HomeMy WebLinkAboutCC_2023_08_30_SP AgendaPacket CITY OF ATASCADERO CITY COUNCIL SPECIAL MEETING AGENDA
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Page 1 of 45
CITY OF ATASCADERO
CITY COUNCIL
NOTICE OF SPECIAL MEETING
Wednesday, August 30, 2023
City Hall Council Chambers, Fourth Floor
6500 Palma Avenue, Atascadero, California
SPECIAL SESSION — CALL TO ORDER: 5:00 P.M.
PLEDGE OF ALLEGIANCE: Mayor Pro Tem Funk
ROLL CALL: Mayor Moreno
Mayor Pro Tem Funk
Council Member Bourbeau
Council Member Dariz
Council Member Newsom
APPROVAL OF AGENDA: Roll Call
Recommendation: Council:
1. Approve this agenda; and
2. Waive the reading in full of all ordinances appearing on this agenda, and the titles
of the ordinances will be read aloud by the City Clerk at the first reading, after the
motion and before the City Council votes.
A. CONSENT CALENDAR: (All items on the consent calendar are considered to be routine
and non-controversial by City staff and will be approved by one motion if no member of
the Council or public wishes to comment or ask questions. If comment or discussion is
desired by anyone, the item will be removed from the Consent Calendar and will be
considered in the listed sequence with an opportunity for any member of the public to
address the Council concerning the item before action is taken.)
1. Downtown District Pavement Rehabilitation Project – Phase 1 Construction
Contract Award
▪ Fiscal Impact: $530,475.
▪ Recommendation: Council award a construction contract for $530,475 to G.
Sosa Construction for Phase 1 of the Downtown District Pavement
Rehabilitation Project (Project No. C2021R02[1]). [Public Works]
City Council Special Session and
General Plan Update Workshop: 5:00 P.M.
Page 2 of 45
2. 2023 Storm Debris Removal from Atascadero Creek and Graves Creek
Contract Award
▪ Fiscal Impact: Approving staff recommendations will result in estimated
expenditures up to $330,000.
▪ Recommendation: Council award a contract for $243,200 to A&T Arborists and
Vegetation Management for the 2023 Storm Debris Removal from Atascadero
Creek and Graves Creek Project (Project No. Z2023E10). [Public Works]
3. San Marcos Road Emergency Repair and Stabilization Project Construction
Contract Award
▪ Fiscal Impact: The fiscal impact of this action is the expenditure of up to
$1,310,000 in FHWA funding and up to $143,400 in unbudgeted Local
Transportation Funds.
▪ Recommendation: Council:
1. Award a construction contract for $690,662 to Souza Engineering
Contracting, Inc. for the San Marcos Road Emergency Repair and
Stabilization Project (Project No. Z2023E06); and
2. Authorize the City Manager to execute a contract with SWCA
Environmental Consultants for $53,740 for Biological Monitoring Services
for the San Marcos Road Emergency Repair and Stabilization Project; and
3. Direct the Administrative Services Director to appropriate $143,400 in
Local Transportation Funds to cover the local share percentage of the
project costs. [Public Works]
B. COUNCIL WORKSHOP – GENERAL PLAN UPDATE
1. General Plan Update
▪ Fiscal Impact: None.
▪ Recommendation: Council and community receive an update on the General
Plan Update project, provide direction to staff on key policy questions and the
overall approach for the General Plan Update, and provide staff feedback on
the upcoming community engagement activities. [Community Development]
ADJOURNMENT
Page 3 of 45
ITEM NUMBER: A-1
DATE: 08/30/23
Atascadero City Council
Staff Report – Public Works Department
Downtown District Pavement Rehabilitation Project – Phase 1
Construction Contract Award
RECOMMENDATION:
Council award a construction contract for $530,475 to G. Sosa Construction for Phase 1
of the Downtown District Pavement Rehabilitation Project (Project No. C2021R02(1)).
DISCUSSION:
Background
The Downtown District Pavement Rehabilitation Project groups a total of 1.7 miles of
roadways within Atascadero’s downtown core into a single comprehensive pavement
resurfacing and rehabilitation project.
This project also includes multiple locations where detailed design and replacement of
roadway edge improvements is necessary, either as a result of existing drainage issues
or ADA compliance requirements. Pursuant to Title II Americans with Disabilities Act
(ADA) requirements, the City shall construct new curb ramps (if none currently exist) or
replace existing non-compliant curb ramps when the adjacent roadway is altered.
Alterations include pavement reconstruction, asphalt milling and overlays, and certain
types of resurfacing. Specifically, the project includes work scope to replace 15 corner
curb ramps and modify two others (add truncated domes) to bring the ramps into
compliance with current ADA requirements, replacement of subsided curb and gutter at
four locations, and construction of concrete cross-gutters for improving surface drainage
at two locations.
The original project design included all concrete items listed above and pavement
rehabilitation in a single bid package. The project was publicly bid starting May 6, 2023
for a minimum of 30 days in accordance with State Contracting Laws and Atascadero
Purchasing Policies. A public bid opening occurred on June 8, 2023 with only one bid
received at a price of $3,371,786 from Papich Construction Company, Inc. City staff
recommended at that time to reject the bid and split the project into Phase 1 (concrete
improvements) and Phase 2 (pavement rehabilitation) in order to lower project bid
prices allow for additional value engineering.
Page 4 of 45
ITEM NUMBER: A-1
DATE: 08/30/23
A map showing these roadway segments and ADA ramps to be replaced as part of this
project is attached for reference (Attachment 1).
Analysis
Following Council decision to reject the original project bid at the June 27, 2023
meeting, staff worked closely with the design engineer (Rick Engineering) to split out
concrete improvements into a separate bid package. This separate project, designated
as District Pavement Rehabilitation Project – Phase 1, was publicly bid starting June 30,
2023 for a minimum of 30 days in accordance with State Contracting Laws and
Atascadero Purchasing Policies. A public bid opening occurred on August 3, 2023 with
only one bid received at a price of $485,925 from G. Sosa Construction Company, Inc.
of Nipomo.
Staff reviewed the bid and found an error in the extension of price for Bid Item D2,
“Concrete Spandrels.” The total bid amount for the item was shown as $4,950.00, but
the total quantity multiplied by the unit price should have resulted in a total of
$79,500.00. The bid specifically notes that “in case of an error in extension of price into
the total price column, the unit price will govern.” Subsequently, the actual bid price
with correction of the extension of price error is $530,475. Since there was only a single
bidder, the total amount can be amended and awarded without re-evaluating project
bids.
Receiving only a single bid on a project of this type is unusual, and the bid amount is
significantly higher than what would be expected based on previous similar projects.
However, capital projects with limited bidders and escalated prices has been a frequent
occurrence throughout SLO County during 2023. Several major projects advertised by
other local agencies have opened with no interested bidders at all. In discussions with
contractors and other local agency staff, this anomalous bidding environment appears
to due to a combination of factors, including work backlog, much of it associated with
emergency work resulting from the January and March storms, construction labor
shortage, and difficulty procuring materials and repairing equipment.
Despite the higher than expected bid for this work, given the current bidding environment,
staff does not believe that there is an opportunity to further lower costs. The ramp
improvements are required by federal law, and reconstruction of the roads without
improving drainage facilities will significantly shorten the lifespan of the new road
surfaces.
Additionally, staff does believe that splitting the project into phases will reduce overall
project costs from the original bid amount. Comparing the Phase 1 bid with the
component bid items in the original bid shows a reduction of $215,000, and it is expected
that the Phase 2 paving bid will also see cost reductions due to the streamlining of the
work and construction during a less busy time of the year. Although there is no certainty,
costs may go down over the next several years if overall construction backlog decreases.
However, postponing the project into 2024 or 2025 would result in work on the project
roadways being constructed concurrent with the Downtown El Camino Real Infrastructure
Enhancement Project, and result in significant further impacts on downtown businesses,
the schools and residents.
Page 5 of 45
ITEM NUMBER: A-1
DATE: 08/30/23
During construction, some inconvenience is expected to vehicular and pedestrian traffic
at the location of improvements. Staff and the design consultant bid the project
originally to allow for a large amount of the construction to occur when schools were out
over the summer. However, the majority of curb ramps near the schools have already
been improved and are not included on this project, so impacts are expected to be fairly
limited. Staff will work closely with the contractor and local business owners to minimize
impacts to businesses as much as possible.
Construction Engineering Analysis
Staff solicited proposals in May 2023 from qualified consultants to provide construction
engineering and materials testing services for the two large paving projects. Since the
2023 F-14 Pavement Rehabilitation and Downtown District Pavement Rehabilitation
projects consist of similar pavement rehabilitation methods, are within close proximity,
and may have overlapping construction schedules (pending re-bid of the Downtown
District Paving Project), it was determined it would be most efficient and productive to
have a single consultant provide comprehensive construction engineering services for
both projects under one contract. The scope of services includes full construction
management, construction inspection and construction administration services, as well
as geotechnical and materials sampling and acceptance testing.
Authorization to execute a contract with the selected consultant, Cannon Corp, for a
total amount of $449,872 was included in the July 11, 2023 Council Construction
Contract Award of the 2023 F-14 Pavement Rehabilitation Project. However, it was
noted in that report that Phase II work associated with the Downtown District Pavement
Rehabilitation project would be brought back before Council for authorization. Cannon’s
proposal included $193,836 budgeted for the Downtown Paving Project. Staff may elect
to provide some inspection services with Public Works personnel, but with multiple other
small to medium sized capital and emergency projects also taking place during the fall
months, it is not expected that there will be sufficient resources in-house for
comprehensive inspection of this project. Staff will authorize Phase II of the Cannon
Corp. proposal that will allow for inspection of Phase 1 (concrete improvements) and
Phase 2 (pavement rehabilitation) for the Downtown District Pavement Rehabilitation
Project.
ENVIRONMENTAL REVIEW:
The proposed project is Categorically Exempt (Class 1) from the provisions of the
California Environmental Quality Act (California Public Resources Code §§ 21000, et
seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000,
et seq.) pursuant to CEQA Guidelines Section 15301, because it is limited to repair and
maintenance of existing facilities. A finding of exemption is on file in the project records.
FISCAL IMPACT:
The fiscal impact of awarding the Phase I construction contract to G. Sosa Construction
is $530,475 in Local Transportation Funds (LTF). The total adopted budget includes
$2,002,340 in LTF monies for project funding. To date, there has been approximately
$225,000 spent for the design and bid phases of the project, primarily associated with the
Page 6 of 45
ITEM NUMBER: A-1
DATE: 08/30/23
paving work. State Law requires the City to maintain or re-establish existing survey
monuments during road construction. The City will contract directly with a licensed land
surveyor for survey monument perpetuation/preservation work, which is estimated at
$10,500. Other non-construction costs remaining include material testing, coordination,
and inspection fees that are estimated to be around $200,000, or about 12-15% of
construction costs for the project in total.
A standard contingency of 20% is customarily used for capital projects as a safeguard
for quantity over-runs and if unknown conditions arise which require a change in plans.
The risk for unknowns drops significantly on roadway projects where excavation is
limited. In addition, estimated quantities for projects such as this are based upon known
surface areas and identifiable item quantities, therefore the risk for actual versus
estimated quantity deviation drops significantly. Given the thorough fieldwork performed
during design, staff is comfortable recommending a lower construction contingency of
10%, or $53,050, of the construction contract amount.
Although bids for Phase II of the project have not yet been received, it is estimated that
the total project budget will be exceeded. Phase II construction was bid out to have a
base bid and optional alternates. After those bids are received, staff will present a
recommendation to Council (at a future Council meeting) on which additional alternates
should be included in project construction, if any, depending on pricing. Estimated
projects costs until then are as follows:
ESTIMATED EXPENDITURES (DOWNTOWN DISTRICT PAVING PROJECT)
Design and Bid Phase $ 225,000
Construction Contract – Phase 1 530,475
Construction Contingency – Phase 1 @ 10% 53,050
Survey Monument Perpetuation 10,500
Construction Contract – Phase 2 (Estimated) 1,200,000
Construction Contingency – Phase 2 @ 10% 120,000
Construction Inspection / Testing / Administration @ 15% 210,975
Total Estimated Expenditures: $ 2,350,000
BUDGETED FUNDING SOURCES
Budgeted Local Transportation Funds $2,002,340
Total Budgeted Funding Sources: $2,002,340
Project Budget Surplus / (Deficit): ($347,660)
ALTERNATIVES:
Council may cancel the project or direct staff to rebid the project. Staff does not
recommend any alternatives, as the work is a required component of the project and it
is not expected that a lower bid would be received.
ATTACHMENTS:
1. Project Location Map
2. Bid Summary
Page 7 of 45
DOWNTOWN DISTRICT PAVEMENT
EXHIBIT
STREET LOCATIONS
DRAWN BY:
DATE:
SCALE:
PAGE NO:1
1"=300'
12/29/2022
R. HAYES
OF 1
LEGEND:
DOWNTOWN DISTRICT PAVEMENT
REHABILITATION SEGMENT
REMOVE AND REPLACE CURB RAMP
INSTALL TRUNCATED DOMES ON
EXISTING CURB RAMP.
PAVEMENT REHABILITATION
EL CAMINO REALENTRADA AVEWEST MALLEAST MALLPALMA AVE
LEWIS AVE
ISOLATED DIGOUTS
TRAFFIC WAYPALMA
LOCATION #1
OLMEDA AVE
CITY
HALL
ATASCADERO
MIDDLE
SCHOOL
CITY ALLEYCITY ALLEY
ITEM NUMBER: A-1
DATE: 08/30/23
ATTACHMENT: 1
Page 8 of 45
ITEM NUMBER: A-1 DATE: 08/30/23ATTACHMENT: 2 Page 9 of 45
ITEM NUMBER: A-2
DATE: 08/30/23
Atascadero City Council
Staff Report – Public Works Department
2023 Storm Debris Removal from
Atascadero Creek and Graves Creek Contract Award
RECOMMENDATION:
Council award a contract for $243,200 to A&T Arborists and Vegetation Management
for the 2023 Storm Debris Removal from Atascadero Creek and Graves Creek Project
(Project No. Z2023E10).
DISCUSSION:
Background
As result of the January and March 2023 winter storms/disaster, flood water levels and
flow in Atascadero Creek and Graves Creek resulted in a significant amount of debris
and vegetation material collected in the water ways and creek banks. The City owns
approximately 63 acres of open space creek reservation along Atascadero Creek and
approximately 16 acres along Graves Creek. The historical amount of debris caused
blockage in various areas along both creek areas, resulting in flooding that did not flood
in previous storm events. These blockages are primarily made of fallen trees, limbs,
vegetation, and litter from nearby properties that were carried by the flood water levels.
As the flood water has subsided and debris material has dried, there remains numerous
piles of debris which has the potential to act as fire fuel within the two creek areas. In
addition, the National Oceanic and Atmospheric Administration (NOAA) has issued an
El Niño advisory for the winter season, which historically results in an increase of
expected rainfall beginning in December 2023 through February 2024.
On April 25, 2023, the City Council approved a professional services contract with
Schaaf & Wheeler to prepare the Atascadero Creek Capacity Restoration Project. In
conjunction with this project, the Council also approved a professional services contract
with SWCA Environmental Consultants to provide environmental permitting services.
The scope of work for this project includes topographic surveying, modeling and design
services to prepare for sediment removal along Atascadero Creek. This work is
expected to be completed by spring 2024 with construction work occurring during
summer 2024.
Page 10 of 45
ITEM NUMBER: A-2
DATE: 08/30/23
While sediment removal is considered a long-term solution to addressing the water flow
issues within Atascadero Creek brought on by the storm events, there is a more
immediate need to remove the significant amount of debris and vegetation material
within both Atascadero and Grave Creek areas. In order to limit risk to essential City
facilities and private property ahead of the winter/rain season, staff is recommending the
City pursue an expedited effort to remove debris and vegetative material within the
City’s open space reservations along Atascadero Creek and Graves Creek.
Bid Analysis:
The project was publicly bid starting June 13, 2023, for a minimum of 30 days in
accordance with State Contracting Laws and Atascadero Purchasing Policies. A public
bid opening occurred on July 27, 2023 and one bid was received for $243,200 by A&T
Arborists & Vegetation Management of Atascadero. The bid was reviewed for accuracy
and compliance with project bidding requirements, and the City Engineer has
determined that A&T Arborists & Vegetation Management is the lowest responsive
bidder.
While only one bid was received for this project, A&T Arborists and Vegetation
Management’s proposal is considered very reasonable based upon prior City-
contracted debris and vegetation removal work. In addition, the availably for local
contractors who specialize in this type of work has been limited due to the number of
concurrent debris removal in adjacent creeks and rivers in the region. The current
bidding environment across the Central Coast has seen multiple recent projects with a
low number of bidders (due to current workload and a limited number of contractors)
and bid prices much higher than typical bid costs.
If awarded, work is expected to last approximately 30 working days, though there may
be a need to extend the duration due to limited access along Graves Creek. There will
be inconveniences and some disruptions along the creek areas but City staff will work
with the contractor to mitigate these impacts as much as possible, including preparing a
temporary traffic control plan.
ENVIRONMENTAL REVIEW:
The emergency work will include the removal, segregation, reduction, recycling, and
disposal of debris within certain reaches of Atascadero Creek and Graves Creek that are
currently considered a fire and flood hazard. It is expected that the project activities will
avoid the channel and open water habitat of both creeks to a certain extent and no
emergency permitting (RGP 5) through the U.S. Army Corps of Engineers (Corps) or
Regional Water Quality Control Board (RWQCB) will be required. The work will include
emergency permitting with the California Department of Fish and Wildlife (CDFW). The
City recommends hiring SWCA Environmental Consultants to support the permitting
process with CDFW and to coordinate with A&T Arborists & Vegetation Management,
including environmental onsite training and monitoring.
The project qualifies for a Class 7 categorical exemption: Actions by Regulatory
Agencies for the Protection of Natural Resources. This exemption allows for regulatory
agencies to undertake actions necessary for the preservation and maintenance of
natural resources where the regulatory process involves procedures for the protection of
Page 11 of 45
ITEM NUMBER: A-2
DATE: 08/30/23
the resource. As CDFW permits will be required, protection from maintenance activities
will be included.
FISCAL IMPACT:
Approving staff recommendations will result in estimated expenditures up to $330,000 of
unbudgeted funds to complete the debris and vegetation removal. The City has included
this project in the Damage Inventory submitted to FEMA and is aggressively pursuing
reimbursement from FEMA for disaster assistance.
The following table summarizes the estimated expenditures and proposed funding:
ESTIMATED EXPENDITURES
Debris Removal Services $243,200
Environmental Services 27,000
Construction Admin. and Inspection 11,000
Construction Contingency (20%) 48,800
Total: $330,000
PROPOSED FUNDING
FEMA Reimbursement Request $330,000
Total: $330,000
ALTERNATIVES:
Council may direct staff to rebid the project; however, staff believes the bid received is
favorable, and due to the emergency nature of the work ahead of the rainy season,
accepting the bid is necessary at this time.
ATTACHMENTS:
1. Project Location Map: Atascadero Creek
2. Project Location Map: Graves Creek
3. Bid Summary
Page 12 of 45
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.Date Printed: 8/9/2023 | Printed by: City of Atascadero - GIS Division
Creek Reservation Parcels
Creek Reservation Parcels
City Owned Atascadero Creek ReservationsCITY OF ATASCADERO
ITEM NUMBER: A-2
DATE: 08/30/23
ATTACHMENT: 1
Page 13 of 45
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.Date Printed: 8/9/2023 | Printed by: City of Atascadero - GIS Division
Creek Reservation Parcels
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City Owned Graves Creek ReservationsCITY OF ATASCADERO
ITEM NUMBER: A-2
DATE: 08/30/23
ATTACHMENT: 2
Page 14 of 45
ITEM NUMBER: A-2 DATE: 08/30/23ATTACHMENT: 3 Page 15 of 45
ITEM NUMBER: A-3
DATE: 08/30/23
Atascadero City Council
Staff Report - Public Works Department
San Marcos Road Emergency Repair and Stabilization Project
Construction Contract Award
RECOMMENDATION:
Council:
1. Award a construction contract for $690,662 to Souza Engineering Contracting, Inc.
for the San Marcos Road Emergency Repair and Stabilization Project (Project No.
Z2023E06); and
2. Authorize the City Manager to execute a contract with SWCA Environmental
Consultants for $53,740 for Biological Monitoring Services for the San Marcos
Road Emergency Repair and Stabilization Project; and
3. Direct the Administrative Services Director to appropriate $143,400 in Local
Transportation Funds to cover the local share percentage of the project costs.
DISCUSSION:
Background:
As result of the January 2023 storms, heavy rains and road subgrade saturation led to a
landslide directly below San Marcos Road, resulting in the loss of approximately 40 linear
feet of the west (southbound) lane of the roadway, and settlement and destabilization of
an additional 145 linear feet of the southbound lane. The location of this landslide is
adjacent to the parcel at 11285 San Marcos Road. As a result of the roadway damage,
the roadway has been narrowed to a single lane at the damage area with temporary
water-filled traffic barricades and two-way stop control. The roadway at this location
remains reduced to a single lane.
This section of San Marcos Road has a functional classification as an “on-network” major
collector roadway and is eligible for Federal Highway Administration (FHWA) Emergency
Opening (EO) funding (see Fiscal Impact for further discussion).
Page 16 of 45
ITEM NUMBER: A-3
DATE: 08/30/23
Design Analysis
Yeh and Associates (Yeh), a local geotechnical engineering firm with extensive
experience on similar landslide projects, was contracted to perform geotechnical
subsurface testing services and prepare a preliminary repair and stabilization options
geotechnical memorandum. JoAnn Head Land Surveys was also contracted to provide
topographic and boundary survey of the project site. Yeh provided three design options
for road repair in April 2023 that included a deep patch earthwork repair, geosnythetic
reinforced slope, and a soldier pile wall. Based on resiliency, long-term performance, and
overall lifecycle costs, the soldier pile wall was identified in the report as the preferred
alternative.
Following acceptance of the preferred alternative by the Caltrans District 5 Local
Assistance office and FHWA, Yeh proceeded with an expedited preparation of
construction plans and specifications for the project. The final design includes the
construction of a 190-foot long retaining wall along the western (downhill) edge of San
Marcos Road and associated earthwork, installation of metal beam guardrail, and
reconstruction of the roadway.
The solder pile wall will be constructed within the City’s right-of-way; however, a
temporary right-of-entry onto the adjacent property at 11285 San Marcos Road is
necessary during construction and a permanent non-build easement would be required
on a portion of the property directly below the wall. City staff obtained the right-of-entry
early in the design process and has contracted with Hamner, Jewell & Associates to
Page 17 of 45
ITEM NUMBER: A-3
DATE: 08/30/23
negotiate acquisition of the permanent easement. The property owner has been
extremely cooperative, good to work with, and understands the need for and benefit of
the soldier pile wall.
Bid Analysis
The project was publicly bid starting July 14, 2023, for a minimum of 30 days in
accordance with State Contracting Laws and Atascadero Purchasing Policies. A public
bid opening occurred on August 17, 2023, and five bids were received ranging from
$690,662 to $917,690. The bids were reviewed for accuracy and compliance with project
bidding requirements, and the City Engineer has determined that Souza Construction of
San Luis Obispo is the lowest responsive bidder at $690,662.
Bidding was competitive for this project, and Souza Construction’s bid is considered an
excellent price for this project scope, particularly given the rapid recent escalation of
construction costs and the 2023 bidding environment. The current bidding environment
across the Central Coast has seen multiple recent projects with a low number of bidders
(due to current workload and a limited number of contractors), and bid submissions much
higher than typical bid costs.
Construction work will require San Marcos Road to be closed to traffic at the project site.
This is expected to have very little impact to residents since there are other alternate
routes to all properties. The contractor will be required to place all traffic control, including
signage to notify drivers of the closure at locations that will allow for taking alternate
routes. The project is expected to take approximately two months to complete.
Biological Monitoring Services Analysis
This project has been conditioned by Caltrans (the funding administrator) to include full-
time biological monitoring during construction activities. City staff requested a proposal
for this work from SWCA Environmental Consultants, as they had recently completed
similar work scope for the Del Rio Road Bridge Emergency Slope Stabilization project,
funded through the same Emergency Opening program. SWCA provided a detailed
proposal and fee estimate that included expected labor hours/costs and reimbursable
expenses, for a total of $53,740. Staff has reviewed the FHWA monitoring requirements
and believes the fee is very reasonable for the work scope required.
ENVIRONMENTAL REVIEW:
As this project is FHWA-funded, Caltrans was the lead agency for CEQA/NEPA
determination. The proposed project was determined to be Categorically Excluded under
23 CFR 771.117(c): activity (c)(9)(i), pursuant to 23 USC 326 and the Memorandum of
Understanding dated April 18, 2022, executed between FHWA and Caltrans. The finding
of exemption is on file in the project records.
Page 18 of 45
ITEM NUMBER: A-3
DATE: 08/30/23
FISCAL IMPACT:
Concurrent with preparation of the initial geotechnical evaluation and memorandum, City
staff began evaluating alternatives for emergency funding. Initially, it was expected that
the project would be eligible for FEMA emergency funding, but it was determined that this
location was instead eligible for FHWA Emergency Opening (EO) funding based upon
San Marcos Road’s functional classification as an “on-network” major collector roadway.
Staff submitted a Damage Assessment Form to Caltrans on April 24, 2023 for a total of
up to $1,310,000 in FHWA funding, including $975,000 in construction costs, and was
formally approved and allocated to the City to the project on May 17, 2023.
The FHWA EO program provides 100% federal funds for all work costs incurred within
270 days of the declared emergency (December 27, 2022). For work completed after the
270-day window, the program will reimburse the City for 88.53% of the costs. Due to the
complexity of the project design and the bidding process, it was not possible to complete
construction within the window for 100% reimbursement, which closes on September 22,
2023. It is expected that a portion of the construction work will be completed before this
date, but estimated costs in the table below attributable to the City is based upon all
construction work being completed after this date.
The fiscal impact of this action is the expenditure of up to $1,310,000 in FHWA funding
and up to $143,400 in unbudgeted Local Transportation Funds (11.47% of FHWA
allocated Construction, Biological Monitoring and Construction Engineering funds). It is
expected that the final costs will be significantly lower, but since FHWA does not allow for
separate construction contingency budget it is recommended that the fully allocated
amount be assumed at this time.
FHWA
Local
Transportation
Funds
Total Project
Project Survey/Design/Administration (100% reimbursement)105,000$ -$ 105,000$
R/W Acquisition Costs and Support Services (100%)50,000 - 50,000
Construction Contract, with contingency (88.53%)975,000 126,400 1,101,400
Construction Biological Monitoring (88.53%)55,000 7,200 62,200
Construction Engineering/Testing/Administration (88.53%)75,000 9,800 84,800
Total Estimated Costs 1,260,000$ 143,400$ 1,403,400$
ESTIMATED FUNDING USES AND SOURCES
ATTACHMENT:
1. Bid Summary
Page 19 of 45
ITEM NUMBER: A-3 DATE: 08/30/23ATTACHMENT: 1 Page 20 of 45
ITEM NUMBER: B-1
DATE: 08/30/23
Atascadero City Council
Director’s Report – Community Development Department
General Plan Update Project
(GPA21-0067)
RECOMMENDATION:
Council and community receive an update on the General Plan Update project, provide
direction to staff on key policy questions and the overall approach for the General Plan
Update, and provide staff feedback on the upcoming community engagement activities.
DISCUSSION:
The City began the General Plan Update process in July 2021. At this time, we have
completed phases 1 and 2 and we are moving into phase 3.
• Phase 1: Scoping, included project process refinements and development of a
community outreach strategy.
• Phase 2: Discovery, included development of the Existing Conditions Report,
Vision and Guiding Principles, and a range of community engagement meetings
and activities to hear early feedback on the City’s assets, challenges, and
opportunities.
On February 11 and 12, 2023, the Project Team (a combination of City staff and
consultants) attended the Council Strategic Planning session to gather further input on
the City’s near-term and long-term vision. On March 21, 2023, the Planning Commission
received an update on this process and provided general comments. On May 9, 2023,
the Council received an update on this process and provided feedback on the draft Vision
and Guiding Principles for the General Plan Update, an important early project milestone.
The project is now in Phase 3: Exploring Alternatives. During this phase, the Project Team
will be developing a series of growth and policy alternatives for Atascadero’s future. The
alternatives will be developed to show options for land use, community design, mobility,
and other policy considerations. The alternatives will communicate technical and policy
issues in a straightforward manner for sharing with community members and decision-
makers. The Project Team will hold a series of community open houses, surveys,
stakeholder meetings, high school student activities, and other discussions to capture
community feedback on the alternatives. This feedback will inform a Council discussion
in Fall 2023 to craft a final Preferred Alternative. Staff is seeking direction from Council
on key policy questions that will guide refinement of the alternatives before we continue
additional outreach.
Page 21 of 45
ITEM NUMBER: B-1
DATE: 08/30/23
Analysis:
Based on Council, Planning Commission, Staff Technical Advisory Committee (STAC),
and community feedback, the Project Team will prepare a series of alternatives that will
identify options for future housing and employment locations (“Focus Areas”), new
development types and character, mobility improvements, and associated community
policies. These policy options, including an evaluation of their potential economic, fiscal,
environmental, and infrastructure tradeoffs, will inform community discussions around
how Atascadero should/could grow and change over the next 20 years and beyond.
Key Policy Discussion Items:
A. General Plan Vision and Guiding Principles
The Vision Statement expresses the community’s desires for Atascadero’s future and
describes the community’s overall philosophy. Ultimately, all goals, policies, strategies,
and actions contained in the new General Plan must be consistent with this Vision
Statement. The Guiding Principles are rooted in community voices heard during initial
engagement activities and Council’s strategic planning initiatives. They will both guide
crafting of the new General Plan and, post-General Plan adoption, will provide a decision-
making lens for City officials, staff, and decision-makers.
Council reviewed and provided directions on the draft Vision and Guiding Principles at
the May 9, 2023 meeting. Following that meeting, the Project Team incorporated Council
feedback into a revised Vision and Guiding Principles (see Attachment 1).
Action Item for City Council:
1. Do the updated Vision and Guiding Principles reflect Council direction and are they
ready to be applied to the General Plan Alternatives process?
B. Property Owner General Plan Land Use Change Requests
Since initiating the General Plan Update process in 2021, the City has received twenty-
two (22) applications from property owners/developers requesting General Plan
Amendments (Attachment 5).
In general, the theme of the requests focuses on increasing residential density on
privately owned property. Other requests focus on expanding commercial and private
property development options within the Public Zone. Staff suggests that the following
type of requests to amend the General Plan be included in the alternatives. Council may
suggest other specific requests be analyzed.
• Increasing residential density where appropriate in areas that have supporting
infrastructure and neighborhood compatibility to aid the City in meeting housing
demand and Regional Housing Needs Allocation (RHNA).
• Modifying land use designations for privately owned property within Public Zoning
Districts.
• Modifying zoning to encourage appropriate infill and economic development.
Page 22 of 45
ITEM NUMBER: B-1
DATE: 08/30/23
The City is not required to include these General Plan Amendment requests in the
General Plan Land Use Map update that will accompany the new document. However,
these requests help us understand the desires of private property owners and identify
potential opportunity areas with interest for future growth. While some of the requests
support future community goals, some may not. The City Council should provide guidance
on the type of requests that should be included in the draft update. This will allow them
to be evaluated relative to other land use policy options, and if they are eventually
included in the updated General Plan, they would receive a general environmental
evaluation as part of the General Plan’s Environmental Impact Report (EIR). However,
future development of each parcel might still be subject to CEQA analysis as they move
forward with development depending on the scale of development and the specifics of
each site at the time a project is proposed.
Action Item for City Council:
2. Provide direction on the type of amendments that should be incorporated and
evaluated during the Alternatives process. If desired, the Council may choose to
add, delete, or provide input on specific amendment requests. This action would
not pre-approve any particular request; rather, it would mean the request(s) would
be evaluated as part of the General Plan Alternatives analysis.
C. General Plan Population and Employment Growth Projections
As part of the existing conditions evaluation process, the consultants prepared an
analysis of projected population and employment growth in Atascadero. The City’s current
(2022) population is 30,480 and the forecasted population for the planning period (through
2045) is 36,758. The City’s current total employment (2022) is 10,398 jobs. This results
in a jobs/housing balance ratio of 0.84.
While there is not an optimal jobs/housing balance ratio to strive for, the City’s current
(and long-standing) jobs to housing imbalance indicates the potential to support
opportunities for nonresidential, employment-generating uses in the City, which, on a per-
service population basis, could lead to higher net positive annual General Fund revenues.
Table 1 below identifies current and forecasted population and employment, and
identifies the relative jobs/housing balance. Note that additional background information
is included in the Administrative Draft Existing Fiscal Condition Report (available online
at the City’s GPU website).
Table 1: General Plan Update Population and Employment Projections
2022 2025 2030 2035 2040 2045 Net Growth
(2022-2045)
Population 30,480 31,336 32,762 34,188 35,614 36,758 6,278
Dwelling Units 12,297 12,501 12,841 13,181 13,521 13,871 1,574
Employment – Low (jobs)1 10,398 10,485 10,630 10,775 10,920 11,064 666
Employment – Medium (jobs)1 10,398 10,571 10,860 11,149 11,438 11,727 1,329
Employment – High (jobs)1 10,398 10,655 11,084 11,513 11,942 12,371 1,973
Jobs/Housing Balance (jobs
per dwelling unit) 0.85 0.84 -
0.85
0.83 -
0.86
0.82 -
0.87
0.81 -
0.88
0.80 -
0.89 (0.05) - 0.04
Source(s): JobsEQ 2022Q1; SLOCOG 2050 Regional Growth Forecast Note(s):
1 Projections use the JobsEQ 2022Q1 estimates as the base 2022 number, consistent with the existing conditions report.
Employment net growth is based on the SLOCOG projections from 2022-2045. Because SLOCOG job projections are
provided in five-year increments (2010, 2015, 2020…), the base year for 2022 is extrapolated from the 2020-2025
projection assuming an equal annual growth. The employment net growth from 2022-2045 is used to calculate the years in
the table and also assume an equal annual growth as opposed to a compound growth.
Page 23 of 45
ITEM NUMBER: B-1
DATE: 08/30/23
The Employment numbers estimated above use regional growth modeling completed by
SLOCOG in 2017 and adjusted for 2022 known numbers. This modeling looked at 3
growth scenarios: low, medium, and high. Targeting one of these growth assumptions
can help shape economic and land use policies related to the types of commercial
development needed to support targeted jobs growth.
Action for City Council
3. Provide input on draft population and employment growth projections
4. Provide input on potential strategies to attract and support additional jobs that
should be considered in the General Plan Update process such as:
a. Supporting larger-scale development at commercial nodes
b. Refinement of commercial land-uses and zoning districts for underutilized
areas to incentivize synergy and attraction of quality jobs centers
D. Updated Land Use Designations (Placetypes)
In addition to the Focus Areas, the Project Team is developing an updated set of land use
“Placetypes.” These Placetypes are similar to land use designations but also include
detail on the character of the various types of uses, such as the scale, design quality, and
relationship to the street. Placetypes create more clarity around the character of new
development, and help us understand where we might refine the land use map.
Some of the place-type suggestions include:
a. Combining the Rural Residential, Rural Estates, and Suburban Estates
designations into a one new single Rural Residential designation for residential
properties in the rural areas.
b. Removing the Commercial Recreation designation (maintain an Open Space
and/or Parks designation).
c. Changing “Medium” Density Residential (10 units per acre) to “Lower” Density
multi-family Residential, to serve as a transition zone between single-family
neighborhoods and higher-density residential/commercial/mixed use.
d. Adding a new Medium Density Multi-Family Residential designation to allow for
maximum 16 to 18 du/ac development and provide greater layer of transition.
e. Increasing the maximum density in Downtown from 20 to 24 du/ac to match the
General Commercial, and High-Density Residential designations.
f. Increasing density in the High-Density Residential Multi-Family zone to 30 units
per acre.
g. Refining the Industrial and Industrial Park Zone to prioritize job and economic
development supporting land uses while reducing outdoor storage and
underutilization.
Page 24 of 45
ITEM NUMBER: B-1
DATE: 08/30/23
Actions for City Council
5. Should the maximum density in the High-Density Multi-Family designation be
increased from 24 du/ac to 30 du/ac (or higher) to allow for higher density projects?
6. Should we modify the intent of or eliminate the Neighborhood Commercial zoning
designation?
7. Should we create an additional multi-family zoning district to refine transition
zones?
E. Focus Areas
Based on Council, Planning Commission, STAC, and community feedback, the Project
Team is currently developing a series of focus areas that will be the primary opportunity
areas for the General Plan alternatives discussion. Each Focus Area is envisioned to
have a distinctive set of land uses, community amenities, mobility improvements, and
other features. Collectively, they will address most of Atascadero’s future growth goals
and individually, provide distinct districts and neighborhoods. Council should provide input
on these focus areas.
The focus areas largely occur along the El Camino Real and Highway 41 corridors.
However, there is also a need to examine the City’s Industrial corridor along Traffic Way
and Sycamore Avenue. Combined, these areas can support the majority of future
residential, office, commercial, light industrial, and mixed-use development. The Focus
Areas were identified based on several factors:
▪ Areas that support the growth and community design objectives outlined in the
Vision Statement and Guiding Principles
▪ Areas currently designated for commercial, office, mixed use, or industrial uses.
▪ Areas along major corridors and near Highway 101 that have good access to local
and regional road networks, pedestrian and bicycle amenities, and civic
destinations.
▪ Areas that have infrastructure available to support new and more intensive
commercial and residential development.
▪ Areas that have the potential to become more walkable and economically viable
as new and more intensive development occurs.
Attachment 2 shows the location of the proposed Focus Areas., including parcel
boundaries and zoning. Table 2 below provides brief descriptions of each Focus Area
(the numbers and letters correlate to the map in Attachments 2):
Page 25 of 45
ITEM NUMBER: B-1
DATE: 08/30/23
Table 2: Proposed Focus Areas
ID Name Opportunity
1 Ramona Road (Public) Create a light industrial and business park zone from the
Public District that abuts Ramona Road and Highway 101
south of Del Rio Road.
2 Del Rio a. Designate retail and tourist serving uses at the Del Rio
Rd / ECR intersection, and
b. Expand light industrial uses along ECR (on smaller
parcels fronting Hwy 101).
3 San Benito / El Camino
Real
Explore opportunities for higher density housing and cottage-
court type development east of ECR.
4 San Anselmo Create an R&D area along ECR (on parcels fronting Hwy 101)
with additional higher density residential and mixed-use
opportunities on the east side of ECR. West side of the 101,
refine land uses and circulation patterns.
5 Traffic Way / Sycamore
Rd (Industrial Zones)
Transition to light industrial and R&D uses and away from
heavy industrial and storage uses (which currently exist in this
Focus Area). Create a business park character where
industrial zones consider adjacent residential areas. Consider
expansion of the industrial zone south along Sycamore Rd.
(see also #11)
6 Downtown / Residential Expand restaurants, community retail, and larger mixed-use
projects to intensify the City’s core. Incentivize relocation of
offices to the Highway 41 corridor. Support infill multi-family
and missing middle development in surrounding
neighborhoods where sewer is available.
7 Morro Road Create a new professional office, retail, and employment area
that is focused on (but not limited to) the medical industry,
including R&D type uses. Support higher density multi-family
and missing middle infill in the neighborhood to the north of
Highway 41 to Atascadero Creek.
8 Infill Flex Zone Encourage opportunities for infill residential development at
various mid-block locations along El Camino Real. Focus
areas include shallow lots on the east side of ECR between
San Jacinto and Rosario, and between the Vons center and
Curbaril. These locations have the potential to support a
flexible land use pattern that could accommodate both High
Density Residential or Commercial land uses. A new mixed-
use or flexible Placetype for these blocks could facilitate infill
development and redevelopment while supporting focused
commercial at nodes.
9 Triangle Neighborhood
(Infill Residential)
Support multi-family infill, including missing middle and small-
lot subdivisions in the neighborhood bordered by Highway 41,
Portola, and Highway 101.
10 South Gateway Create a gateway area that includes multi-family and mixed-
use, but likely at a lower scale due to infrastructure and
flooding constraints. Consider clustering/density transfer to
Page 26 of 45
ITEM NUMBER: B-1
DATE: 08/30/23
avoid flood-prone areas. Look at the intersection of Santa
Barbara Rd and El Camino Real to determine best gateway
uses.
11 South Atascadero
Commercial
Create a light industrial and business park zone south of the
commercial node at Curbaril and El Camino Real.
12 San Ramon Consider a potential annexation for the vacant land within the
City’s sphere of influence for recreation and regional trail
connection opportunities or land uses compatible with high
voltage power lines.
Actions for City Council
8. Provide input on Focus Area boundaries. Input areas may be modified, added to
or deleted.
9. Should we refine the industrial and service designations (I, IP, CS, CPK) so that
we maximize our infill development and head of household job potential?
a. Consider the reduction of outdoor storage uses in the industrial zone to
focus on industrial and business park development.
b. Refine the list of uses within these zones to create more clearly defined
places.
c. Consider expanding the Sycamore Industrial Zone to the south.
10. What factors should be considered when determining the best land use for the
City’s two Public Designated areas that are in private ownership (South
Atascadero, Ramona Road). Factors such as slope, environmental constraints,
adjacent land uses, freeway visibility, potential economic development
opportunities can be considered.
11. Provide input on the two mid-block areas (Focus Area 8) and whether a new land
use district, or expanded role of the existing Mixed-Use designation, that allows for
both residential and commercial projects could be utilized.
General Plan Update Alternatives Approach:
The next four to five months are perhaps the most significant in the General Plan update
process as this is when we will be asking residents, business owners, and property
owners to consider options for land use and circulation changes over time. Using this
community input, City staff will craft a Preferred Alternative for Council review in late
fall/early winter 2023. The Preferred Alternative will include a combination of new and
refined policies, land use and circulation plans, and updated land use
designations/development standards. Based on the Preferred Alternative, the consultant
team and stall will prepare the draft General Plan (under Phase 4: A Plan for Atascadero
2045), which will then become the basis of an additional significant outreach opportunity
during phases four and five (Final Plan and Environmental Review).
The Project Team is currently developing an Alternatives Summary that will include the
new Placetypes, Focus Areas, mobility improvements, and additional policy options to
Page 27 of 45
ITEM NUMBER: B-1
DATE: 08/30/23
illustrate options for potential to change in the future. The Project Team will also identify
neighborhoods where no land use policy changes are anticipated. Growth and policy
options included in the Alternatives Summary will be discussed with the STAC,
community members, property owners, developers, technical experts, and decision
makers through an extensive engagement process. Anticipated process milestones for
Phase 3 include:
• City Council meeting to discuss the draft Vision and Guiding Principles and
Alternatives approach – Completed May 9, 2023
• Project Team Alternatives Charrette – Completed May 10, 2023
• STAC Meeting to discuss Alternatives Approach – Completed May 10, 2023
• City Council meeting to workshop and refine land use policy choices and direction
on the draft Alternatives components – August 30, 2023
• Draft Concept Alternatives Summary – September 2023
• Draft Community Workshop Materials – September 2023
• Community Engagement Series #2 – September through October 2023
• City Council meeting to refine a Preferred Alternative – November 2023
Conclusion:
Staff is seeking input and direction from the Council on the key policy questions (Council
Action Items) outlined in this report and summarized as follows:
1. Do the updated Vision and Guiding Principles reflect Council direction and are they
ready to be applied to the General Plan Alternatives process?
2. Provide direction on the type of amendments that should be incorporated and
evaluated during the Alternatives process.
3. Provide input on draft population and employment growth projections
4. Provide input on potential strategies to attract and support additional jobs that
should be considered in the General Plan Update process such as:
a. Supporting larger-scale development at commercial nodes.
b. Refinement of commercial land-uses and zoning districts for underutilized
areas to incentivize synergy and attraction of quality jobs centers.
5. Should the maximum density in the high-density multi-family residential
designation be increased from 24 du/ac to 30 du/ac (or higher) to allow for higher
density projects?
6. Should we modify the intent of or eliminate the Neighborhood Commercial zoning
designation?
Page 28 of 45
ITEM NUMBER: B-1
DATE: 08/30/23
7. Should we create an additional multi-family zoning district to refine transition
zones?
8. Provide input on Focus Area boundaries. Input areas may be modified, added to
or deleted.
9. Should we refine the industrial and service designations (I, IP, CS, CPK) so that
we maximize our infill development and head of household job potential?
a. Consider the reduction of outdoor storage uses in the industrial zone to
focus on industrial and business park development.
b. Refine the list of uses within these zones to create more clearly defined
places.
c. Consider expanding the Sycamore Industrial Zone to the south.
10. What factors should be considered when determining the best land use for the
City’s two Public Designated areas that are in private ownership (South
Atascadero, Ramona Road). Factors such as slope, environmental constraints,
adjacent land uses, freeway visibility, potential economic development
opportunities can be considered.
11. Provide input on the two mid-block areas (Focus Area 8) and whether a new land
use district, or expanded role of the existing Mixed-Use designation, that allows for
both residential and commercial projects could be utilized.
Feedback on these items will be used to further refine the policy options and alternatives
currently being developed. The Alternatives Summary will be presented to the community
for review and feedback in Fall 2023. Community feedback from these meetings and
discussion will be presented to Council as they consider a Preferred Alternative for
Atascadero’s future in Fall 2023. Ultimately, the Preferred Alternative will form the basis
of the new General Plan.
ALTERNATIVES:
Council may direct staff to modify draft materials or include additional analysis in the
General Plan Alternatives process. Council should keep in mind that substantial changes
to the process at this juncture may impact the budget and timeframe of the project.
ATTACHMENTS:
1. AGPU Final Vision and Guiding Principles
2. AGPU Proposed Focus Area Boundaries Maps
3. Received General Plan change requests
AGPU Existing Conditions Reports available online at:
www.atascadero2045.org/documents
Page 29 of 45
City of Atascadero 2045 General Plan Update General Plan Vision and Guiding Principles | 1
2045 General Plan Update
Vision and Guiding Principles
Final Draft | August 6, 2023
Vision Statement
The General Plan Vision Statement builds on the Atascadero Mission Statement, True North Statements, and
Strategic Priorities. This Vision Statement also reflects ideas, thoughts, and desires from residents, local business
and property owners, stakeholders, elected and appointed officials, and other members of the Atascadero
community. This statement expresses the community’s desires for Atascadero’s future and describes the
community’s overall philosophy regarding the character of existing and new neighborhoods and districts. All goals,
policies, strategies, and actions contained in the new General Plan must be consistent with the Vision Statement.
2045 General Plan Vision Statement
Atascadero is a complete city that provides opportunities for all residents and business owners to thrive. Our
community-focused culture pursues investments that create a diversity of housing and business types,
support all types of mobility, ensure access to nature, and preserve environmental resources. Collective
community actions improve conditions for current and future generations.
ITEM NUMBER: B-1
DATE: 08/30/23
ATTACHMENT: 1
Page 30 of 45
City of Atascadero 2045 General Plan Update General Plan Vision and Guiding Principles | 2
Guiding Principles
The following Guiding Principles are rooted in community voices. They will both guide crafting the 2045 General
Plan and provide a decision-making lens for City officials, staff, and decision-makers implementing the Plan.
• Respect and maintain Atascadero’s character-defining qualities as the community evolves.
• Support a culture that is welcoming, inclusive, and based on mutual respect.
• Create and maintain opportunities for people of all income levels and ages to live, work, raise families,
and retire in Atascadero.
• Invest in a vibrant downtown core that serves the needs of local businesses and residents, while providing
a quality experience for visitors.
• Create vibrant public spaces that encourage community connections, from daily gatherings to larger
events.
• Promote synergistic commercial and residential uses along El Camino Real to support long-term viability.
• Target growth to serve community needs and enhance the quality of life.
• Incentivize a mix of business and revenue streams that support a resilient economy.
• Diversify Atascadero’s employment opportunities to address the needs of an evolving workforce and
attract jobs for all skill levels and income ranges.
• Improve and expand City parks, trails, and facilities to provide for a variety of recreation experiences.
• Increase access to and between local and regional major destinations and recreation opportunities.
• Preserve and protect Atascadero’s natural, historic, and cultural landscape and resources.
• Prioritize safe circulation and access for all modes of transportation.
• Provide safe, convenient, and comfortable connections for people of all abilities and in different stages of
life.
• Maintain and enhance efficient and sustainable infrastructure systems.
• Provide all neighborhoods and business districts with adequate and equal access to public services and
emergency response.
• Plan and prepare for community safety from evolving climate threats, natural, and human-caused
hazards.
ITEM NUMBER: B-1
DATE: 08/30/23
ATTACHMENT: 1
Page 31 of 45
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SE: Suburban Estates (2.5-10 ac lot)
SFR-Z: Single Family Residential (1.5-2.5 ac lot)
SFR-Y: Single Family Residential (1.0 ac lot)
SFR-X: Single Family Residential (0.5 ac lot)
MDR: Medium Density Residential (10 du/ac)
HDR: High Density Residential (20 du/ac)
GC: General Commercial
SC: Service Commercial
D: Downtown
MU-PD: Mixed Use
CPK: Commercial Park
I: Industial
CREC: Commercial Recreation
REC: Public Recreation
OS: Open Space
A: Agriculture
P: Public Facilities
Unincorporated
Right-of-Way
Basemap Features
Atascadero City Limits
Focus Area
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Asuncion
Atascadero
Focus Area 1:
ITEM NUMBER: B-1
DATE: 08/30/23
ATTACHMENT: 2
Page 32 of 45
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SFR-Y: Single Family Residential (1.0 ac lot)
SFR-X: Single Family Residential (0.5 ac lot)
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HDR: High Density Residential (20 du/ac)
GC: General Commercial
SC: Service Commercial
D: Downtown
MU-PD: Mixed Use
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I: Industial
CREC: Commercial Recreation
REC: Public Recreation
OS: Open Space
A: Agriculture
P: Public Facilities
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Atascadero City Limits
Focus Area
0 0.15 0.3 0.450.07 Miles Source(s):Esri, US Census, County of San Luis Obispo Open Data, City of Atascadero 2023.
Del Rio
Asuncion
Atascadero
Focus Area 2:
2b
2a
2b
ITEM NUMBER: B-1
DATE: 08/30/23
ATTACHMENT: 2
Page 33 of 45
C o n e j o R d
101
The Church of
Jesus Christ of
Latter-Day
Saints
Monterey
R
d
GravesCreekRdLaUVALnSanBenitoRdElCaminoRealLa
Luz
Rd
ArenaAve
ColimaRd Fal
d
aRdRioR
it
a
S
t
El
C
a
m
in
o
R
e
al
101
Graves
C
reek MayaLnMachawkDrMarcoCtR
a
m
o
n
a
R
d
El
C
a
mino
R
eal
101
LowerElementary SanAnselmoRdDelRioRd
LaLuzRd
AmargonRd
Arena Ave
ColimaRd ChicoRdFaldaRd
D o l o resAve
Lobos Ave
Rosita
AveSanAnselmoRd Zoning Districts
RR: Rural Residential
RE: Rural Estates (2.5-10 ac lot)
SE: Suburban Estates (2.5-10 ac lot)
SFR-Z: Single Family Residential (1.5-2.5 ac lot)
SFR-Y: Single Family Residential (1.0 ac lot)
SFR-X: Single Family Residential (0.5 ac lot)
MDR: Medium Density Residential (10 du/ac)
HDR: High Density Residential (20 du/ac)
GC: General Commercial
SC: Service Commercial
D: Downtown
MU-PD: Mixed Use
CPK: Commercial Park
I: Industial
CREC: Commercial Recreation
REC: Public Recreation
OS: Open Space
A: Agriculture
P: Public Facilities
Unincorporated
Right-of-Way
Basemap Features
Atascadero City Limits
Focus Area
0 0.1 0.2 0.30.05 Miles Source(s):Esri, US Census, County of San Luis Obispo Open Data, City of Atascadero 2023.
San Benito / El Camino Real
Asuncion
Atascadero
Focus Area 3:
ITEM NUMBER: B-1
DATE: 08/30/23
ATTACHMENT: 2
Page 34 of 45
MayaLnMarcoCtMonterey Rd
R
a
m
ona
R
d
El
C
a
m
ino
R
e
al
101
MaricopaRd
LobosAve NogalesAveRosita
Ave
Tra
n
q
uillaAve
CayucosAve
S a n J a c i n t o A v e
L o bo s L n
El
C
a
mi
n
o
R
e
a
lSanAnselmoRd
101
Big Kmart
Olm
eda
Ave
Palm
a
Ave
S
a
n
Pal
oRdSanAnselmoRd101
Zoning Districts
RR: Rural Residential
RE: Rural Estates (2.5-10 ac lot)
SE: Suburban Estates (2.5-10 ac lot)
SFR-Z: Single Family Residential (1.5-2.5 ac lot)
SFR-Y: Single Family Residential (1.0 ac lot)
SFR-X: Single Family Residential (0.5 ac lot)
MDR: Medium Density Residential (10 du/ac)
HDR: High Density Residential (20 du/ac)
GC: General Commercial
SC: Service Commercial
D: Downtown
MU-PD: Mixed Use
CPK: Commercial Park
I: Industial
CREC: Commercial Recreation
REC: Public Recreation
OS: Open Space
A: Agriculture
P: Public Facilities
Unincorporated
Right-of-Way
Basemap Features
Atascadero City Limits
Focus Area
0 0.09 0.17 0.260.04 Miles Source(s):Esri, US Census, County of San Luis Obispo Open Data, City of Atascadero 2023.
San Anselmo
Asuncion
Atascadero
Focus Area 4:
ITEM NUMBER: B-1
DATE: 08/30/23
ATTACHMENT: 2
Page 35 of 45
O
rilla
sWay
Estrada
Ave
YerbaAveD
oloresAve
U
nion
Pacific Vi
a
del
S
u
e
n
o
PaseodelLago
RanchoViejo
Hi
dal
goAv
eEstradaAve
V iaA n z u e lo
Mi
r
amonAveMananitaAveSanJacin to A v e
SeperadoAveArizonaAve
Traffi
c
W
ay
DulzuraAveSycamoreRdEnsenadaAveHondaAve
ViaAve
S a n P ed ro A ve
Arroy o Ave
RosarioAveMi
r
amo
n
Av
e
SanJacintoAveTuni
tasAveBarrendaAveViscanoAveDolores Av e
TrafficWayFresno Ave
Colony Park Sali
nasRiverR ive rR d
R iv e rR dTempletonRd
AtascaderoCreekSycamoreRd
CabrilloAveMagdalenaAveMercedesAveCapistrano
AveR ive rR d
41
Atascadero PineMountainCemetery
E H ig h w a y 4 1
CrestonEurekaRdR
o
c
k
y
C
a
n
y
on
Rd41
Sycamor
eRdZoning Districts
RR: Rural Residential
RE: Rural Estates (2.5-10 ac lot)
SE: Suburban Estates (2.5-10 ac lot)
SFR-Z: Single Family Residential (1.5-2.5 ac lot)
SFR-Y: Single Family Residential (1.0 ac lot)
SFR-X: Single Family Residential (0.5 ac lot)
MDR: Medium Density Residential (10 du/ac)
HDR: High Density Residential (20 du/ac)
GC: General Commercial
SC: Service Commercial
D: Downtown
MU-PD: Mixed Use
CPK: Commercial Park
I: Industial
CREC: Commercial Recreation
REC: Public Recreation
OS: Open Space
A: Agriculture
P: Public Facilities
Unincorporated
Right-of-Way
Basemap Features
Atascadero City Limits
Focus Area
0 0.1 0.2 0.30.05 Miles Source(s):Esri, US Census, County of San Luis Obispo Open Data, City of Atascadero 2023.
Traffic Way / Sycamore Road
(Industrial Zones)
Asuncion
Atascadero
Focus Area 5:
ITEM NUMBER: B-1
DATE: 08/30/23
ATTACHMENT: 2
Page 36 of 45
CayucosAve
S a n J a c i n t o A v e
L o b os L nOlmeda
Ave
Palm
a
Ave
Venad
o
A
v
e
Sa
n
Pal
oRdV e g a Ave
101
A g u i l a A v e
C
h
a
u
plin
A
v
e
Pescado Ct EnsenadaAveHondaAve
ViaAve
TunitasAveBarrendaAveRosarioAveC
a
p
is
t
r
anoAveH
ospital
D
r
Fresno Ave
WestMallMariquitaAve
101
Dance Studio
AtascaderoPoliceDepartment
Bank ofAmerica
Atascadero CityHall
Saint WilliamsCatholicChurch
Colony ParkCommunity
Center
Colony Park
Atascadero
SantaLuciaRd
101Library
CoffeeAtascaderoFirstBaptistChurch
SycamoreRd
CabrilloAveMagdalenaAveMercedesAveCapist
r
anoAve41
Stadium Park
S
o
mb
rilla
A
ve
Union Bank
Vons
Zoning Districts
RR: Rural Residential
RE: Rural Estates (2.5-10 ac lot)
SE: Suburban Estates (2.5-10 ac lot)
SFR-Z: Single Family Residential (1.5-2.5 ac lot)
SFR-Y: Single Family Residential (1.0 ac lot)
SFR-X: Single Family Residential (0.5 ac lot)
MDR: Medium Density Residential (10 du/ac)
HDR: High Density Residential (20 du/ac)
GC: General Commercial
SC: Service Commercial
D: Downtown
MU-PD: Mixed Use
CPK: Commercial Park
I: Industial
CREC: Commercial Recreation
REC: Public Recreation
OS: Open Space
A: Agriculture
P: Public Facilities
Unincorporated
Right-of-Way
Basemap Features
Atascadero City Limits
Focus Area
0 0.1 0.2 0.30.05 Miles Source(s):Esri, US Census, County of San Luis Obispo Open Data, City of Atascadero 2023.
Downtown / Residential
Asuncion
Atascadero
Focus Area 6:
ITEM NUMBER: B-1
DATE: 08/30/23
ATTACHMENT: 2
Page 37 of 45
A g u i l a A v e
HermosaAveLindaV istaAveNava
rette
Ave
ElRetir o S tCh
a
u
p
lin
A
v
e
Larg aA v ePortolaRdSa
n
AndresAve
S a n t a L u c i a Rd
Lo
s
Gat
os
RdSan Marcos Rd
CurbarilAve
S a n C le mente Ave
Po
rt
ol
a
R
d
MonitaRdAtascaderoCreekAt
a
s
c
a
de
r
o
Av
e
S a n Andres AveSantaYnezAveSerraAve
SanMarcosRdCarmelitaAveA
t
as
c
ader
oAveSan Andres Ave
41
101
AtascaderoHighSchool
Library
CoffeeAtascaderoFirstBaptistChurch
At
a
s
c
a
der
oCreekCurbarilAve
MarchantAveAzucenaAveAmapoaAveSanFrancis co AveNavajoaAveCarmelitaAveCarmelitaAve TecoridaAvePi
edr
asAlt
os
Av
eCurb aril Ave
PortolaRd
Morro RoadEducation
Center
CarmelitaAvePortolaRd
AtascaderoLakePark
Encina lA v e
CurbarilAveS
in
al
o
a
A
v
eSomb
rilla
A
ve
ValleAve
PuebloAve101
A-Town Diner
El CaminoLiquor
Union Bank
Coast Hills
Credit Union
Vons
M archantAveVia T o rtu g a CascadaRdArcadeRdCor
omarR
dCristobalAveCri
s
t
oba
l
Av
e PalomarAveSan
L
u
i
s
Av
e
P la ta L n
C u rb a rilA v e
Pizza Express
CVS/Pharmacy
Walgreens
Crazy SushiFever
Food4Less
Portola R d
101
Cal StateAutoandTruckGlass
Zoning Districts
RR: Rural Residential
RE: Rural Estates (2.5-10 ac lot)
SE: Suburban Estates (2.5-10 ac lot)
SFR-Z: Single Family Residential (1.5-2.5 ac lot)
SFR-Y: Single Family Residential (1.0 ac lot)
SFR-X: Single Family Residential (0.5 ac lot)
MDR: Medium Density Residential (10 du/ac)
HDR: High Density Residential (20 du/ac)
GC: General Commercial
SC: Service Commercial
D: Downtown
MU-PD: Mixed Use
CPK: Commercial Park
I: Industial
CREC: Commercial Recreation
REC: Public Recreation
OS: Open Space
A: Agriculture
P: Public Facilities
Unincorporated
Right-of-Way
Basemap Features
Atascadero City Limits
Focus Area
0 0.15 0.3 0.450.07 Miles Source(s):Esri, US Census, County of San Luis Obispo Open Data, City of Atascadero 2023.
Morro Road
Asuncion
Atascadero
Focus Area 7:
ITEM NUMBER: B-1
DATE: 08/30/23
ATTACHMENT: 2
Page 38 of 45
Olmeda
AvePalm
a
Ave
Navarette
Ave
C
h
a
u
plin
Av
e
San
P
aloRdS a n t a L u c i a Rd
101
San Marcos Rd Sa n C le mente Ave
Baja
d
a
A
v
e
Atascadero Pine
Mountain
Cemetery
PinalAve
Enci na lA v e
LewisAve
CurbarilAvePal
ma
A
ve
At
a
s
c
a
de
r
o
A
v
eRosarioAve
San Andres AveMarchantAveSantaYnezAveCa
p
is
t
r
anoAveSo
mb
rilla
A
ve
PuebloAveTunita
s
Av
e
TecoridaAveS
a
nta
Y
s
a
b
el
A
ve
El
C
a
m
in
o
R
e
a
lSanAndresAveTrafficWayMorroRd41
101
Atascadero
SantaYnezAveNavajoaAveCarmelitaAvePalomarAveZoning Districts
RR: Rural Residential
RE: Rural Estates (2.5-10 ac lot)
SE: Suburban Estates (2.5-10 ac lot)
SFR-Z: Single Family Residential (1.5-2.5 ac lot)
SFR-Y: Single Family Residential (1.0 ac lot)
SFR-X: Single Family Residential (0.5 ac lot)
MDR: Medium Density Residential (10 du/ac)
HDR: High Density Residential (20 du/ac)
GC: General Commercial
SC: Service Commercial
D: Downtown
MU-PD: Mixed Use
CPK: Commercial Park
I: Industial
CREC: Commercial Recreation
REC: Public Recreation
OS: Open Space
A: Agriculture
P: Public Facilities
Unincorporated
Right-of-Way
Basemap Features
Atascadero City Limits
Focus Area
0 0.15 0.3 0.450.07 Miles Source(s):Esri, US Census, County of San Luis Obispo Open Data, City of Atascadero 2023.
Infill Flex Zone
Asuncion
Atascadero
Focus Area 8:
ITEM NUMBER: B-1
DATE: 08/30/23
ATTACHMENT: 2
Page 39 of 45
HermosaAveLindaV istaAveElRetir o S tLarg aA v eSa
n
AndresAve
CurbarilAve
S a n C l emente Ave AtascaderoCreekAt
a
s
c
a
de
r
o
Av
e
S a n Andres AveSantaYnezAveSerraAve
SanMarcosRdCarmelitaAveA
t
a
s
cader
oAveSan Andres Ave
41
AtascaderoHighSchool
Library
At
as
c
ader
oCr
eekCurbarilAve
MarchantAveAzucenaAveAmapoaAveSanFranc is coAveNavajoaAveCarmelitaAveCarmelitaAve TecoridaAvePi
edr
asAlt
os
Av
eCurbaril Av e
PortolaRd
Morro Road
Education
Center
PismoAveCarmelitaAve PortolaRd
41
AtascaderoLakePark
Enci na lA v e
CurbarilAveS
in
al
o
a
A
v
e
S
o
mb
rilla
A
ve CortinaAvePuebloAveJuniperoAve101
A-Town Diner
El Camino
Liquor
Union Bank
Coast HillsCreditUnion
MarchantAveVia T o rtug aCascadaR dArcadeRdCor
omarR
dCristobalAveCri
s
t
oba
l
Av
e PalomarAveSan
L
u
i
s
Av
e
P l a t a Ln
C u rb a rilA v e
PizzaExpress
CVS/Pharmacy
Walgreens
Crazy Sushi
Fever
Food4Less
Portola R d
101
Holiday InnExpressHotel &SuitesAtascadero
Cal State AutoandTruckGlass Pi
nalAveCurbarilAveCastanoAveYesal Av e
PalomarAveValle Ave
Junipero Ave
El
Do
r
a
d
oRdPinoSoloAveE
l
Co
rt
e
RdArcadeRdLasLomasA veP rin c ipal Ave
Garcia's
Miner's AceHardware
Zoning Districts
RR: Rural Residential
RE: Rural Estates (2.5-10 ac lot)
SE: Suburban Estates (2.5-10 ac lot)
SFR-Z: Single Family Residential (1.5-2.5 ac lot)
SFR-Y: Single Family Residential (1.0 ac lot)
SFR-X: Single Family Residential (0.5 ac lot)
MDR: Medium Density Residential (10 du/ac)
HDR: High Density Residential (20 du/ac)
GC: General Commercial
SC: Service Commercial
D: Downtown
MU-PD: Mixed Use
CPK: Commercial Park
I: Industial
CREC: Commercial Recreation
REC: Public Recreation
OS: Open Space
A: Agriculture
P: Public Facilities
Unincorporated
Right-of-Way
Basemap Features
Atascadero City Limits
Focus Area
0 0.15 0.3 0.450.07 Miles Source(s):Esri, US Census, County of San Luis Obispo Open Data, City of Atascadero 2023.
Triangle Neighborhood
(Residential Infill)
Asuncion
Atascadero
Focus Area 9:
ITEM NUMBER: B-1
DATE: 08/30/23
ATTACHMENT: 2
Page 40 of 45
SanDiegoRd101
LaPazLnMaduroLnViejoCamino
CuervoWaySanDiegoWayLaPalom a C t
La P a lo m aCtRive
r
a
L
n
S
e
v
ill
e
L
nE
l
Ca
mi
n
o
R
e
al
101
Paloma CreekLiquor
PalomaCreekSin
n
ar
d
L
n
Cuervo W a y
Cue
rv
o
Wa
y
WicksonWayAguamanantialLnPi
nzonCt
Madreselv
a
L
nPionaLn BlissSt
C
ard
elina
LnLaPazLn El
C
a
min
o
R
e
al
101
M
id
dle
Tre
e
L
nArboldelRosalWay HalconRdV
i
ej
o
Ca
mi
n
oBocinaLn C a lle M ila no
Paloma CreekPark
Santa Ba r b a r a R dHalconRdVi
e
j
o
Ca
min
o
E
l
Ca
mi
n
o
R
eal
Robbins Hall
Sanctuary
Viejo
Camino
S h a y n a L n Ha
mpt
o
n
Ct
Zoning Districts
RR: Rural Residential
RE: Rural Estates (2.5-10 ac lot)
SE: Suburban Estates (2.5-10 ac lot)
SFR-Z: Single Family Residential (1.5-2.5 ac lot)
SFR-Y: Single Family Residential (1.0 ac lot)
SFR-X: Single Family Residential (0.5 ac lot)
MDR: Medium Density Residential (10 du/ac)
HDR: High Density Residential (20 du/ac)
GC: General Commercial
SC: Service Commercial
D: Downtown
MU-PD: Mixed Use
CPK: Commercial Park
I: Industial
CREC: Commercial Recreation
REC: Public Recreation
OS: Open Space
A: Agriculture
P: Public Facilities
Unincorporated
Right-of-Way
Basemap Features
Atascadero City Limits
Focus Area
0 0.07 0.15 0.220.04 Miles Source(s):Esri, US Census, County of San Luis Obispo Open Data, City of Atascadero 2023.
South Gateway
Asuncion
Atascadero
Focus Area 10:
ITEM NUMBER: B-1
DATE: 08/30/23
ATTACHMENT: 2
Page 41 of 45
MarchantAveV ia T o rtu g a CascadaRdArcadeRdCo
romarRdCrist
o
b
a
l
Av
e PalomarAveSa
n
L
u
i
s
Av
e
P la t a L nJuni peroAveC u rb a rilA v e
101
Pizza Express
CVS/Pharmacy
Walgreens
Goodwill
Crazy Sushi
Fever
Country Touch
Cafe
SESLOC FederalCreditUnion
Food4Less
Burger King
Portola Rd
101
Holiday InnExpressHotel &SuitesAtascadero
Cal State AutoandTruckGlass
El
D
o
r
a
d
o
R
d
PinoSoloAveE
l
C
o
rt
eRdArcadeRdSantaFeRdLasLomasAveP r in c ipal Ave Vista Bonita Ave
S a n ta R o sa R d
Garcia's
Miner's AceHardware
Motel 6
Zoning Districts
RR: Rural Residential
RE: Rural Estates (2.5-10 ac lot)
SE: Suburban Estates (2.5-10 ac lot)
SFR-Z: Single Family Residential (1.5-2.5 ac lot)
SFR-Y: Single Family Residential (1.0 ac lot)
SFR-X: Single Family Residential (0.5 ac lot)
MDR: Medium Density Residential (10 du/ac)
HDR: High Density Residential (20 du/ac)
GC: General Commercial
SC: Service Commercial
D: Downtown
MU-PD: Mixed Use
CPK: Commercial Park
I: Industial
CREC: Commercial Recreation
REC: Public Recreation
OS: Open Space
A: Agriculture
P: Public Facilities
Unincorporated
Right-of-Way
Basemap Features
Atascadero City Limits
Focus Area
0 0.09 0.18 0.270.04 Miles Source(s):Esri, US Census, County of San Luis Obispo Open Data, City of Atascadero 2023.
South Atascadero
Commercial
Asuncion
Atascadero
Focus Area 11:
ITEM NUMBER: B-1
DATE: 08/30/23
ATTACHMENT: 2
Page 42 of 45
PasoRoblesC re e k
El
C
a
min
o
R
e
al
El
C
a
min
o
R
e
al
P a s o R o blesC reekGravesCreekUnionPacific
NFerrocarrilRd
El
C
a
m
in
o
R
e
al
E
l
C
a
m
in
o
R
e
al
GravesCreek101
Sa
nRa
mo
nRd ElCaminoRealElCaminoRealElCaminoReal223
Zoning Districts
RR: Rural Residential
RE: Rural Estates (2.5-10 ac lot)
SE: Suburban Estates (2.5-10 ac lot)
SFR-Z: Single Family Residential (1.5-2.5 ac lot)
SFR-Y: Single Family Residential (1.0 ac lot)
SFR-X: Single Family Residential (0.5 ac lot)
MDR: Medium Density Residential (10 du/ac)
HDR: High Density Residential (20 du/ac)
GC: General Commercial
SC: Service Commercial
D: Downtown
MU-PD: Mixed Use
CPK: Commercial Park
I: Industial
CREC: Commercial Recreation
REC: Public Recreation
OS: Open Space
A: Agriculture
P: Public Facilities
Unincorporated
Right-of-Way
Basemap Features
Atascadero City Limits
Focus Area
0 0.04 0.09 0.140.02 Miles Source(s):Esri, US Census, County of San Luis Obispo Open Data, City of Atascadero 2023.
San Ramon
Asuncion
Atascadero
Focus Area 12:
SpringHill
Suites
ITEM NUMBER: B-1
DATE: 08/30/23
ATTACHMENT: 2
Page 43 of 45
Address Applicant Current
Designation
Requested
Designation
Inside
USL
Sewer? Other
Factors
1 3105 El
Camino
Real
Knoph Residential
Suburban
RMF or
Mixed-Use
Yes Yes
2 5655
Capistrano
Ave
Knoph Medium
Density Multi-
Family
High-Density
Multi-Family
Yes Yes Slope
3 2425 El
Camino
Real
Cal Coastal Residential
Suburban
High Density
Multi-Family
Yes Possible
with
Extension
(anticipated
with Del
Rio
Specific
Plan)
Road and
sewer
extension
through
Del Rio
Ranch
needed
4 11450 Viejo
Camino
11505 El
Camino
Real
Newton Public High Density
Multi-Family
Yes Yes Flood
Plain
5 2400
Ramona Rd
Cagnina /
Finnocchiaro
Public Commercial Yes Possible
with
Extension
6 10080
Atascadero
Ave
Cleveland Residential
Suburban
½ acre lot
Single-
Family
No Yes At the
edge of
the USL
7 5205
Carrizo
Hawkins Residential
Suburban
½ acre lot
Single-
Family
Yes Possible
with
Extension
8 5255
Carrizo
Hawkins Residential
Suburban
½ acre lot
Single-
Family
Yes Possible
with
Extension
9 3995
Monterey
Rd @ San
Anselmo
Hawkins 1.5-2.5 acre
Single-
Family
Commercial Yes Yes Slope
10 8559 Santa
Rosa
Armet 1 acre
Single-
Family
½ acre lot
Single-
Family
Yes Yes
11 8496 Santa
Rosa
Villa 1 acre
Single-
Family
Increased
density
Yes Yes
12 8011-8045
Curbaril
Zappas Commercial High density
Multi-Family
Yes Yes
13 7900
Portola
Jenne Commercial Residential Yes Yes Portion in
Flood
Plain
14 3200 Silla
Rd
Trupe Residential
Suburban
Increased
residential
density
Yes Possible
with
Extension
15 9900 Santa
Lucia
Stark /
Armstrong
Residential
Suburban
1.5-2.5 acre
Single-
Family
No No Historic
Property
ITEM NUMBER: B-1
DATE: 08/30/23
ATTACHMENT: 3
Page 44 of 45
16 5705
Olmeda
Family Care
Network
Medium
Density Multi-
Family
High Density
Multi-Family
Yes Yes
17 9040-9050
Ramage Dr
Gouff /
Sedley
1.5-2.5 acre
Single-
Family
½ or 1 acre
lot Single-
Family
Yes No
18 2555 El
Camino
Real
Laughlin Residential
Suburban
High Density
Multi-Family
Yes Possible
with
Extension
(anticipated
with Del
Rio
Specific
Plan)
Road and
sewer
extension
through
Del Rio
Ranch
needed
19 7775 and
7725
Gabarda Rd
Shannon Residential
Suburban
Higher
density
Yes No
20 2450 / 2470
El Camino
Real
Morrison Commercial
Park
Allowance for
Mixed-Use
Yes Yes
21 7275
Portola
Athey Single-family
(1.5 -2.5
acres)
½ or 1 acre
lot Single-
Family
Yes No
22 11750 Viejo
Camino
Valdez Public High Density
Multi-Family
Yes Yes Flood
Plain
ITEM NUMBER: B-1
DATE: 08/30/23
ATTACHMENT: 3
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