70  2145 12 41 51 54 60 63  2737 12 53 66 71 79 83  1966 12 52 65 69 77 81  2011 12 41 51 54 60 63  1681 12 40 64 69 78 84  2495 12 52 64 69 78 84  2678 12 52 48 51 56 58  2078 12 41 49 52 56 59  1427 12 51 63 67 74 78  2136 12 54 67 73 81 86  2054 12 41 49 52 56 58  2072 12 29 35 37 40 42  2687 12 34 41 44 47 49  2726 12 33 39 42 45 47  2742 12 44 54 58 63 66  1309 12 44 52 54 58 60  2051 12 35 42 45 48 50  2876 12 37 43 45 48 50  Notes:  1. Scenarios 7 ‐ 11 exclude pumped flow from Lift Station No. 1 (LS1) since discussions with City wastewater staff  indicated that LS1 operates for three to four minutes when discharging to the gravity sewer in El Camino Real  and would have marginal impacts to capacity during peak hour conditions  2. For Scenarios 10 and 11, the existing pumped flow from LS14 was excluded since those flows were replaced by  the new LS14 flows  3. Red highlighted cells indicate pipe segments that exceed the City’s 75% d/D design criteria for gravity sewers 10‐ inch and larger  During flow scenarios 7 through 9 the d/D within the existing 8‐inch on Del Rio Road (point of connection from LS14 force  main) and the 12‐inch gravity sewer pipeline along El Camino Real from Del Rio Road to LS13 was below the City’s design  criteria for gravity sewer pipeline.  For flow scenario 9, the d/D increases to 77% ‐ 81% within several pipe segments along El Camino Real. With the full buildout  flow of the LS14 sewershed (Scenario 11), the d/D increases from 81% to 86% within several pipe segments along El Camino  Real.   A segment of the 12‐inch pipeline on El Camino Real near Santa Cruz Road, has an existing pipe velocity of 10.0 feet per  second (fps) due to a significant grade change (8%). Pipeline velocities within this segment increase to 12.2 fps during future  flow conditions. Attachment 2 includes detailed model results and pipeline hydraulic grade profile along the existing pipeline  flow path from the project site to LS13.  193 | 11    8. Phased Lift Station Improvement Plan  8. Based on the existing conditions and anticipated future flows to LS14, MKN has developed a two phase improvement plan  to serve future flow to LS14. Phase 1 would include upsizing the existing lift station pumps and electrical gear to  accommodate flows through Flow Scenario 5. Phase 2 will require a new lift station including a larger wet well, pumps, and  electrical gear to accommodate Flow Scenario 6 (total future flows).   Table 8‐3 provides a summary of the “trigger points” for upgrading the major equipment at LS14 to accommodate existing  and future flow conditions.   Table 8‐3: LS14 Trigger Points for Improvements  Flow Scenario Lift Station Improvements  Pumps Electrical Generator Wet Well  1 – – – –  2 – – – –  3 X X X –  4 – – – –  5 – – – –  6 X X X X  Notes:  1. “X” = required improvement  2. “–“ = no improvement required  a. Phase 1 Recommended Improvements  As identified in Table 6‐2, new submersible pumps will be required prior to Flow Scenario 3 (Barrel Creek Mixed Use Phase  1, State Housing Site (Residential), and Church septic conversion). Since the increase in flow from Flow Scenario 3 through  Flow Scenario 5 is marginal (20 gpm), it is recommended that 30 HP pumps rated for 196 gpm be installed to serve Flow  Scenarios 3 through 5. The Phase 1 recommended improvements include the following:   Install new 30 HP submersible pumps and associated piping improvements    Install new wet well roof and hatch    Install new Motor Control Center (MCC), Variable Frequency Drives (VFDs), and upgrade controls   Install new emergency generator, propane tank and associated piping   Bypass pumping during construction     194 | 12    Table 8‐1 provides an opinion of probable construction cost for the recommended Phase 1 improvements.   Table 8‐1: LS14 Phase 1 Improvements Cost Estimate  Description Quantity Unit Unit Price Cost  Submersible Pumps, 30‐HP motors 2 EA $75,000 $150,000  Wet Well and Piping Improvements 1 LS $35,000 $35,000  Electrical and Controls1 1 LS $105,000 $105,000  Emergency Generator, Propane Tank and  Associated Piping 1 LS  $145,000    $145,000   Bypass Pumping 1 LS $30,000 $30,000  Subtotal    $480,000   Administration & Design (30%)  $144,000    Construction Contingency (30%)  $144,000   Total    $768,000   Notes:  1. Electrical evaluation of existing service required to fully determine anticipated costs  2. Costs rounded to the nearest $1,000  3. Engineering and administration costs estimated at 30% and construction contingency estimated at 30%  4. Construction cost opinions were developed in September 2022. Use 20‐Cities ENR CCI September 2022 =  13173.43 to escalate estimated cost to present value  It is our understanding that the City has a pending project to place permanent standby power at several lift stations  throughout the City including LS14.  Depending on the timing of that project, the standby power equipment should be sized  to accommodate future upsizing of the lift station as described in this report.   b. Phase 2 Recommended Improvements  To serve the ultimate buildout flow conditions to LS14 (Flow Scenario 6), larger pumps, a new wet well, and additional site  improvements will be required. The Phase 2 recommended improvements include the following:   Replacement of 30‐Hp submersible pumps with 40‐Hp pumps and associated piping upgrades   Remove and replaced existing wet well with minimum 8’ diameter wet well   Pipeline connection improvements    Install new MCC, VFDs, and upgrade controls    Upsize the emergency generator    Bypass pumping during construction     195 | 13    Table 8‐2 provides an opinion of probable construction cost for the recommended Phase 2 improvements.   Table 8‐2: LS14 Phase 2 Improvements Cost Estimate  Description Quantity Unit Unit Price Cost  Submersible Pumps, 40‐HP motors 2 EA $105,000  $210,000   New 8‐foot Wet Well and Piping Improvements 1 LS  $175,000    $175,000   Electrical and Controls1 1 LS $140,000  $140,000   Emergency Generator, Propane Tank and Associated Piping2 1 LS $60,000  $60,000   Bypass Pumping 1 LS $50,000  $50,000   Subtotal    $635,000   Administration & Design (30%)  $191,000   Construction Contingency (30%)  $191,000   Total    $1,017,000   Notes:   1. Electrical evaluation of existing service required to fully determine anticipated costs  2. Assumes propane tank and piping can be re‐utilized from Phase 2  3. Costs rounded to the nearest $1,000  4. Engineering and administration costs estimated at 30% and construction contingency estimated at 30%  5. Construction cost opinions were developed in September 2022. Use 20‐Cities ENR CCI September 2022 =  13173.43 to escalate estimated cost to present value  9. Conclusion  The existing lift station will require capacity improvements to accommodate the Barrel Creek Mixed‐Use Project and other  planned developments that will flow to the facility. The following are the conclusions from this analysis:    The Barrel Creek Mixed‐Use Project will contribute approximately 33% of the total future wastewater flow to  LS14   The existing LS14 pumping capacity will be deficient when development associated with Flow Scenario 3 (Barrel  Creek Mixed‐Use Phase 1) connects to the collection system   The existing wet well can accommodate submersible pumps up to 30 HP   30 HP pumps will accommodate future flows up to Flow Scenario 5 (Barrel Creek Mixed‐Use Phases 2 and 3)   Larger (40 HP) pumps and a new 8‐foor diameter wet well (minimum) will be required to serve build out of the LS14  sewershed (Flow Scenario 6)   There is sufficient capacity within the existing Apple Valley collection system to serve the anticipated future flows to  LS14 (Table 5‐1)     It is recommended that a preliminary design report be prepared to fully define the requirements of the lift station  improvements including an electrical evaluation to further develop anticipated costs  Attachments:  Attachment 1 – Downstream Wastewater Flow Path Map  Attachment 2 – Wastewater Model Results     196 $$$ $$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$$ $ $ $ !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !(!(!( !(!( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !(!(!( !( !( !( !( !( [ä MIRAS O L WAY DEL RIO R DSANTA CRUZ RDCOPA D O WAY H W Y 1 0 1 OBISPO RDSANTA CRUZ RDVIA RANCHITOSVIA VIENTOREGIO PLEL CAM INO REA L OBISPO RDCARRIZO RDS A N R AMO N RD 2742 2737 2 7 2 6 2 6 8 7 2678 2495 2252 2145 2136 2078 2 0 7 220542 0 5 1 2011 1966 1681 16401427 2876 LS-13 Legend [ä Lift Station !(Manhole $Gravity Pipe Forcemain Gravity Pipeline Flow Path InfrastructureReviewfor City ofAtascadero - Barrel CreekDevelopment O Attachment 1: DownstreamWastewater FlowPath Map Scale: NTS FS10 - 79% d/DFS11 - 83% d/D FS10 - 77% d/DFS11 - 81% d/D FS10 - 78% d/DFS11 - 84% d/D FS10 - 78% d/DFS11 - 84% d/D FS11 - 78% d/D FS10 - 81% d/DFS11 - 86% d/D LS14 Pointof Connection 197 Wastewater Model Resultd/D and Velocity SummaryDate: 12/14/2022Project Name: Barrel Creek DevelopmentFlow (gpm) Velocity (ft/s) d/D (%) Flow (gpm) Velocity (ft/s) d/D (%) Flow (gpm) Velocity (ft/s) d/D (%) Flow (gpm) Velocity (ft/s) d/D (%) Flow (gpm) Velocity (ft/s) d/D (%)16408 134 0.012 134 3.7 381343.7 391343.7 39 240 4.3 52 298 4.6 582252 8 277 0.029 140 5.1 481435.1 551435.1 56 249 6.0 66 307 6.4 702145 12 252 0.005 372 3.5 415463.9 515814.0 54 687 4.1 60 745 4.2 632737 12 453 0.002 373 2.5 535472.7 666182.8 71 724 2.9 79 782 3.0 831966 12 214 0.001 393 1.5 525671.6 656381.8 69 744 2.1 77 802 2.3 812011 12 223 0.003 401 2.8 415753.0 516463.1 54 752 3.2 60 810 3.3 631681 12 146 0.004 404 3.4 405783.5 646493.6 69 755 3.7 78 813 3.8 842495 12 332 0.004 404 3.2 525781.6 646491.8 69 755 2.1 78 813 2.3 842678 12 393 0.001 404 1.6 525833.8 486543.9 51 760 4.0 56 818 4.1 582078 12 239 0.004 416 3.2 415953.6 496663.7 52 772 3.8 56 830 3.9 591427 12 78 0.008 423 4.4 516024.8 636734.9 67 779 5.1 74 837 5.2 782136 12 249 0.001 423 1.8 546021.9 676731.9 73 779 2.2 81 837 2.4 862054 12 233 0.018 424 5.7 416036.3 496746.5 52 780 6.8 56 838 6.9 582072 12 238 0.086 424 10.0 2960311.0 3567411.4 37 780 11.9 40 838 12.2 422687 12 401 0.014 424 5.3 346035.8 416746.0 44 780 6.2 47 838 6.4 492726 12 423 0.023 424 6.2 336036.9 396747.1 42 780 7.4 45 838 7.5 472742 12 473 0.002 424 2.6 446032.8 546742.9 58 780 3.0 63 838 3.0 661309 12 32 0.019 425 5.8 446046.4 526756.6 54 781 6.9 58 839 7.0 602051 12 232 0.012 425 5.0 356045.5 426755.7 45 781 5.9 48 839 6.0 502876 12 54 0.026 544 7.0 377237.6 437947.8 45 900 8.1 48 958 8.2 50Legend#Point of Connection #Pipeline velocity over 10.0 feet per second during PHF conditions#Existing Pipeline with diameters >= 10 inches that exceed 75% d/D during PHF conditionsModel Pipe ID Diameter (in) Length (ft) Slope (%)Flow Scenario 9Flow Scenario 10Flow Scenario 7 Flow Scenario 8Flow Scenario 11Attachment 2198 199 COPYRIGHT © 2019 SIERRA DELTA CONSULTANTS LLC. All rights reserved. No part of this publication may be reproduced, stored in a retrieval system, or transmitted, in any form or by any means, electronic, mechanical, photocopying, recording, or otherwise, without the prior written permission of the publisher. Printed in the United States of America. 935 Riverside Avenue; Suite 21, Paso Robles, California 93446 Phone: 805-239-9293● Fax: 805-239-9309● Email: proposals@sierradeltallc.com Tax Identification Number: 26-3979981●Business License Number: 05-2633 SIERRA DELTA CONSULTANTS LLC A Full-Service Consulting Company BIOLOGICAL EVALUATION Barrel Creek Mixed Use Project NWC of Del Rio Road / Highway 101 APNs: 049-131-043, 049-131-044, 049-131-052, 049-131-058, 049-131- 061 & 049-131-066 Atascadero, California 93422 Prepared for Construction Developers Inc 5320 North Barcus Avenue Fresno, California 93722 SDC Project Number: CDEV.02 Report Date: December 19, 2019 I hereby certify that I am responsible for the services described in this document and for the preparation of this document. The services described in this document have been provided in a manner consistent with the current standards of the profession and to the best of my knowledge comply with all applicable Federal, State and Local Statutes, Regulations and Ordinances. Robert I. Eidemiller, President & CEO Environmental Professional 200 SIERRA DELTA CONSULTANTS LLC Barrel Creek Mixed Use Project Biological Evaluation 2 CDEV.02 12/19/2019 EXECUTIVE SUMMARY Sierra Delta Consultants conducted a Biological Evaluation for the “Project Area” identified as Barrel Creek Mixed Use Project, located to the northwest of the Del Rio Road exit to Highway 101. This assessment was requested by Construction Developers Inc. and was conducted between November 26, 2019 and December 19, 2019. The site visit was made by Sierra Delta Consultant (SDC) biologist, Mr. Kelly Gillogly and junior biologist Ms. Paige Richardson. The Project Area is located to the northwest of the Del Rio Road exit to Highway 101 in northern Atascadero. The Project Area is defined as 19.48-acres of land utilized as pasture / agriculture with some rural residential / commercial on the southern portions. Summary of Findings Based on the site visit, a search of floral and faunal databases and review of historical Atascadero wildlife and natural communities, it was determined that no direct impacts to sensitive plant or animal species would likely occur within the Project Area. No critical habitat, sensitive plant or animal species were found within the Project Area during the research and development of this report. For additional information regarding potential sensitive plants found within the Project Area, a botanical survey would be necessary in the spring months during the flowering periods. Below are summaries of findings for each sensitive species considered to have potential to be directly or indirectly affected by the proposed project (via the U.S. Fish & Wildlife; Information for Planning and Consultation (IPAC) Database). Other species utilizing the Project Area may be indirectly affected by the temporary noise of construction.  San Joaquin Kit Fox (Vulpes macrotis mutica) No San Joaquin kit fox were identified within the Project Area. No burrows were identified to be greater than 1 – 2 inches in diameter and no signs (tracks, scat, or prey remains) of kit fox activity were identified within the Project Area or in the immediate vicinity of the Project Area. The Project Area does not lie within any known corridors for the SJ kit fox. Based on the evaluation of the Project Site and sub-optimal habitat, it is unlikely the project will directly or indirectly affect the kit fox.  Giant Kangaroo Rat (Dipodomys ingens) Giant Kangaroo Rats were not identified within the Project Area. The giant kangaroo rat is a small burrowing rodent with large hind limbs, long tail and large fur-lined cheek pouches adapted for bipedal locomotion. Giant kangaroo rats are primarily seed eaters, but also eat green plants and insects and inhabit annual grassland communities with few or no shrubs, well drained, sandy-loam soils located on gentle slopes. The kangaroo rats form colonies of burrows called precincts, in which multiple individuals reside. They are primarily nocturnal and are active all year in all types of weather. While there is a potential that kangaroo rats do occur within the vicinity of the Project Area, there were no sign of any precincts or colonies of kangaroo rats in the Project Area. Currently, the closest known populations are located in Eastern San Luis Obispo County within the San Juan Creek Valley and Carrizo Plains. Based on the evaluation of the Project Site, it is unlikely the project will directly or indirectly affect the kangaroo rat. 201 SIERRA DELTA CONSULTANTS LLC Barrel Creek Mixed Use Project Biological Evaluation 3 CDEV.02 12/19/2019  California Clapper Rail (Rallus longirostris obsoletus) The IPAC (Information for Planning and Consultation) database identified the California Clapper Rail as potential affected by the Project Area. California clapper rails occur almost exclusively in tidal salt and brackish marshes with unrestricted daily tidal flows, adequate invertebrate prey food supply, well developed tidal channel networks, and suitable nesting and escape cover as refugia during extreme high tides. Evaluation of the Project Area did not identify suitable habitat for the clapper rail. Based on the evaluation of the Project Site, it is unlikely the project will directly or indirectly affect the clapper rail.  Blunt-nosed Leopard Lizard (Gambelia silus) Blunt-nosed Leopard Lizards were not identified within the Project Area. The species is a relatively large lizard in the Iguanidae family with a long, regenerative tail; long, powerful hind limbs; and a short, blunt snout. Although their under surface is uniformly white, the species exhibits tremendous variation in color and pattern on the backs, ranging from yellowish or light graybrown to dark brown. Males are typically larger and weigh more than females with adults ranging in size from 3.4 to 4.7 inches and weighing between 0.8 and 1.5 ounces. This species typically inhabits open, sparsely vegetated areas of low relief on the San Joaquin Valley floor and in the surrounding foothills. The closest known populations are in Eastern San Luis Obispo County and the Carrizo Plains. Based on the evaluation of the Project Site and sub-optimal habitat, it is unlikely the project will directly or indirectly affect the blunt-nosed lizard. Figure 1: Population extant of Blunt-nosed Leopard Lizard. (USF&W 5-Year Review) 202 SIERRA DELTA CONSULTANTS LLC Barrel Creek Mixed Use Project Biological Evaluation 4 CDEV.02 12/19/2019  California Red-Legged Frog (Rana draytonii). The California red-legged frog is federally listed as threatened. This subspecies of red-legged frog occurs from sea level to elevations of approximately 5,200-feet. It has been extirpated from 70 percent of its former range and now is found primarily in coastal drainages of central California, from Marin County, California, south to northern Baja California, Mexico. The California red-legged frog requires a variety of habitat elements with aquatic breeding areas embedded within a matrix of riparian and upland dispersal habitats. Breeding sites of the California red-legged frog are in aquatic habitats including pools and backwaters within streams and creeks, ponds, marshes, springs, sag ponds, dune ponds and lagoons. Additionally, California red-legged frogs frequently breed in artificial impoundments such as stock ponds. The Project Site was identified as outside the final critical habitat for this species. Based on the evaluation of the Project Site, no suitable habitat for this species was identified and it is unlikely the project will directly or indirectly affect the red-legged frog.  California Tiger Salamander (Ambystoma californiense). The California tiger salamander is divided into three separate Distinct Population Segments (DPSs): the Central California, Sonoma, and Santa Barbara DPSs. While genetically distinct and geographically isolated from each other, these three DPSs have similar biological needs and life histories. The Central California DPS of California tiger salamander (Central California tiger salamander) spends the majority of its life underground in small mammal burrows and migrates to pools and ponds for breeding during rain events. The Central California tiger salamander is restricted to the Central Valley and Inner Coast Range from Tulare and San Luis Obispo Counties in the south, to Sacramento and Yolo Counties in the north. Within this area, the species is known from sites on the Central Valley floor near sea level, up to a maximum elevation of roughly 3,940 feet in the Coast Ranges and 1,640 feet in the Sierra Nevada foothills. The Central California tiger salamander is threatened primarily by habitat loss and fragmentation due to agricultural conversion and urban development, competition with and predation from non-native species, and hybridization with non-native tiger salamanders. Based on the evaluation of the Project Site and lack of breeding habitat, it is unlikely the project will directly or indirectly affect the California Tiger Salamander. 203 SIERRA DELTA CONSULTANTS LLC Barrel Creek Mixed Use Project Biological Evaluation 5 CDEV.02 12/19/2019 Figure 2: California Tiger Salamander Known Species Range.  Vernal Pool Fairy Shrimp (Branchinecta lynchi). The vernal pool fairy shrimp (Branchinecta lynchi) is a small freshwater crustacean (0.12 to 1.5 inches long) belonging to an ancient order of branchiopods, the Anostraca. Like other anostracans, it has stalked compound eyes and eleven pairs of phyllopods (swimming legs that also function as gills). The vernal pool fairy shrimp is endemic to California and the Agate Desert of southern Oregon. It has the widest geographic range of the federally-listed vernal pool crustaceans, but it is seldom abundant where found, especially where it co-occurs with other species. The vernal pool fairy shrimp has an ephemeral life cycle and exists only in vernal pools or vernal pool-like habitats; the species does not occur in riverine, marine, or other permanent bodies of water. Based on the evaluation of the Project Site, no suitable habitat (pooling of stormwater runoff for multiple days) for this species was identified and it is unlikely the project will directly or indirectly affect the vernal pool fairy shrimp  The IPAC Database also identified the California Condor (Gymnogyps californianus), the Least Bell’s Vireo (Vireo bellii pusillus), and the Southwestern Willow Flycatcher (Empidonax traillii exitums), as potential affected by the development of the Project Area. The Project Area was determined to be outside of the final critical habitat for these species. Based on the evaluation of the Project Site and sub-optimal habitat, it is unlikely the project will directly or indirectly affect the above species. 204 SIERRA DELTA CONSULTANTS LLC Barrel Creek Mixed Use Project Biological Evaluation 6 CDEV.02 12/19/2019  Critical Habitats. The U.S. Fish and Wildlife; Information for Planning and Consulting (IPAC) database did not identify any designated critical habitats within the Project Area. No special status plant species were found within the Project Area during the site reconnaissance. It should be noted, the biological evaluation was not conducted during the spring months when plants are flowering. The IPAC Database identified five special status plants as potentially impacted by the Project Site. Due to the habitat requirements and known extant of populations, and the marginal habitat located on the Project Site, it is unlikely the project will directly or indirectly affect the five special status species. - California Jewelflower (Caulanthus californicus) Known Extant: Eastern San Luis Obispo County and Carrizo Plains. - Chorro Creek Bog Thistle (Cirsium fontinales var obispoense) Lack of suitable habitat. - Marsh Sandword (Arenaria paludicola) Lack of suitable habitat. Only known location in southwestern San Luis Obispo County near Oso Flaco Lake. - Purple Amole (Chlorogalum purpureum) Known Extant: Fort Hunter Liggett / Camp Roberts - Spreading Navarrentia (Navarrentia fossalis) Lack of suitable habitat. It is SDC’s opinion that the special status species identified with the potential to be within the Project Area are unlikely to be affected directly or indirectly by the development of the project site. SDC does not recommend any further investigation at this time. 205 Biological Evaluation 7 CDEV.02 12/19/2019 TABLE OF CONTENTS 1.0 INTRODUCTION ................................................................................................................................ 9  1.1 PROJECT LOCATION ........................................................................................................................... 9  2.0 METHODS ......................................................................................................................................... 12  3.0 FINDINGS .......................................................................................................................................... 13  4.0 CONCLUSIONS ................................................................................................................................ 14  5.0 REFERENCES ................................................................................................................................... 19  206 SIERRA DELTA CONSULTANTS LLC Barrel Creek Mixed Use Project Biological Evaluation 8 CDEV.02 12/19/2019 FIGURES List of Figures FIGURE 1: POPULATION EXTANT OF BLUNT-NOSED LEOPARD LIZARD. (USF&W 5-YEAR REVIEW) .............. 3  FIGURE 2: CALIFORNIA TIGER SALAMANDER KNOWN SPECIES RANGE. ........................................................ 5  FIGURE 3. REGIONAL MAP ........................................................................................................................... 10  FIGURE 4. PROJECT AREA MAP .................................................................................................................... 11  Appendices Appendix A – Site Photographs 207 SIERRA DELTA CONSULTANTS LLC Barrel Creek Mixed Use Project Biological Evaluation 9 CDEV.02 12/19/2019 1.0 INTRODUCTION This report presents the results of a Biological Evaluation conducted for Barrel Creek Mixed Use Project located to the northwest of the Del Rio Road exit to Highway 101. This assessment was requested by Construction Developers Inc. and was conducted between November 26, 2019 and December 19, 2019. The site visit was made by Sierra Delta Consultant (SDC) biologist, Ms. Paige Eidemiller and biologist Mr. Kelly Gillogly. The purpose of this Biological Assessment (BA) was to determine the sensitive fauna and floral species that have the potential to occur near the proposed Project Area. This assessment focuses on sensitive communities and sensitive species, and identifies potential biological impacts during the construction and operation of the well and supporting structure. 1.1 Project Location The Project Area is located to the northwest of the Del Rio Road exit to Highway 101 in northern Atascadero. The Project Area is defined as 19.48-acres of land utilized as pasture / agriculture with some rural residential / commercial on the southern portions. (Figures 3 and 4). 208 SIERRA DELTA CONSULTANTS LLC Barrel Creek Mixed Use Project Biological Evaluation 10 CDEV.02 12/19/2019 Figure 3. Regional Map Approximate Project Area 209 SIERRA DELTA CONSULTANTS LLC Barrel Creek Mixed Use Project Biological Evaluation 11 CDEV.02 12/19/2019 Figure 4. Project Area Map Barrel Creek Mixed Use Project Area 210 SIERRA DELTA CONSULTANTS LLC Barrel Creek Mixed Use Project Biological Evaluation 12 CDEV.02 12/19/2019 2.0 METHODS A survey was conducted by SDC biologist Mr. Kelly Gillogly and junior biologist Paige Richardson on December 16, 2019. The temperature was in the low 50’s degree Fahrenheit; the sky was partly cloudy, and a wind of 1-3 mph was blowing from the north. Reconnaissance of the Project Area was completed by walking the site for approximately two hours, looking for burrows and suitable habitat for the special status species identified by the IPAC Database, and noting all species observed. The visible plants were identified and recorded during the survey, and all holes, mounds, and any potential burrows were investigated for kit fox and other sensitive species activity. See Appendix A for site photographs. 211 SIERRA DELTA CONSULTANTS LLC Barrel Creek Mixed Use Project Biological Evaluation 13 CDEV.02 12/19/2019 3.0 FINDINGS No sensitive plant, mammal, bird, amphibian, crustacean, or reptile species were identified within the Project Area during the site reconnaissance of the site. No critical habitats were identified on the Project Site during the site reconnaissance. Based on the near absence of hydrophilic vegetation and the man-made component of the hydrology of the drainage swells on the Project Site, it is SDC’s opinion the ephemeral drainage channel does not meet the criteria for riparian habitat, or vernal pool habitat, and would not be covered under CDFG jurisdiction for streams and / or riparian habitat. The property does not qualify as ACOE Section 404 wetlands due to a lack of appropriate soils and the near absence of hydrophytic vegetation observed during the site reconnaissance. No potential burrows larger than 1 -2 inches in diameter (typical of pocket gophers and ground squirrels) were observed along the proposed Project Area. No kit fox signs (prey remains, tracks, scat, matted vegetation, or berms), were observed within the Project Area. It was determined that none of the burrow openings could potentially house San Joaquin kit fox due to size restrictions and lack of kit fox signs. The openings also lacked scat from other mammals and / or signs of kit fox activity. Ground squirrels were observed during the site reconnaissance and appeared to be actively using the burrows identified during the site reconnaissance. 212 SIERRA DELTA CONSULTANTS LLC Barrel Creek Mixed Use Project Biological Evaluation 14 CDEV.02 12/19/2019 4.0 CONCLUSIONS Based on the site visit, a search of floral and faunal databases and review of historical Atascadero wildlife and natural communities, it was determined that no direct impacts to sensitive plant or animal species would likely occur within the Project Area. No critical habitat, sensitive plant or animal species were found within the Project Area during the research and development of this report. For additional information regarding potential sensitive plants found within the Project Area, a botanical survey would be necessary in the spring months during the flowering periods. Below are summaries of findings for each sensitive species considered to have potential to be directly or indirectly affected by the proposed project (via the U.S. Fish & Wildlife; Information for Planning and Consultation (IPAC) Database). Other species utilizing the Project Area may be indirectly affected by the temporary noise of construction.  San Joaquin Kit Fox (Vulpes macrotis mutica) No San Joaquin kit fox were identified within the Project Area. No burrows were identified to be greater than 1 – 2 inches in diameter and no signs (tracks, scat, or prey remains) of kit fox activity were identified within the Project Area or in the immediate vicinity of the Project Area. The Project Area does not lie within any known corridors for the SJ kit fox. Based on the evaluation of the Project Site and sub-optimal habitat, it is unlikely the project will directly or indirectly affect the kit fox.  Giant Kangaroo Rat (Dipodomys ingens) Giant Kangaroo Rats were not identified within the Project Area. The giant kangaroo rat is a small burrowing rodent with large hind limbs, long tail and large fur-lined cheek pouches adapted for bipedal locomotion. Giant kangaroo rats are primarily seed eaters, but also eat green plants and insects and inhabit annual grassland communities with few or no shrubs, well drained, sandy-loam soils located on gentle slopes. The kangaroo rats form colonies of burrows called precincts, in which multiple individuals reside. They are primarily nocturnal and are active all year in all types of weather. While there is a potential that kangaroo rats do occur within the vicinity of the Project Area, there were no sign of any precincts or colonies of kangaroo rats in the Project Area. Currently, the closest known populations are located in Eastern San Luis Obispo County within the San Juan Creek Valley and Carrizo Plains. Based on the evaluation of the Project Site, it is unlikely the project will directly or indirectly affect the kangaroo rat.  California Clapper Rail (Rallus longirostris obsoletus) The IPAC (Information for Planning and Consultation) database identified the California Clapper Rail as potential affected by the Project Area. California clapper rails occur almost exclusively in tidal salt and brackish marshes with unrestricted daily tidal flows, adequate invertebrate prey food supply, well developed tidal channel networks, and suitable nesting and escape cover as refugia during extreme high tides. Evaluation of the Project Area did not identify 213 SIERRA DELTA CONSULTANTS LLC Barrel Creek Mixed Use Project Biological Evaluation 15 CDEV.02 12/19/2019 suitable habitat for the clapper rail. Based on the evaluation of the Project Site, it is unlikely the project will directly or indirectly affect the clapper rail.  Blunt-nosed Leopard Lizard (Gambelia silus) Blunt-nosed Leopard Lizards were not identified within the Project Area. The species is a relatively large lizard in the Iguanidae family with a long, regenerative tail; long, powerful hind limbs; and a short, blunt snout. Although their under surface is uniformly white, the species exhibits tremendous variation in color and pattern on the backs, ranging from yellowish or light graybrown to dark brown. Males are typically larger and weigh more than females with adults ranging in size from 3.4 to 4.7 inches and weighing between 0.8 and 1.5 ounces. This species typically inhabits open, sparsely vegetated areas of low relief on the San Joaquin Valley floor and in the surrounding foothills. The closest known populations are in Eastern San Luis Obispo County and the Carrizo Plains. Based on the evaluation of the Project Site and sub-optimal habitat, it is unlikely the project will directly or indirectly affect the blunt-nosed lizard. Figure 1: Population extant of Blunt-nosed Leopard Lizard. (USF&W 5-Year Review)  California Red-Legged Frog (Rana draytonii). The California red-legged frog is federally listed as threatened. This subspecies of red-legged frog occurs from sea level to elevations of approximately 5,200-feet. It has been extirpated from 70 percent of its former range and now is found primarily in coastal drainages of 214 SIERRA DELTA CONSULTANTS LLC Barrel Creek Mixed Use Project Biological Evaluation 16 CDEV.02 12/19/2019 central California, from Marin County, California, south to northern Baja California, Mexico. The California red-legged frog requires a variety of habitat elements with aquatic breeding areas embedded within a matrix of riparian and upland dispersal habitats. Breeding sites of the California red-legged frog are in aquatic habitats including pools and backwaters within streams and creeks, ponds, marshes, springs, sag ponds, dune ponds and lagoons. Additionally, California red-legged frogs frequently breed in artificial impoundments such as stock ponds. The Project Site was identified as outside the final critical habitat for this species. Based on the evaluation of the Project Site, no suitable habitat for this species was identified and it is unlikely the project will directly or indirectly affect the red- legged frog.  California Tiger Salamander (Ambystoma californiense). The California tiger salamander is divided into three separate Distinct Population Segments (DPSs): the Central California, Sonoma, and Santa Barbara DPSs. While genetically distinct and geographically isolated from each other, these three DPSs have similar biological needs and life histories. The Central California DPS of California tiger salamander (Central California tiger salamander) spends the majority of its life underground in small mammal burrows and migrates to pools and ponds for breeding during rain events. The Central California tiger salamander is restricted to the Central Valley and Inner Coast Range from Tulare and San Luis Obispo Counties in the south, to Sacramento and Yolo Counties in the north. Within this area, the species is known from sites on the Central Valley floor near sea level, up to a maximum elevation of roughly 3,940 feet in the Coast Ranges and 1,640 feet in the Sierra Nevada foothills. The Central California tiger salamander is threatened primarily by habitat loss and fragmentation due to agricultural conversion and urban development, competition with and predation from non-native species, and hybridization with non-native tiger salamanders. Based on the evaluation of the Project Site and lack of breeding habitat, it is unlikely the project will directly or indirectly affect the California Tiger Salamander. 215 SIERRA DELTA CONSULTANTS LLC Barrel Creek Mixed Use Project Biological Evaluation 17 CDEV.02 12/19/2019 Figure 2: California Tiger Salamander Known Species Range.  Vernal Pool Fairy Shrimp (Branchinecta lynchi). The vernal pool fairy shrimp (Branchinecta lynchi) is a small freshwater crustacean (0.12 to 1.5 inches long) belonging to an ancient order of branchiopods, the Anostraca. Like other anostracans, it has stalked compound eyes and eleven pairs of phyllopods (swimming legs that also function as gills). The vernal pool fairy shrimp is endemic to California and the Agate Desert of southern Oregon. It has the widest geographic range of the federally-listed vernal pool crustaceans, but it is seldom abundant where found, especially where it co-occurs with other species. The vernal pool fairy shrimp has an ephemeral life cycle and exists only in vernal pools or vernal pool-like habitats; the species does not occur in riverine, marine, or other permanent bodies of water. Based on the evaluation of the Project Site, no suitable habitat (pooling of stormwater runoff for multiple days) for this species was identified and it is unlikely the project will directly or indirectly affect the vernal pool fairy shrimp  The IPAC Database also identified the California Condor (Gymnogyps californianus), the Least Bell’s Vireo (Vireo bellii pusillus), and the Southwestern Willow Flycatcher (Empidonax traillii exitums), as potential affected by the development of the Project Area. The Project Area was determined to be outside 216 SIERRA DELTA CONSULTANTS LLC Barrel Creek Mixed Use Project Biological Evaluation 18 CDEV.02 12/19/2019 of the final critical habitat for these species. Based on the evaluation of the Project Site and sub-optimal habitat, it is unlikely the project will directly or indirectly affect the above species.  Critical Habitats. The U.S. Fish and Wildlife; Information for Planning and Consulting (IPAC) database did not identify any designated critical habitats within the Project Area. No special status plant species were found within the Project Area during the site reconnaissance. It should be noted, the biological evaluation was not conducted during the spring months when plants are flowering. The IPAC Database identified five special status plants as potentially impacted by the Project Site. Due to the habitat requirements and known extant of populations, and the marginal habitat located on the Project Site, it is unlikely the project will directly or indirectly affect the five special status species. - California Jewelflower (Caulanthus californicus) Known Extant: Eastern San Luis Obispo County and Carrizo Plains. - Chorro Creek Bog Thistle (Cirsium fontinales var obispoense) Lack of suitable habitat. - Marsh Sandword (Arenaria paludicola) Lack of suitable habitat. Only known location in southwestern San Luis Obispo County near Oso Flaco Lake. - Purple Amole (Chlorogalum purpureum) Known Extant: Fort Hunter Liggett / Camp Roberts - Spreading Navarrentia (Navarrentia fossalis) Lack of suitable habitat. It is SDC’s opinion that the special status species identified with the potential to be within the Project Area are unlikely to be affected directly or indirectly by the development of the project site. SDC does not recommend any further investigation at this time. 217 SIERRA DELTA CONSULTANTS LLC Barrel Creek Mixed Use Project Biological Evaluation 19 CDEV.02 12/19/2019 5.0 REFERENCES CDFG, 2000. Guidelines for Assessing the Effects of Proposed Projects on Rare, Threatened, and Endangered Plants and Natural Communities. December 9, 2003, Revised May 8, 2000. CDFG, 2019. California Department of Fish and Game [Online]. Habitat Conservation Branch: Sensitive Species Accounts. Available at: http://www.dfg.ca.gov/hcpb/cgi-bin/read_one.asp?specy= birds&idNum=95 CDFG, 2019. California Department of Fish and Game [Online]. Habitat Conservation Branch: Sensitive Species Accounts. Available at: http://www.dfg.ca.gov/hcpb/cgi-bin/read_one.asp?specy= birds&idNum=92 Delorme Incorporated. 3-D TopoQuads. California South Region 2 [CD-Rom Computer File]. ASA, Yarmouth, ME (1999). Mayer K.E. and W.F. Laudenslayer Jr. 1988. A guide to wildlife habitats of California. California Department of Fish and Game. State of California, Resources Agency, Sacramento, CA. 166 pp. Sawyer J.O. and T. Keeler-Wolf. 1997. A manual of California vegetation. California Native Plant Society. Stebbins, Robert C. (1985). A Field Guide to Western Reptiles and Amphibians. Houghton Mifflin, Boston. Tibor, David P. (editor). 2001. California Native Plant Society’s Inventory of Rare and Endangered Plants of California. USFWS, Information and Planning Consultation (IPAC) 2019. Endangered Species Information. [Online]. Available at: http://ecos.fws.gov/species_ profile/servlet/gov.doi.species_profile.servlets.SpeciesProfile?spcode=A006#statu s 218 Sierra Delta Consultants LLC, Subject Property Photographs Barrel Creek Development, Atascadero, California 93422 CDEV.02 Picture 1: Looking north from the western portion of the Subject Property. Picture 2: Looking west across the southern parcels. Picture 3: Dead vegetation and new growth of native grasses. Picture 4: Looking west along the southern boundary of the Subject Property. Picture 5: Vegetation on the southern boundary of the Subject Property. Picture 6: Looking north along the western side of the building on the Subject Property. 219 Sierra Delta Consultants LLC, Subject Property Photographs Barrel Creek Development, Atascadero, California 93422 CDEV.02 Picture 7: Looking west from the building on the Subject Property. Picture 8: Looking east across the Subject Property. Picture 9: Looking southeast at the building on the Subject Property. Picture 10: Looking south from the southwest corner of the Subject Property. Picture 11: Looking northeast from the southern parcels of the Subject Property. Picture 12: Ground squirrel burrows observed on the property. 220 Sierra Delta Consultants LLC, Subject Property Photographs Barrel Creek Development, Atascadero, California 93422 CDEV.02 Picture 13: Vegetation on the southwest portion of the Subject Property. Picture 14: Looking south at the northern side of the building on the Subject Property. Picture 15: Looking southeast from the eastern boundary of the southern parcels of the Subject Property. Picture 16: Fifty-five-gallon drum on the southern boundary of the northern parcel of the Subject Property. Picture 17:Looking east along the southern boundary of the northern parcel with the water drainage from the highway visible. Picture 18: Looking east across grasslands on the northern parcel. 221 Sierra Delta Consultants LLC, Subject Property Photographs Barrel Creek Development, Atascadero, California 93422 CDEV.02 Picture 19: Drainage swell from stormwater runoff on the northern parcel. Picture 20: Drainage swell from stormwater runoff on the northern parcel. Picture 21: Dead grassland vegetation. Picture 22: Looking east from the southeast corner of the northern parcel. Picture 23: Willow in the stormwater runoff swell on the northern parcel. Picture 24: Vegetation in the drainage swell on the northern parcel. 222 Sierra Delta Consultants LLC, Subject Property Photographs Barrel Creek Development, Atascadero, California 93422 CDEV.02 Picture 25: Vegetation in the drainage swell on the northern parcel. Picture 26: Drainage on the northern parcel. Picture 27: Vegetation located within the drainage. Picture 28: Stormwater drainage on the northern parcel. Picture 29: Stormwater drainage across the northern parcel. Picture 30: Stormwater drainage on the northern parcel. 223 Sierra Delta Consultants LLC, Subject Property Photographs Barrel Creek Development, Atascadero, California 93422 CDEV.02 Picture 31: Stormwater drainage on the northern parcel. Picture 32: Stormwater drainage on the northern parcel. Picture 33: Drainage swells on the northern parcel. Picture 34: Drainage swells on the northern parcel. Picture 35: Looking across grasslands on the northern portion of the northern parcel. Picture 36: Looking across grasslands on the northern portion of the northern parcel. 224 Sierra Delta Consultants LLC, Subject Property Photographs Barrel Creek Development, Atascadero, California 93422 CDEV.02 Picture 37: Looking southeast from the northern parcel. Picture 38: Looking south from the northern parcel. Picture 39: Dead grasslands with new vegetation starting. Picture 40: Looking across grasslands on the northern portion of the north parcel. Picture 41: Looking west across the northern parcel. Picture 42: Looking south across the northern parcel. 225 Sierra Delta Consultants LLC, Subject Property Photographs Barrel Creek Development, Atascadero, California 93422 CDEV.02 Picture 43: Looking southwest across the northern parcel. Picture 44: Motor observed on the northern portion of the north parcel. Picture 45: Looking south from the northern parcel. Picture 46: Looking west from the north parcel with rural residential in the background. Picture 47: Looking north from the north parcel with rural residential in the background. Picture 48: Looking northwest across the northern parcel. 226 Sierra Delta Consultants LLC, Subject Property Photographs Barrel Creek Development, Atascadero, California 93422 CDEV.02 Picture 49: Dead vegetation and new growth of native grasses. Picture 50: Dead vegetation and new growth of native grasses. Picture 51: Looking north across the northern parcel. Picture 52: Oak tree on the northern parcel. Picture 53: Vegetation in the drainage swell on the northern parcel. Picture 54: Looking south along the eastern boundary of the southern parcels. 227 Sierra Delta Consultants LLC, Subject Property Photographs Barrel Creek Development, Atascadero, California 93422 CDEV.02 Picture 55: Looking south along the western boundary of the single parcel south of Del Rio Road. Picture 56: Looking southeast at the residential structure on the parcel south of Del Rio Road. Picture 57: Looking southeast at the residence located on the parcel south of Del Rio Road. Picture 58: Looking south along the western portion of the parcel south of Del Rio Road. Picture 59: Live oak tree on the parcel south of Del Rio Road. Picture 60: Looking south at the residential structure on the parcel south of Del Rio Road. 228