HomeMy WebLinkAboutPC_2024-12-17_AgendaPacket
CITY OF ATASCADERO
PLANNING COMMISSION
HOW TO OBSERVE THE MEETING:
Interested individuals may attend the meeting in-person at Atascadero City Hall. To observe
remotely, the meeting may be livestreamed on Zoom. The video recording of the meeting will be
available through the City’s website and on the City’s YouTube Channel. To observe remotely
using the Zoom platform please visit:
https://us02web.zoom.us/j/83250238111
HOW TO SUBMIT PUBLIC COMMENT:
Public comment may be provided in-person.
Written public comments are accepted at pc-comments@atascadero.org . Comments should identify the
Agenda Item Number in the subject line of the email. Such comments will be forwarded to the Planning
Commission and made a part of the administrative record. To ensure distribution to the Planning
Commission before consideration of an item, please submit comments not later than 12:00 p.m. the
day of the meeting. All correspondence will be distributed to the Planning Commission, posted on the City’s
website, and be made part of the official public record of the meeting. Please note, comments will not be read
into the record. Please be aware that communications sent to the Planning Commission are public records
and are subject to disclosure pursuant to the California Public Records Act and Brown Act unless exempt from
disclosure under applicable law. Communications will not be edited for redactions and will be printed/posted as
submitted.
AMERICANS WITH DISABILITIES 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/agendas.
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 by appointment during City Hall
business hours.
t:\~ planning commission\pc agendas\pc 2024\24 pc meeting cover page.docx Updated 10/24/24
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, December 17, 2024
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 Tori Keen
Vice Chairperson Jeff van den Eikhof
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 motion if no member of
the Commission or public wishes to comment or ask questions.)
1. APPROVAL OF THE DRAFT MINUTES OF DECEMBER 3, 2024
• Recommendation: Commission approve the December 3, 2024 Minutes.
PLANNING COMMISSION BUSINESS
City of Atascadero Planning Commission Agenda Regular Meeting December 17, 2024
Page 2 of 4
WEBSITE: www.atascadero.org
http://www.facebook.com/planningatascadero
@atownplanning
Scan this QR Code with
your smartphone to
view the Planning
Commission Website.
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 a pplicant 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 d isqualify 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. MORRO ROAD MIXED-USE
The project is a request for a Conditional Use Permit and Lot Merger (USE24-0086)
to allow mixed-use development with 4,500 SF of ground floor commercial tenant
space and 46 dwelling upper story dwelling units on APNs 031-052-011, and 031-052-
020. The project is applying under the provisions of State density bonus law.
CEQA: The proposed project qualifies for a Class 32 Exemption 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.) because it meets all required conditions to be
considered in-fill development.
• Recommendation: Staff’s recommendation is for the Planning Commission to
adopt the Draft Resolution approving USE24-0086 (Conditional Use Permit and
Lot Merger) based on findings and subject to conditions of approval.
3. DEL RIO RANCH
The project includes a General Plan Amendment, Zone Change, Specific Plan
Amendment, Master Plan of Development, and Conditional Use Permit for the Del
Rio Ranch project located at 4999, 5505, 5701, 5703, & 5705 Del Rio Road and,
2005, 2055, 2115, 2205, 2325, 2375, & 2405 El Camino Real (APNs 049-112-002,
049-112-018, 049-112-019, 049-112-022, 049-112-036, 049-112-040, 049-151-005,
049-151-036, 049-151-037, 049-151-040, and 049-151-041). The project proposes an
RV resort on a 26-acre site on the southeast corner of Del Rio Road and El Camino
Real within the Del Rio Road Commercial Area Specific Plan (DRCASP). The
development concept includes 98 RV sites, 70 glamping sites, an d associated
amenities such as a central lodge, guest pools, and restaurant. Two commercial
buildings are proposed at the corner of Del Rio Road and El Camino Real and an
event lawn is proposed along El Camino Real. (DEV24-0044)
City of Atascadero Planning Commission Agenda Regular Meeting December 17, 2024
Page 3 of 4
WEBSITE: www.atascadero.org
http://www.facebook.com/planningatascadero
@atownplanning
Scan this QR Code with
your smartphone to
view the Planning
Commission Website.
CEQA: A Final Environmental Impact Report was previously certified for the DRCASP.
An Addendum to this Environmental Impact Report has been prepared for the Project
pursuant to 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.) Sections 15162 and 15164.
• Recommendation: Staff’s recommendation is for the Planning Commission to
adopt the Draft Resolution recommending that the City Council approve
DEV24-0044, based on findings and subject to conditions of approval.
4. ADU ORDINANCE UPDATE
ADU Ordinance Update to account for changes in State law associated with Senate
Bill 1211 and Senate Bill 477 (ZCH24-0098).
CEQA: This action is exempt from the California Environmental Quality Act (CEQA),
Public Resources Code Section §§ 21000, et seq., because it can be seen with
certainty that there is no possibility that the enactment of the Ordinance would have a
significant effect on the environment (California Public Resources Code § 21065,
CEQA Guidelines § 15061 (b)(3).
• Recommendation: Staff’s recommendation is for the Planning Commission to
adopt the Draft Resolution recommending that the City Council amend Title 9,
Planning & Zoning to revise Chapter 5, Accessory Dwelling Units for
consistency with State law and determining this Ordinance is exempt from
review under CEQA.
COMMISSIONER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next regular meeting will be on January 7, 2025, at City Hall, Council Chambers,
6500 Palma Ave., Atascadero, CA.
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 December 17, 2024
Page 4 of 4
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 of fice of the
Community Development Department and are available for public inspection during City 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 read into the record or referred to in their statement will be noted in the minutes and a vailable
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.
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 Commission 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 Community 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.
HOW TO SUBMIT PUBLIC COMMENT:
If you wish to comment, 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 Com munity
Development Department. All documents are available for public inspection during City Hall business hours by appointment.
Item 1
PC Draft Minutes of 12/3/2024
Page 1 of 4
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT MINUTES
Regular Meeting – Tuesday, December 3, 2024 – 6:00 P.M.
City Hall
6500 Palma Avenue, Atascadero, California
CALL TO ORDER - 6:00 p.m.
Chairperson Keen called the meeting to order at 6:01 p.m. and led the Pledge of
Allegiance.
ROLL CALL
Present: Commissioners Anderson, Carranza, Heath, Hughes, Schmidt, Vice
Chairperson van den Eikhof and Chairperson Keen
Absent: None
Vacant: None
Others Present: Annette Manier, Recording Secretary
Taylor Foland, City Attorney
Luke Knight, Deputy City Manager/IT
Staff Present: Kelly Gleason, Planning Manager
Sam Mountain, Assistant Planner
APPROVAL OF AGENDA
MOTION: By Commissioner Schmidt and
seconded by Commissioner Heath
to approve the Agenda.
Motion passed 7:0 by a roll-call vote.
PUBLIC COMMENT
None.
Chairperson Keen closed the Public Comment period.
1
Item 1
PC Draft Minutes of 12/3/2024
Page 2 of 4
CONSENT CALENDAR
1. APPROVAL OF THE DRAFT MINUTES OF OCTOBER 15, 2024
• Recommendation: Commission approve the October 15, 2024 Minutes.
2. APPROVAL OF THE 2025 MEETING SCHEDULE
• Recommendation: Commission approve the 2025 Meeting Schedule.
MOTION: By Commissioner Carranza and seconded
by Commissioner Anderson to approve the
Consent Calendar.
Motion passed 7:0 by a roll-call vote.
PLANNING COMMISSION BUSINESS
None
PUBLIC HEARINGS
3. 2650 EL CAMINO REAL (FENCE FACTORY)
The project is a request for an Amendment to Conditional Use Permit (CUP2000-
0002) to allow onsite cleaning of portable restrooms on APN 049 -201-024.
(AMND24-0078)
CEQA: The proposed project is consistent with previously adopted Mitigated
Negative
Declaration 2000-0008.
• Recommendation: Staff’s recommendation is for the Planning Commission to
adopt the Draft Resolution approving an Amendment to Conditional Use Permit
2000-0002 to allow the cleaning of portable restrooms as an auxiliary to an
existing contract construction material yard, based on findings and subject to
conditions of approval.
DISCLOSURE OF EX PARTE COMMUNICATIONS:
None
Assistant Planner Mountain presented the staff report; he and Planning Manager Gleason
answered questions from the Commission.
PUBLIC COMMENT
The following member of the public spoke: Brent Benado (Fence Factory).
Staff and Mr. Benado answered questions from the Commission.
2
Item 1
PC Draft Minutes of 12/3/2024
Page 3 of 4
Commissioner Carranza stated for the record that she encourages that the applicant will
keep to the times in the morning because of the public comment, that we need to keep
an eye out on the greywater. Commissioner Schmidt stated that he trusts that the
applicant will do what he can.
Chairperson Keen closed the Public Comment period.
MOTION: By Commissioner Hughes and seconded by
Vice Chairperson van den Eikhof to adopt
PC Resolution 2024-0020 approving an
Amendment (AMND24-0078) to Conditional
Use Permit 2000-0002 to allow the cleaning
of portable restrooms as an auxiliary use to
an existing contract construction material
yard at 2650 El Camino Real on APN 049-201-
024, based on findings and subject to
conditions of approval.
Motion passed 7:0 by a roll-call vote.
4. 4701 EL CAMINO REAL (GRAND OAKS PASEO)
The project is a Tentative Tract Map (TTM) which proposes a 1 parcel subdivision
for condominium purposes on Lot 31 of Tract 3141 with 3 total condo units on APN
029-274-031. (SBDV24-0063)
CEQA: The proposed project is consistent with previously adopted Mitigated
Negative Declaration 2005-0063.
• Recommendation: Staff’s recommendation is for the Planning Commission to
adopt the Draft Resolution approving TTM 3326 for an airspace subdivision of
Lot 31 to create two residential and one commercial airspace on a shared
common lot, based on findings and subject to conditions of approval.
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Commissioner Carranza recognizes that she has spoken to a member in the audience,
and is glad that they are here.
Planner Mountain provided the staff report; he and Planning Manager Gleason answered
questions from the Commission.
PUBLIC COMMENT
None
Chairperson Keen closed the Public Comment period.
3
Item 1
PC Draft Minutes of 12/3/2024
Page 4 of 4
MOTION: By Vice Chairperson van den Eikhof
and seconded by Commissioner
Carranza to adopt PC Resolution
2024-0021 approving Tentative Tract
Map 3326 (SBDV24-0063) for an
airspace subdivision of Lot 31 to
create two residential and one
commercial airspace condominiums
on a shared common lot, based on
findings, and subject to conditions of
approval.
Motion passed 7:0 by a roll-call vote.
COMMISSIONER COMMENTS AND REPORTS
Chairperson Keen inquired about Airbnb’s and the recent Council meeting. Staff
answered her question.
DIRECTOR’S REPORT
Planning Manager Gleason stated that the next meeting will be held on December 17,
2024, and will include Del Rio Ranch and a mixed-use project on Morro Road. Planning
Manager Gleason also stated that staff is working on the General Plan Update and the
Zoning Code Update. Staff will host some open houses after the first of the year.
ADJOURNMENT – 7:18 p.m.
The next regular meeting will be held on December 17, 2024 at City Hall, Council
Chambers, 6500 Palma Ave., Atascadero, CA.
MINUTES PREPARED BY:
____________________________
Annette Manier, Recording Secretary
Administrative Assistant
Adopted ____________
t:\~ planning commission\pc minutes\pc minutes 2024\new draft minutes 12-3-24.am.docx
4
CITY OF ATASCADERO
PLANNING COMMISSION STAFF REPORT
TO: Phil Dunsmore, Community Development Director
FROM: Kelly Gleason, Planning Manager
PREPARED BY: Erick Gomez, Associate Planner
SUBJECT: Morro Rd Mixed-Use (USE24-0086)
RECOMMENDATION:
Planning Commission adopt Draft Resolution A approving a Conditional Use Permit and Lot
Merger (USE24-0086) to allow a mixed-use development with a parking modification on APN 031-
052-020 and 031-051-011, subject to findings and conditions of approval.
DISCUSSION:
M P Paso, LLC, the property owner, proposes a mixed-use development with 4,500 SF of ground
floor commercial tenant area and 46 dwelling upper story dwelling units on a vacant 0.93-ac site
zoned Commercial Retail and Commercial Professional within Planned Development Overlay
Zone #3 located at 7150 Atascadero Ave. and 7205 Morro Road. The site is between the Brickyard
development and Moresco Plaza.
ANALYSIS:
The subject site is currently comprised of two (2) legal parcels, one zoned Commercial
Professional (CP) and the other zoned Commercial Retail (CR). Vertical Mixed-Use development
is conditionally allowed in both zoning districts. Mixed -Use projects outside the Downtown
require use permit approval to ensure neighborhood compatibility and ensure consistency with
the General Plan goals and policies.
Item: 2
Department: Community
Development
Date: 12/17/2024
Zoning Map
5
12/17/2024 | Item 2 | Staff Report
PROJECT DENSITY
A total of forty-six (46) dwelling units are proposed including two (2) deed-restricted affordable
units. The applicant is applying under State Density Bonus Law to allow a 20% density bonus with
the provision of 5% very-low-income units. The applicant is also applying the City’s fractional
density provisions to allow an increased unit count with the inclusion of smaller units.
State Density Bonus
The project site has an allowed base density of twenty-two (22) dwelling units. The applicant is
proposing to incorporate two (2) deed restricted at the very-low-income rate, which allows for a
20% density bonus. A 20% density bonus equates to 5 additional five (5) units. Thus, the Project
site has a maximum residential density of 27 dwelling units.
Fractional Density
Utilizing fractional density calculations, the property would have a maximum residential
development potential of 27.32 standard dwelling units which are broken into the 46 proposed
fractional units on the property per the table below.
Base Density to Fractional Density
Unit Size Standard Unit
Equivalent
Conversion
Factor
Fractional
Unit Qty
< 600 SF 9 0.5 18.00
600 SF – 1,000 SF 13.2 0.66 20.00
>1,000 SF 0 1 0.00
Sub-total 22.2 - 38
Density Bonus to Fractional Density
Unit Size Standard Unit
Equivalent
Conversion
Factor
Fractional
Unit Qty
< 600 SF 4 0.5 8.00
600 SF – 1,000 SF 0 0.66 0.00
>1,000 SF 0 1 0.00
Sub-Total 4 - 8
TOTAL UNITS 26.2 - 46
Concessions and Waivers
Beyond reduced parking requirements, State Law requires the City to incentivize the provision of
affordable units by providing one or more “concessions” to each qualifying density bonus project.
The applicant may additionally request a waiver of any development standard that precludes the
construction of the project at the allowed density. The City cannot deny a request for a waiver
unless specific findings can be made. There are no limits to the number of waivers that can be
requested. Based on the provision of two (2) unit at a very low-income units, the Project is eligible
for one (1) concession. The applicant is requesting the following based on State law:
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12/17/2024 | Item 2 | Staff Report
1. Concessions:
a. Reduced Atascadero Ave setback from 12.5-feet to 6-feet (for the parking area)
2. Waivers:
a. Height increase from 35-feet to 50-feet to allow for a 4-story building
The proposed modifications to the City’s development standards do not meet the State required
findings for denial. The increased height does not exceed emergency service capabilities if a dry
standpipe is included in the building design. A condition has been included to ensure that the
building meets city fire code standards and provides additional features to ensure life -safety
concerns are addressed.
SITE DESIGN AND LANDSCAPING
The Project is designed to prioritize commercial uses towards the Morro Road frontage and
residential uses towards the Atascadero frontage in effort of increase compatibility with the
surrounding neighborhood. The ground floor includes approximately 4500 sf of commercial
tenant space fronting Morro Road, 1,700 sf of residential lobby and storage space, and parking
on the ground floor. Consistent with PD3, a 10’ setback is provided along Morro Road which will
be landscaped and used to provide the required street trees. Primary access is via an existing
easement through the adjacent Moresco Plaza property with a secondary access driveway from
Atascadero Ave.
Consistent with City code requirements, parking spaces located within the Atascadero Avenue
setback are proposed to be permeable pavers and a 3’ tall site wall is proposed to screen the
parking lot from the road. A condition is included for all site walls to be constructed of block with
natural color/texture or other material consistent with the design of the site. A condition is
included to ensure this buffer is landscaped to provide adequate screening.
Atascadero Avenue Heritage Trees
Site access has been carefully designed to accommodate the existing Heritage Sycamore Trees
located on the Atascadero Avenue frontage. Conditions are included to provide a sidewalk
Site Plan
7
12/17/2024 | Item 2 | Staff Report
detached from the curb to avoid the need for tree removal. An arborist will be required to provide
recommendations during building permit submittal related to construction techniques and
required monitoring to reduce impacts to the tree’s rootzones.
Parking
Density Bonus projects benefit from a reduced residential parking requirement. The project is
required provide a total of 69 parking spaces for the proposed development: 54 spaces for the
residential use (based on the State’s Density Bonus parking requirement) and 15 spaces for the
commercial use based on the City’s parking standards. The Municipal code provides allowances
for the provision of bike and on-street parking, reducing the requirement to 61 spaces. The
applicant is requesting that the Planning Commission further reduce the parking requirement to
56 spaces based on the municipal code allowance for a shared peak hour parking reduction.
The site contains uses that have differing peak hour demands, consistent with Municipal Code
findings for reduced parking. In addition, the connection to the Moresco Plaza parking lot and
location of on-street parking along Morro Rd provides expanded parking opportunities for off-
site parking. Findings for this modification are included in the attached resolution.
ARCHITECTURE AND OBJECTIVE DESIGN STANDARDS
The project utilizes a contemporary design theme. The building is designed with a combination
of brick, stucco, and board and batten siding with metal and wood accents. The project complies
with all applicable objective design standards for mixed use buildings. Wall plane variation is
incorporated in the project design through the use recessed balconies and general massing
breaks across the building facades. Architectural interest is incorporated into the project design
through decorative window trim, projecting windowsills, and distinct cladding for the first-floor
commercial uses. Roof height is varied and is accentuated using color changes and decorative
cornices.
The project was also analyzed against the city’s objective design standards for mixed -use
buildings. Additional applicable objective standards include:
• Enclosed storage per unit or shared common storage, or a combination thereof.
Morro Road Elevation
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12/17/2024 | Item 2 | Staff Report
• 30 SF of open space per unit as private or common amenity space
• Street trees and parking lot shade trees
The applicant is proposing an approximately 1,165 SF ground floor bike storage room available
for all residential occupants to meet the storage requirement. Each unit is provided with an
approximately 50 SF balcony, exceeding the minimum open space requirement. Street and shade
trees are being provided consistent with City requirements.
LOT MERGER
The project currently straddles 2 legal lots. This application includes a Lot Merger to allow for site
development. As each site currently is designated as a different zoning district (CP and CR), the
single lot will remain with split zoning after the merger but will be made consistent with the
citywide General Plan update. Findings to approve the merger are included in the attached
resolution.
CONCLUSION
• The Project proposes a mixed-use infill development along Morro Rd with commercial
tenant space fronting Morro Rd and 46 residential units on the upper floors.
• The project is providing two (2) deed restricted very-low-income units in exchange for
density bonus units, consistent with State law.
• The project is designed for compatibility with the vicinity residential and commercial uses
and complies with all City Objective Design Standards for Mixed Use Development , with
the exception of those waivers and concessions requested under State law .
ENVIRONMENTAL DETERMINATION:
The project qualifies for a Class 32 Exemption 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.) Sect ion 15332, because it meets all
required conditions to be considered in-fill development.
ALTERNATIVES:
1. The Planning Commission may include modifications to the project and/or conditions of
approval for the project. Any proposed modifications including conditions of approval,
should be clearly re-stated in any vote on any of the attached resolutions.
2. The Planning Commission may determine that more information is needed on some
aspect of the project and may refer the item back to the applicant and staff to develop
the additional information. The Commission should clearly state the type of information
that is required. A motion, and approval of that motion, is required to continue the item
to a future date.
3. The Planning Commission may deny the project. The Commission must specify what
findings cannot be made, and provide a brief oral statement, based on the Staff Report,
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12/17/2024 | Item 2 | Staff Report
oral testimony, site visit, correspondence, or any other rationale introduced and
deliberated by the Planning Commission.
REVIEWED BY OTHERS:
The Project has been reviewed by the Fire, Planning, and Public Works Departments.
REVIEWED AND APPROVED FOR PLANNING COMMISSION AGENDA
Phil Dunsmore, Community Development Director
ATTACHMENTS:
1. Draft Resolution
2. Site Maps and Photos
10
12/17/2024 | Item 2 | Staff Report
Attachment 2: Site Maps and Photos
USE24-0086
Aerial View
Zoning Map
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Aerial with Project
Morro Road Frontage. Moresco Plaza in the foreground. (E) On-street parking spaces pictured.
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Atascadero Avenue Frontage with Heritage Sycamore Trees. Project site on the left.
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ATTACHMENT 1: Draft Resolution
USE24-0086
DRAFT PC RESOLUTION
RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ATASCADERO, CALIFORNIA,
APPROVING A CONDITIONAL USE PERMIT AND LOT MERGER (USE24-
0086) FOR A MIXED-USE DEVELOPMENT WITH A PARKING
MODIFICATION ON APNS 031-052-011 AND 031-052-020
M P PASO, LLC
7150 Atascadero Ave. and 7205 Morro Road
WHEREAS, an application has been received from MP PASO, LLC to consider
Conditional Use Permit and Lot Merger (USE24-0086) for a mixed-use development at 7150
Atascadero Ave. and 7205 Morro Road (APNs 031-052-011 and 031-052-020); and
WHEREAS, the site has a General Plan Designation of General Commercial (GC); and
WHEREAS, the site is in the Commercial Professional (CP) and Commercial Retail (CR)
zoning district and within Planned Development Overlay Zone #3 (PD3); and
WHEREAS, the application is subject to the California State Density Bonus Law
(California Government Code Sections 65915 – 65918) and the Applicant is voluntarily agreeing
to the provision of two (2) affordable units in exchange for the entitlement to construct forty-six
(46) total dwelling units and the following concessions and waivers: 1) an allowance to construct
50’ building, exceeding the standard 35’ height limit of the CP/CR zones, and 2) an allowance to
a parking lot setback within the 12.5’ min. setback required by PD3; and
WHEREAS, the application includes request for approval of a parking modification
pursuant to Atascadero Municipal Code (AMC) § 9-4.115(h) to allow the development to proceed
with a reduced total of 56 parking spaces and without the 10’ landscape screen required by AMC
§ 9-4.119; and
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the state and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and
WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional
Use Permit and Lot Merger 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
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NOW, THEREFORE, the Planning Commission of the City of Atascadero, California,
hereby finds, resolves, and determines as follows:
SECTION 1. Recitals: The above recitals are true and correct and incorporated herein as
if set forth in full.
SECTION 2. Public Hearings. The Planning Commission held a duly noticed public
hearing to consider the project on December 17, 2024 and considered testimony and reports from
staff, the applicants, and the public.
SECTION 3. Facts and Findings. The Planning Commission makes the following
findings, determinations and approvals with respect to the project approvals:
A. Findings for Approval of a Conditional Use Permit
1. FINDING: The proposed use is consistent with the General Plan.
FACT: The Project is consistent with all applicable General Plan goals and policies.
The project site has a GC land use designation and is zoned CP / CR (PD03). Mixed
Use development is an allowed use in the CP / CR (PD03) zoning district, subject to
approval of a Conditional Use Permit. Furthermore, the project is designed to ensure
compatibility with adjacent commercial and residential uses.
2. FINDING: The proposed project satisfies all applicable provisions of Title 9 of City of
Atascadero Municipal Code (Zoning Regulations of the City of Atascadero).
FACT: The Project will satisfy all applicable provisions of the Atascadero Municipal
Code Title 9 of City of Atascadero Municipal Code. The City is required to make
concessions for Density Bonus projects contributing affordable housing units. The
application includes concessions/waivers to exceed the height limitation and encroach
into parking setback requirements of the CP/CR(PD3) zone. Parking and landscaping
modifications are requested pursuant to the allowances of the AMC. All other
applicable standards are adhered to.
3. FINDING: The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety, or welfare of the general public or persons residing or
working in the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use.
FACT: The Project is not detrimental to the health, safety or welfare of the general
public or persons residing or working in the neighborhood of the use, nor is it
detrimental or injurious to property or improvements in the vicinity of the use. Mixed
Use developments are allowed in the CP/CR(PD03) zone. The project complies with
all applicable zoning requirements. Compliance with applicable Building and Fire
Code requirements will be verified at the building permit stage.
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4. FINDING: That the proposed project will not be inconsistent with the character or the
immediate neighborhood or contrary to its orderly development.
FACT: The project is consistent character of the immediate neighborhood and aligned
with its orderly development. The Project site is located adjacent on the interface of the
Morro Road commercial corridor and residential neighborhood across Atascadero Ave.
The project is intentionally designed to cluster the proposed commercial use along the
Morro Road frontage, with the residential development extending toward Atascadero
Ave. The design allows for maximum compatibility and reduction of conflicts with
adjacent residential uses.
5. FINDING: That the proposed 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: Traffic generated by the Project will not exceed the road capacities of the
General Plan or beyond the safe capacity of adjacent roads. The General Plan
anticipates extensive development in this area based on the convergence of
multifamily, single family, and commercial zones. The project is consistent with
envisioned development of this neighborhood.
B. Parking Modification
6. FINDING: The characteristics of a use or its immediate vicinity do not necessitate the
number of parking spaces, type of design, or improvements required by this title.
FACT: The Project does not necessitate the number of parking spaces typically
required for the use. The project is required provide a total of sixty-nine (69) parking spaces.
However, the commercial uses and residential uses are anticipated have their peak parking
demand occur at different hours of the day. The site also has conveniently available on-street
parking spaces located along Morro Road, as well as bicycle parking and storage areas for the
site residents.
7. FINDING: The reduced parking will be adequate to accommodate on the site all
parking needs generated by the use.
FACT: The reduced parking will be sufficient to meet parking needs required by the
use. The parking area can provide at least one space per unit plus one parking space per
450 SF of commercial area. The residential uses and commercial uses on the property
are anticipated to have separate peak hour demands and parking demand on the site
will be further relieved by available parking spaces on Morro Road and bicycle parking
provided for the residential uses.
C. Lot Merger
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8. FINDING: The lots proposed for merger are legal lots.
FACT: The lots in question are legal lots known as Lot 14 and Lot 17 of Block Q-B
of the Atascadero Colony (4 RM 44).
9. FINDING: The owners of the subject lots consent to the proposed merger approval.
FACT: The property is under common ownership and the owners are requesting the
merger to remove a line that would otherwise bisect the proposed building. The
property ownership has consented to the submittal of the application and provided
proof of ownership.
10. FINDING: All required public improvements have either been installed and accepted
or will be required as part of a future entitlement for use or development of the subject
lot(s).
FACT: Public improvements – curb, gutter, sidewalk, and street improvements – are
conditioned as part of these entitlements and will be installed prior to final occupancy
of the proposed building.
SECTION 4. CEQA. The Planning Commission finds that the project is Categorically Exempt
from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section
15332 (In-fill Development) exemptions of the CEQA Guidelines, in accordance with the attached
Notice of Exemption.
SECTION 5. Approval. The Planning Commission of the City of Atascadero, in a regular session
assembled on December 17, 2024, resolved to approve the Project consistent with the following:
EXHIBIT A: Conditions of Approval
EXHIBIT B: Project Plans
EXHIBIT C: Notice of Exemption
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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:
CITY OF ATASCADERO, CA
______________________________
Tori Keen
Planning Commission Chairperson
Attest:
______________________________
Phil Dunsmore
Planning Commission Secretary
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Exhibit A: Conditions of Approval
USE24-0014
Conditions of Approval
USE24-0086
MP Paso Mixed Use
7150 Atascadero Ave. and 7205 Morro Rd.
APN 031-052-011 and 031-052-020
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
PLANNING DIVISION
1. This approval is for Conditional Use Permit USE24-0084 allowing for the
development of a mixed-use development at 7150 Atascadero Ave. and
7205 Morro Road (APNs 031-052-011 and 031-052-020), as depicted and
described on the attached exhibits The approval of these entitlements
project runs with the land, regardless of the owner.
Ongoing PS
2. The approval of these entitlements shall become final and effective for the
purposes of issuing building permits fourteen (14) days after the Planning
Commission hearing unless an appeal is made in accordance with the
Atascadero Municipal Code.
Ongoing PS
3. 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 Ongoing
4. The Community Development Department shall have the authority to
approve the following minor changes to the project that (1) modify the site
plan project by less than 10%, and/or (2) result in a superior site design or
appearance.
BP PS, CE
5. 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 time extension
consistent with the Atascadero Municipal Code.
BP PS
6. 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 this conditional use permit.
Ongoing PS
7. The high-quality materials and design details identified on the
preliminary plans shall be implemented during construction. Changes to
materials / colors (such as roof tile and balcony materials and colors)
determined to be minor by the Director may be allowed.
BP PS
8. A landscape and irrigation plan shall be approved prior to building permit
issuance. The landscape plan shall be submitted and include the
following:
a. All landscape species identified must be known to thrive in
Sunset Climate Zone 7.
BP, FI PS
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Conditions of Approval
USE24-0086
MP Paso Mixed Use
7150 Atascadero Ave. and 7205 Morro Rd.
APN 031-052-011 and 031-052-020
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
b. A minimum of 9 protected native trees shall be planted
c. A 3’ tall, solid decorative fence or wall shall be installed
along the eastern boundary of the parking lot, inclusive of
drive isle areas.
d. The approximately 6’ setback between the proposed
parking lot and Atascadero Ave shall be landscaped to
allow screening of the parking lot and 3’ wall from the road.
Proposed shrubs must be known to grow a minimum 3’
height.
e. Trash enclosure landscape screening materials shall be
evergreen and shall be of a height to adequately screen the
enclosure walls.
f. All landscape areas shall include mulch.
All landscaping shall be installed consistent with the approved
landscaped plans prior to final building inspection. The applicant shall
maintain the approved landscaping for the life of the project. All
required plantings shall be maintained in good growing condition, and
in any case where a required planting has not survived, shall be replaced
with new plant materials. All landscaping shall be maintained in a
manner that allows trees to grow to their 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.
Compliance shall be monitored and enforced during subsequent
permitting for the facility.
9. The Project shall comply with all requirements of the Atascadero Native
Tree Ordinance. An arborist report and tree protection plan shall be
submitted with construction permits for the Project for review and
approval. The arborist report shall specifically make recommendations
for the protection in place of the Heritage Trees along Atascadero
Avenue.
BP PS
10. All retaining walls and site walls shall be constructed of dark color
textured block or similar material.
BP PS
11. The project is subject to State density Bonus law. The applicant shall
deed restrict a total of two (2) dwelling unit as very low income. One
dwelling unit shall have a floor area no greater than 600 SF and the
other unit shall have a floor ranging between 600SF -1,000 SF. In
exchange for the provision of these affordable units, the project is
approved with the following (2) concessions:
a. A 50’ building height exceeding the standard 35’ height limit of
the CP/CR zones.
b. A 6’ parking lot setback along the Atascadero Avenue frontage,
reduced from the 12.5’ min. setback required by PD3
BP PS
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Conditions of Approval
USE24-0086
MP Paso Mixed Use
7150 Atascadero Ave. and 7205 Morro Rd.
APN 031-052-011 and 031-052-020
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
The applicant shall deed restrict the affordable units at rates identified
for a minimum of 55-years, or as otherwise permitted by government
code. A deed restriction and affordable housing agreement must be
recorded prior to issuance of building permits. The Community
Development Director may modify or grant additional concessions, or
approve changes to the identified rates, as requested by the applicant
where consistent with state law.
12. Parking shall not be designated for each use except up to 46 spaces may
be reserved for residential use between the hours of 9pm and 7am.
ONGOING PS
13. The emergency services and facility maintenance costs listed below shall
be 100% funded by the project in perpetuity. The service and
maintenance costs shall be funded through a community facilities district
established by the City at the developer's cost. The funding mechanism
must be in place prior to or concurrently with acceptance of the final
maps. The funding mechanism shall be approved by the City Attorney,
City Engineer and Administrative Services Director prior to acceptance of
any final map. The administration of the above-mentioned funds shall be
by the City. Developer agrees to participate in the community facilities
district and to take all steps reasonably required by the City with regard
to the establishment of the district and assessment of the property.
▪ 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.
BP PS
14. The applicant shall record a certificate of Lot Merger for the two
underlying lots prior to issuance of any building permits.
BP, GP PS
PUBLIC WORKS CONDITIONS
15. The following public improvements must be completed by the developer
prior to final occupancy of any structure on the property and approved
by the City Engineer:
a. El Camino Real Frontage:
• The applicant shall preserve in place the existing curb,
gutter, and sidewalk and/or replace where damaged during
construction.
BP, GP CE
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Conditions of Approval
USE24-0086
MP Paso Mixed Use
7150 Atascadero Ave. and 7205 Morro Rd.
APN 031-052-011 and 031-052-020
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
b. Atascadero Avenue Frontage
• The applicant shall construct concrete curb, gutter,
sidewalk, and drainage improvements as approved by the
City Engineer.
• Frontage improvements shall accommodate the
preservation of the existing heritage street trees .
• Existing overhead utilities shall be undergrounded.
• Exceptions may be granted by the City Engineer and
Community Development Director to ensure preservation
of the existing Heritage Trees.
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.
16. A site distance analysis shall be submitted with the construction permit
applications for the proposed driveway.
BP, GP CE
17. 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.
BP, GP CE
18. 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.
FO CE
19. The development's private sanitary sewer main shall tie into City sewer
at Atascadero Avenue, unless otherwise approved by the City Engineer.
BP, GP CE
20. 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_OwnerAgentlnfo
• ATAS- SWP-1007_Exhibit_B_lnstructions_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.
BP, GP CE
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Conditions of Approval
USE24-0086
MP Paso Mixed Use
7150 Atascadero Ave. and 7205 Morro Rd.
APN 031-052-011 and 031-052-020
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
Email publicworks@atascadero.org for copies of the above City
templates
21. 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.
BP, GP CE
22. All stormwater management improvements to be owned or managed
by the funding mechanism required for such 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 in advance of Building Permit Issuance or
Lot Merger.
BP, GP CE
23. All basins must be shown to completely drain within 72 hours, to the
satisfaction of the City Engineer.
a. 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:
i. 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.
b. 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.
c. 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.
BP, GP CE
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Conditions of Approval
USE24-0086
MP Paso Mixed Use
7150 Atascadero Ave. and 7205 Morro Rd.
APN 031-052-011 and 031-052-020
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
d. 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.
e. Operational Requirements.
i. Water quality of inflow (both sediment and chemical
loading) may require pretreatment or separation
j. Maintenance plan, including provisions for vehicular
access and confined-space entry safety requirements,
where applicable
k. A safe overflow path shall be identified on the plan and
may require easements
f. 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.
24. 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.
BP, GP CE
25. All new and existing utilities (water, sewer, gas, electric, cable TV and
telephone) serving the Project shall be placed underground. Utilities shall
be designed in a manner to accommodate future extensions or connection
where feasible or required by the City.
BP, GP CE
26. 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.
BP, GP CE
27. The 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. 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. The applicant shall be
responsible for the relocation and/or alteration of existing utilities.
BP, GP CE
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Conditions of Approval
USE24-0086
MP Paso Mixed Use
7150 Atascadero Ave. and 7205 Morro Rd.
APN 031-052-011 and 031-052-020
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
28. Sewer capacity charges/fees will be applied to building permit at issuance.
The applicant shall pay sewer fees in effect at the time of Building Permit
issuance. 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.
BP, GP CE
29. The applicant shall monument all property corners for construction control
and shall promptly replace them if disturbed.
BP, GP CE
FIRE CONDITIONS
30. A Fire and site safety plan shall be submitted prior to approval of any
construction permits.
BP FD
31. The Building/Site Permit application shall provide a plan sheet showing
compliance with fire truck turning radii consistent with fire Standard F-7
and to the satisfaction of the City Fire Marshal.
BP FD
32. A standpipe will be required, including in the underground/covered
garage space.
BP FD
33. A Fire Hydrant shall be located within 100’ of the Fire Department
connection on the same side of the street.
BP FD
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Exhibit B: Project Plans
USE24-0014
See Following Sheets
26
27
28
29
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TOPOGRAPHIC MAP
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31
32
33
34
35
36
37
38
39
FIRST FLOOR
0"
SECOND FLOOR
13'-6"
THIRD FLOOR
24'-2"
FOURTH FLOOR
34'-10"
T.O. PARAPET
49'-8"
T.O. PLATE/ROOF
45'-6"
4'
-
2
"
10
'
-
8
"
10
'
-
8
"
10
'
-
8
"
13
'
-
6
"
50
'
-
0
"
RECESSED BALCONIES
W/ STEEL RAILING
BOARD & BATTEN FIBER
CEMENT SIDING
STANDING SEAM
METAL ROOF
AWNINGS ABOVE
BALCONIES
COVERED TRASH ENCLOSURE
W/ STEEL DOORS/GATES
DECORATIVE CORNICE
PUNCHED OPENINGS TO
COVERED PARKING
OPENING TO
PARKING
OPENING TO
PARKING
BRICK
DECORATIVE
CORNICE
GROUPED VINYL
WINDOWS
RECESSED BALCONIES WOOD WINDOW TRIM, TYPICAL
DECORATIVE
TRIM BAND
MIN. 2" WINDOW SILL
PROJECTION, TYPICAL
TRELLIS W/ VINES
ALUMINUM
STOREFRONT
SMOOTH
STUCCO
CONCRETE
WAINSCOT
AVG NATURAL GRADE
880.15' /
879.83'
4"SMOOTH STUCCO
FIRST FLOOR
0"
SECOND FLOOR
13'-6"
THIRD FLOOR
24'-2"
FOURTH FLOOR
34'-10"
T.O. PARAPET
49'-8"
T.O. PLATE/ROOF
45'-6"
4'
-
2
"
10
'
-
8
"
10
'
-
8
"
10
'
-
8
"
13
'
-
6
"
50
'
-
0
"
STOREFRONT SYSTEM TO
COMMERCIAL SPACE
WOOD SIDING ALONG WALKWAYCOMMERCIAL
SIGNAGE PEDESTRIAN WALKWAY
STEEL TRELLIS WITH STRING
LIGHTS ABOVE RESIDENTIAL
ROOFTOP DECK
BOARD & BATTEN
TRIM PANELS
BOARD & BATTEN
FIBER CEMENT SIDING
BRICK
DECORATIVE CORNICES,
TYPICAL
CORNICE
ABOVE BRICK
WOOD WINDOW TRIM, TYPICAL
MIN. 2" WINDOW SILL
PROJECTION, TYPICAL
PARAPET CAP
46'-6"
49'-8"
AVG NATURAL GRADE
879.83'
880.15' /
4"
10
'
M
I
N
.
11
'
-
6
"
9'
-
1
"
9'
-
1
"
9'
-
1
"
1. GRADES SHOWN ARE SCHEMATIC. SEE CIVIL PLANS.
2. ALL WINDOWS:
A. WINDOWS SHALL BE INSET A MINIMUM OF 2"
FROM FACE OF GLASS TO FACE OF TRIM.
B. WINDOW TRIM SHALL BE A MINIMUM OF 3 1/2"
WIDE BY 3/4" DEEP.
C. WINDOW SILLS SHALL PROJECT A MINIMUM OF
2" BEYOND THE BUILDING FACADE.
3. CORNICES SHALL BE PROVIDED ALONG THE ALONG
THE LENGTH OF THE BUILDING AND SHALL PROJECT
BETWEEN 1-8" BEYOND THE BUILDING FACE.
Date
Scale
Sheet
24x36:
11x17:
Project #
A5.0
MORRO ROAD
MIXED-USE 1" = 20'
A24051
BUILDING ELEVATIONSWEST ELEVATION (FACING MORRO RD)
SOUTH ELEVATION (PARKING ENTRY / SIDE)
1" = 20'-0"
1" = 20'-0"
GENERAL NOTES
40
FIRST FLOOR
0"
SECOND FLOOR
13'-6"
THIRD FLOOR
24'-2"
FOURTH FLOOR
34'-10"
T.O. PARAPET
49'-8"
T.O. PLATE/ROOF
45'-6"
13
'
-
6
"
10
'
-
8
"
10
'
-
8
"
10
'
-
8
"
4'
-
2
"
50
'
-
0
"
RECESSED BALCONIES
W/ STEEL RAILING
GROUPED VINYL
WINDOWSWOOD WINDOW TRIM, TYPICAL
MIN. 2" WINDOW SILL
PROJECTION, TYPICAL
ALUMINUM STOREFRONT SYSTEM
TO COMMERCIAL SPACE
STEEL TRELLIS WITH STRING
LIGHTS ABOVE RESIDENTIAL
ROOFTOP DECK
BOARD & BATTEN
TRIM PANELS
BOARD & BATTEN
FIBER CEMENT SIDING
BRICK
CORNICE ABOVE BRICKPUNCHED OPENINGS TO
COVERED PARKING
OPENING TO
PARKING
DECORATIVE
TRIM BAND
TRELLIS W/ VINES CONCRETE
WAINSCOT
OPENING TO
PARKING
BRICK
BOARD & BATTEN
FIBER CEMENT
SIDING
DECORATIVE
CORNICE 49'-4"46'-6"
49'-8"
AVG NATURAL GRADE
880.15' /
879.83'
4"
FIRST FLOOR
0"
SECOND FLOOR
13'-6"
THIRD FLOOR
24'-2"
FOURTH FLOOR
34'-10"
T.O. PARAPET
49'-8"
T.O. PLATE/ROOF
45'-6"
10
'
-
8
"
10
'
-
8
"
10
'
-
8
"
13
'
-
6
"
50
'
-
0
"
JULIETTE BALCONY
COVERED TRASH
ENCLOSURE
PUNCHED OPENINGS TO
COVERED PARKING
STEEL GUARDRAIL
BRICK
BOARD & BATTEN SIDING
STANDING SEAM METAL ROOF
CONCRETE WAINSCOT
SMOOTH STUCCO
CORNICE
AVG NATURAL GRADE
880.15' /
879.83'
4"
1. GRADES SHOWN ARE SCHEMATIC. SEE CIVIL PLANS.
2. ALL WINDOWS:
A. WINDOWS SHALL BE INSET A MINIMUM OF 2"
FROM FACE OF GLASS TO FACE OF TRIM.
B. WINDOW TRIM SHALL BE A MINIMUM OF 3 1/2"
WIDE BY 3/4" DEEP.
C. WINDOW SILLS SHALL PROJECT A MINIMUM OF
2" BEYOND THE BUILDING FACADE.
3. CORNICES SHALL BE PROVIDED ALONG THE ALONG
THE LENGTH OF THE BUILDING AND SHALL PROJECT
BETWEEN 1-8" BEYOND THE BUILDING FACE.
Date
Scale
Sheet
24x36:
11x17:
Project #
A5.1
MORRO ROAD
MIXED-USE
A24051
BUILDING ELEVATIONSEAST ELEVATION (FACING ATASCADERO AVE)
NORTH ELEVATION (SIDE)
1" = 20'-0"
1" = 20'-0"
GENERAL NOTES
41
F1
P1
P3
F1
S1
S2
P2
P1
DW2 DW1
W1
P3
Date
Scale
Sheet
24x36:
11x17:
Project #
CB1.0
MORRO ROAD
MIXED-USE
A24051
COLORS & MATERIALS
P1
PAINTED STUCCO
CEMENT PLASTER, SMOOTH FINISH
SHERWIN WILLIAMS
SW 7004 "SNOWBOUND"
WINDOWS
MILGARD, VINYL WINDOWS
TRINSIC "TAN"
LEGEND
S1
BRICK
HC MUDDOX
COMMERCIAL THIN BRICK
"MONTEREY BAY FLASH"
S2
CONCRETE WAINSCOT
CDI BASE
M376 "MONDERN" FINISH, GRAY
STANDING SEAM
METAL ROOF
AEP SPAN
"COOL MATTE BLACK"
COLORS & MATERIALS
P2
PAINTED STUCCO
CEMENT PLASTER, SMOOTH FINISH
SHERWIN WILLIAMS
SW 9128 "GREEN ONYX"
P3
METAL TRIM & ACCENTS
SHERWIN WILLIAMS
SW 9128 "IRON ORE"
F1
PAINTED BOARD & BATTEN SIDING
FIBER CEMENT, HARDIE PANELS
SHERWIN WILLIAMS
SW 9128 "IRON ORE"
W1
WOOD PANELS
TREPSA METEON
"ELEGANT OAK"
GENERAL NOTES
1. MATERIAL AND COLOR CHANGES SHALL ONLY
OCCUR AT INSIDE CORNERS.
2. ALL FLASHING, VENTS, OR OTHER EXPOSED
FIXTURES SHALL BE PAINTED TO MATCH ADJACENT
ROOF OR WALL MATERIAL.
3. ALL EXTERIOR LIGHTS SHALL BE DOWNWARDS-
FACING AND DARK SKY COMPLIANT.
DW1
WINDOWS
MILGARD, VINYL WINDOWS
TRINSIC "BRONZE"
DW2
42
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
W
W
W
W
W
W
W
W
W
W
G
G
G
G
G
G
G
G
G
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
TE
L
ET
C
ET
C
ET
C
ET
C
ET
C
ET
C
W
W
W
W
W
W
W
W
W
W
W
W
XXXXXXX
X
X
X
SD
SD
SD
SD
SD
SD SD
SD
SD
SD
SD SD SD SD SD SD SD SD SDSDSD
E
T
C
E
T
C
E
T
C
ETC
S
D
SD
S
D
8
7
9
88
0
8
8
0
87
6
87
7
87
8
87
9
8
7
7
8
7
7
87
7
8
7
8
87
8
8
7
8
8
7
9
8
7
6
876
877
877
878
881
8
7
8
8
7
8
8
7
5
879
880
87
9
88
0
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
W
W
W
W
W
W
W
W
W
W
SS SS SS SS SS SS SS
SS
SS
SS
SS
E E E E E E E E E
SD
SD
SD
SD
SD
W W W W W W W
W
W
W
W
1
.
8
6
%
4.8
4
%
(879.60 FS)
(879.97 FS)
(879.22 FS)
(880.12 FS)
(874.7 FL)
878.97 TW
878.47 FS
(879.8 FG)
878.38 FS
879.50 FS
(881.09 FS)(880.81 FS)
(877.3 FG)
(876.8 FG)
(877.3 FG)
879.08 FS
(878.0 FG)(876.4 FG)
(878.29 FS)
(875.2 FG)
(877.71 TG)
(874.80 INV)
(879.79 FS)
(880.08 FS)
880.00 FS
880.80 FS
1.
9
3
%
1.
1
4
%
879.22 FS
88
0
880
0
.
9
3
%
0.71%
88
0
879
881
(878.08 FS)
(877.78 FS)
(875.6 FL)
878.57 FS
1S
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1229 CARMEL STREET
SAN LUIS OBISPO, CA 93401
805.545.0010
C I V I L S T R U C T U R A L
WWW.ASHLEYVANCE.COM
ENGINEER OF RECORD:
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HORIZONTAL SCALE: 1" = 20'
DIAL TOLL FREE
811 OR
(1-800-422-4133)
AT LEAST TWO DAYS
BEFORE YOU DIG
UNDERGROUND SERVICE ALERT
AV JOB.: 240189
DATE: 11/13/2024
SITE PLAN
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(E) TREE TO
TO REMAIN
(E) TREE
TO REMAIN
(E) TREE TO REMAIN
MATCH (E) SIDEWALK GRADES
(E) CATCH BASIN
TO REMAIN
SITE UTILITY NOTES
INSTALL DOMESTIC WATER LINE AND FIREWATER LINE, TIE-IN TO EXISTING WATER MAIN IN
ATASCADERO AVENUE
INSTALL SEWER LINE, TIE IN TO EXISTING SEWER MAIN IN ATASCADERO AVENUE
INSTALL ELECTRICAL SERVICE LINE, TIE-IN TO EXISTING UTILITY POLE NEAR ATASCADERO
AVENUE
W1
SS1
E1
W1SS1
E1
SITE CONSTRUCTION NOTES:
ASPHALT DRIVEWAY
ADA PARKING STALL AND AND LOADING ZONE
CONCRETE WALKWAY
PERMEABLE PAVER PARKING STALLS
CONCRETE RETAINING WALL
TRASH ENCLOSURE
CURB CUT
1
2
3
4
5
6
7
1
3
3
3
3
1
4
4
4
5
MATCH (E) GRADES AT
7225 MORRO RD.
STORMWATER CONSTRUCTION NOTES
PROPOSED UNDERGROUND STORMWATER RETENTION SYSTEM
PROPOSED BIORETENTION PLANTER AREA
PROPOSED CULVERT
SD1
SD2
SD3
(E) UTILITY
POLE TO
REMAIN
SD3
(E) 36" SQUASH
CMP OUTLET
MATCH (E) GRADES AT
MORRO RD. SIDEWALK
MATCH (E) GRADES AT
MORRO RD. SIDEWALK
6
SD1
3
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
2
2
(E) TREE TO REMAIN
(E) TREE TO REMAIN
(E) TREE TO REMAIN
(E) TREE TO REMAIN
(E) FRONTAGE IMPROVEMENTS
ON MORRO RD TO REMAIN
MATCH (E) GRADES AT
MORRO RD. SIDEWALK
(E) SEWER MAIN
(E) WATER MAIN
(E) GAS MAIN
(E) OVERHEAD
POWER TO BE UNDERGROUNDED
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(E) WALL TO REMAIN (E) WALL TO REMAIN
RIGHT OF WAY CONSTRUCTION NOTES:
CONCRETE DRIVEWAY ENTRANCE PER CITY OF ATASCADERO STANDARDS
CONCRETE SIDEWALK PER CITY OF ATASCADERO STANDARDS
CONCRETE CURB AND GUTTER PER CITY OF ATASCADERO STANDARDS
SAWCUT AND ASPHALT REPLACEMENT
SITE DISTANCE PER CITY OF ATASCADERO DRAWING NO. 414
1
2
3
4
5
1
2
3
SD2
7
4
EXISTING PROPERTY
LINE TO BE ELIMINATED
5
5
(E) FIRE HYDRANT
43
44
12/17/2024 | Item 2 | Staff Report
EXHIBIT C: Notice of Exemption
USE24-0086
CITY OF ATASCADERO
NOTICE OF EXEMPTION
6500 Palma Avenue Atascadero, CA 93422 805.461.5000
Date Received Stamp
TO: Clerk-Recorder Office
County of San Luis Obispo
1055 Monterey Street Suite D120
San Luis Obispo, CA 93408
Office of Planning and Research
P.O. Box 3044, Room 113
Sacramento, CA 95812-3044
FROM: City of Atascadero
Community Development Department
6500 Palma Avenue
Atascadero, CA 93422
SUBJECT: Filing of Notice of Exemption in Compliance with Sections 15062 and 21152 of the Public
Resources Code
Project Title: USE24-0014, MP Paso Mixed Use
Project Applicant: MP PASO, LLC, 284 Higuera Street, San Luis Obispo, CA 93401
clint@madonnaproperties.com; (805) 543-0300
Project Location: 7150 Atascadero Ave. and 7205 Morro Road, Atascadero, CA 93422
APN 031-052-011 and 031-052-020
Project Description: Lot Merger and Conditional Use Permit allowing a mixed-use development with 4,500
SF of ground floor commercial shell area and 46 upper story dwelling units on an 0.93-ac site zoned
Commercial Retail and Commercial Professional within Planned Development Overlay Zone #3 (CR/CP(PD3))
located at 7150 Atascadero Ave. and 7205 Morro Road, Atascadero CA, 93422 (APNs 031-052-011 and 031-
052-020). The proposed four-story building will have maximum height of approximately 50’. Vehicular access
to the site would be via an existing shared driveway through Moresco Plaza (APN 031-052-045, & -46) and
new access driveway along Atascadero Road. A parking medication is proposed to allow total of 56 parking
spaces and reduced landscaped buffer from Atascadero Ave. The two underlying properties shall be merged
as part of this project.
45
CITY OF ATASCADERO
NOTICE OF EXEMPTION
Page 2 of 3
Page 2 of 3
Name of Public Agency Approving Project: City of Atascadero
Name of Person or Agency Carrying Out Project: MP PASO, LLC
Exempt Status:
Ministerial (Sec. 15268); General Rule Exemption (Sec. 15061. c);
Declared Emergency (Sec. 15269(a)); Categorically Exempt (Sec. 15301 - 15333);
Emergency Project (Sec. 15269(b)(c)); Statutory Exemption (Sec. 15261 - 15285)
Reasons why the project is exempt: The Project qualifies for a Class 32 categorical exemption because it is
consistent with description of infill development and meets the conditions outlined in in Section 150332 of the
CEQA Guidelines. The referenced conditions are listed below followed by a brief discussion.
a. The project is consistent with the applicable general plan designation and all applicable general plan
policies as well as with applicable zoning designation and regulations.
Discussion: The Project is consistent with all applicable General Plan goals and policies. The project
site has a GC land use designation and is zoned CP / CR (PD03). Mixed Use development is an allowed
use in the CP / CR (PD03) zoning district, subject to approval of a Conditional Use Permit. Furthermore,
the project is designed to ensure compatibility with adjacent commercial and residential uses.
Concessions, waivers, and modifications are included in the scope consistent with the allowances of
the Atascadero Municipal Code and State Density Bonus Law.
b. The proposed development occurs within city limits on a project site of no more than five acres
substantially surrounded by urban uses.
Discussion: The project site is a 0.93-acre lot within City limits that will and is surrounded by urban
uses, including a commercial park, residential development, and Highway 41.
c. The project site has no value as habitat for endangered, rare, or threatened species.
Discussion: The Project will be developed site with minimal apparent habitat value. Based on the City’s
Geoinformation System and available online data, the property is not listed as habitat for endangered,
rare, or threatened species.
d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality,
or water quality.
Discussion: No foreseeable significant effects are expected to occur related traffic, noise, air quality,
or water quality. The property is located on one of the City’s major commercial corridors where
continued development of intensive commercial land uses has been anticipated and analyzed under
the Atascadero General Plan. The project is consistent with the General Plan. Any effects relative to
traffic, noise, air quality, or water quality would have been previously analyzed and accounted for
though general plan policies or associated development standards of the Atascadero Municipal code.
The project will be required to comply with all prerequisites design and construction standards
including access, erosion and sedimentation control, dust control, and stormwater control, as well as
City exterior noise limitations.
e. The site can be adequately served by all required utilities and public services.
Discussion: The project site is surrounded by similar uses and has sufficient access to utility
infrastructure to ensure service by Atascadero Mutual Water Company, City sewer, PG&E, the Gas
Company, and local emergency services. The extension of required utilities and associated
46
CITY OF ATASCADERO
NOTICE OF EXEMPTION
Page 3 of 3
Page 3 of 3
infrastructure is expected to be feasible based on the preliminary plans included in the approval of the
project.
Lead Agency Contact Person: Erick Gomez, Planner
(805) 470-3436
egomez@atascadero.org
Date Exemption Accepted: 12/17/2024 _________________________
47
CITY OF ATASCADERO
PLANNING COMMISSION STAFF REPORT
TO: Phil Dunsmore, Community Development Director
FROM: Kelly Gleason, Planning Manager
PREPARED BY: Erick Gomez, Associate Planner
SUBJECT: Del Rio Ranch (DEV24-0044)
RECOMMENDATION:
Planning Commission:
1. Draft PC Resolutfon A recommending that the City Council approve a General Plan
Amendment, Zoning Map Amendment, an amendments to the Del Rio Road Commercial
Area Specific Plan associated with the Del Rio Ranch Project;
2. Draft PC Resolutfon B recommending that the City Council approve a Conditfonal Use
Permit for a Master Plan of Development for the Del Rio Ranch project, subject to findings
and conditfons of approval.
PROJECT SUMMARY:
The proposed Del Rio Ranch project is a master planned tourist, entertainment, and commercial
focused development that incorporates RV lodging, glamping sites, a small outdoor event venue,
and a commercial/entertainment center on a 26-acre site within the Del Rio Road Commercial
Area Specific Plan. Entftlements requested include:
1) General Plan Amendment and Zone map change to eliminate the High Density Residentfal
(HDR) designatfon on the eastern portfon of the site and amending the Housing Element
to remove this property from the Vacant Land Inventory table.
2) Amendments to the Del Rio Road Commercial Area Specific Plan (DRRCASP) to
accommodate the proposed development.
3) Establishment of a Master Plan of Development and approval of a Conditfonal Use Permit
to allow for the proposed uses.
DISCUSSION:
BACKGROUND
The Del Rio Specific Plan was originally approved in 2012 and was subsequently amended in 2020.
This amendment broadened the list of allowable uses on site and allowed for the site to be
planned without a large-scale retailer. Per the current Specific Plan requirements, RV uses are
limited to 20% (5.7 acres) of the project site with an additfonal 1.8 acres allowed to accommodate
Item: 3
Department: Community
Development
Date: 12/17/2024
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12/17/24 | Item 3 | Staff Report
related permanent cabins and glamping uses. Requirements also include screening from El
Camino Real and integratfon into a full-site Master Plan of Development that includes other visitor
serving uses.
In 2021, the Council reviewed and approved a development concept that included the following
land uses (see Attachment 3 for previous site plan):
• 3.6 acres of multf-family residentfal acreage adjacent to Rio Rita Rd
• A tourist-serving resort including 4.25 acres of RV sites, 1.8 additfonal acres of glamping
areas, and a 100-room hotel
• An amphitheater designed to accommodate performing arts, community events and small
music venues with seatfng capacity for 300
• A 15,000 square-foot conference center
• A 30,000 square-foot entertainment center
• 24,000 square feet of mixed-use buildings
• A parking garage
On May 28, 2024, Council reviewed a revised development proposal focused on resort uses and
authorized the applicant team to proceed with the current applicatfon. The revised concept does
not include multf-family residentfal, nor does it include a conference center or mixed-use
buildings. Instead, the concept focuses on tourism and lodging uses, with RV parking sites and
complementary improvements. On July 11, 2024, the Design review Committee endorsed the
Del Rio Commercial Area Specific Plan w/ (P) Project at South-East Project Site Highlighted
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project design with a few minor changes that have been incorporated into the current plans and
conditfons of approval.
ANALYSIS:
The proposed development provides for a commercial, tourist, and RV resort development on
the vacant approximately 26-acre South-East Project Site of the Del Rio Specific Plan area. The
Project includes:
• Approximately 22,000 SF of ground floor commercial area with an upper story, 18-unit
hotel
• An outdoor event venue and stormwater basin located adjacent to the El Camino Real
frontage.
• A high-end, outdoor lodging resort with 98 Recreatfonal Vehicle spaces and 70 glamping
sites (cabanas/cabins/airstreams)
• Site amenitfes such as a club house, 2 pools, spa buildings, incidental retail uses, and
structures related to the resort operatfon (storage, check in area, vehicle repair, etc.).
A new public road will connect El Camino Real to residentfal propertfes outside of this project
boundary to the south, which are planned to be rezoned to multf-family with the General Plan
Update. Access to the property will be via this new public road and two private driveways along
Del Rio Road. The private resort road serving the larger RV sites is designed as a one -way road,
exitfng onto Del Rio Road in alignment with Obispo Road. Landscape improvements will be
installed throughout the site and as required by code with additfonal landscaping provided along
the El Camino Real, Del Rio Rd., and new public road frontages. A total of 233 on-site parking
spaces will be provided for the development.
SITE DESIGN AND AESTHETICS
The applicant is proposing a Tuscan Mediterranean theme for the project with more
contemporary and uniquely stylized design themes for each glamping area. Materials for the main
buildings include white and colored stucco, tfle roofs, and natural stone building accents and
paving materials. The multf-story commercial buildings at the intersectfon of Del Rio Road and El
Camino Real are intended to create a sense of place with public oriented uses at the prominent
corner. The design theme lends itself to multfple outdoor spaces with landscaping and gathering
spaces that take advantage of Atascadero’s weather and views. Some contemporary elements are
expected in the main commercial area to provide flexible use of tenant spaces, such as roll up
glazed doors.
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The project site has frontage on Del Rio Road, El Camino Real, and Rio Rita Road (private street).
Decoratfve walls are proposed around the RV spaces adjacent to Del Rio Road and along El Camino
Real adjacent to the event lawn. The walls include dimensional arches and accent materials with
a landscape buffer between the sidewalk and wall to soften the edges and view from the adjacent
streets. There are no walls, other than retaining walls, adjacent to the commercial buildings at
the intersectfon to allow these areas to be visible and create interest and connectfon to the public
portfon of the site. A landscaped drainage basin and terraced walls are proposed to enhance the
aesthetfcs at the corner of the project site while accommodatfng the change in grade.
Rendering: El Camino Real- Del Rio Road Intersection Frontage
Commercial
Corner
Resort and
Glamping Area
Event Lawn
RV check-
in and
support
area
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12/17/24 | Item 3 | Staff Report
Commercial Corner
The commercial corner includes two (2) main buildings framing a central outdoor plaza space.
Restaurants and entertainment uses are envisioned for these spaces with ample area for outdoor
seatfng. As proposed, the commercial pad will be approximately 10-feet above the sidewalk at
the El Camino Real/Del Rio Road intersectfon to allow for greater on-site accessibility and
accommodate site drainage requirements. The adjacent parking area is proposed to be DG to
allow for a flexible use space where expanded events can be held.
The corner commercial buildings include a total of 18 second and third story hotel units. The
applicant is requestfng that all the rental units be allowed to have full kitchens. The AMC allows
a hotel to have kitchens in 100% of the units if certain findings can be made. The provision of a
full kitchen amenitfes for the hotel are reasonable project’s scope and locatfon, as well as the
existfng and antfcipated surrounding uses. Deed restrictfons related to requirements for short-
term rental are included as a conditfon of approval. The Findings for approval of the exceptfon
are included in Draft Resolutfon B.
The Del Rio Specific Plan limits building heights to 35’ with non-occupied architectural projectfons
allowed up to 45’. The corner commercial buildings propose a maximum height of 52’. The
buildings’ proposed height would not create conflicts with any adjacent uses and provides a
greater sense of presence at a major commercial node. Findings for approval of a height
modificatfon are included in the attached draft resolutfon.
RV and Glamping Resort Area
The high-end nature of the resort requires that the RV spaces and glamping sites be designed
with added buffering to adjacent spaces as well as utflitfes and private amenitfes. Each site
includes at least one shade tree; however, some trees may be limited in size to ensure adequate
access into the site. Premium RV sites include a BBQ with larger sites accommodatfng fire pits.
Glamping sites will include similar amenitfes with the additfon of hot tubs for some premium
sites. All RV spaces will be outiitted with full utflity hook-ups (electric, sewer, and water).
Several resort amenitfes are included in the overall plan including a paseo that can host a spa, ice
cream shop, and other resort service and retail focused uses. A clubhouse with two pools is
incorporated that include cabanas and food and drink service areas. An event room is located at
the south-east corner of the site that could allow for private events. Golf cart and pedestrian
pathways link the amenity locatfons with the individual units and RV spaces.
A check-in and RV support area is also included to serve the resort patrons as well as provide an
area to service golf carts and resort vehicles. It should be noted that the buildings in this area, as
well as one of the glamping areas, would encroach into the previously established 30’ setback
required by the Specific Plan between commercial and residentfal uses. This applicatfon includes
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12/17/24 | Item 3 | Staff Report
amendments to the Specific Plan that would reduce the setback to 20’. Staff believes this reduced
setback is acceptable with conditfons imposed the Master Plan of Development requiring
installatfon of landscaping the setback area along the southern property sufficient to screen the
uses and prohibitfng commercial car wash facilitfes. The RV check-in and support area is also
adjacent to a driveway on the multf-family residentfal property to the south, creatfng a buffer
between residentfal units and the proposed commercial buildings.
Event Lawn
The Project includes a small event lawn that doubles as the main drainage basin. A stage is
proposed near the southwest corner that would allow for small concerts and performances. Areas
surrounding the lawn could allow for food trucks or pop -up booths. As the event lawn is located
along El Camino Real and the site is surrounded by a screening wall, it is not antfcipated that
amplified sound will negatfvely impact residentfal areas to the north and east of Del Rio Road or
south of the project site. A conditfon is included that limits amplified noise to the hours between
9AM-10PM and requires an event permit for any events proposed in parking areas to ensure
traffic control and adequate on or off-site parking are in place to reduce neighborhood and resort
impacts.
Signage
The project includes entry three monument signs, one (1) at the El Camino Real/Del Rio Rd.
intersectfon and two (2) located at adjacent to the main driveways from El Camino Real and Del
Rio Road. The signs are consistent with the overall mediterranean theme utflizing a combinatfon
of stucco, decoratfve concrete, and stone with metal lettering. No specific tenants are identffied
for the commercial area at this tfme, but signage concepts provided in the plans are consistent
with the allowances of the Del Rio Specific Plan.
Two 20’ tall entry kiosks towers are also proposed within the medians of the project’s primary
entry driveways. Based on conditfons of approval related to driveway alignments and emergency
access, these locatfons are not likely to remain. However, internal wayfinding signage at key
intersectfons are proposed to help with on-site access and navigatfon and the applicant may apply
for additfonal site identfficatfon signage at a later date once the site access plan is finalized.
Traffic, Parking, and Circulation
The Del Rio Road Specific Plan incorporated mitfgatfon measures for traffic based on antfcipated
uses. The latest addendum to the EIR was based on the previous iteratfon of this project and
planned surrounding uses including the Marketplace, Home 2 Suites hotel, Taco Bell, and Barrel
Creek. Based on an updated traffic analysis, the proposed project will result in less peak hour trips
that previously identffied, therefore, the project is consistent with the previously certffied Specific
Plan EIR. The project will need to contribute its fair share toward public improvements as outlined
in the existfng mitfgatfon measures.
Parking is distributed throughout the site to ensure that each use has adequate adjacent parking.
Each glamping site will have a minimum of 1 space per unit with additfonal spaces provided for
guest parking. Per the Municipal Code, a total of 233 parking spaces (non-RV) are required for the
project. This includes allowances for a 10% reductfon based on provision of bicycle parking and
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12/17/24 | Item 3 | Staff Report
motorcycle parking. A total of 247 off-street parking space are provided, exceeding the parking
requirement by 14 spaces.
A new public road will be constructed and dedicated to the City aligning with the southernmost
entry to the Mission Oaks shopping center and connectfng to residentfal propertfes south of the
project site. This road was envisioned and addressed in the Specific Plan and will be accepted for
access and maintenance once the road is extended to the south to serve new residentfal
development. Standard frontage improvements including widening, curb, gutter, and sidewalk
are required along El Camino real and Del Rio Road. The required widening along El Camino Real
is narrower than the adopted plan line setback as traffic volumes do not warrant full widening at
this tfme. The applicant is required to dedicate frontage up to the full extent of the adopted plan
line setback to allow for any future widening.
The applicant is considering adding gates to the private roads serving the resort areas to enhance
privacy and security and minimize cut through traffic. A conditfon is included to ensure that gates
do not impede access to the lower commercial portfon of the site or impede access on the public
road and be high quality design consistent with the overall project design theme.
PHASING
There is no phasing formally proposed by the applicant. However, the City has an interest in
ensuring that certain improvements and amenitfes are provided on -site if the constructfon
process results in some uses being completed prior to others. A conditfon has been added to
ensure that the clubhouse, at least one of the pools, the new public road, all main internal access
roads, and all frontage improvements be completed prior to occupancy of the RV Sites and
Glamping areas. This ensures that the applicant meets the intent of developing a high-end resort
and ensures adequate emergency access and traffic safety.
GENERAL PLAN AND ZONING AMENDMENTS
The project, as proposed, requires a General Plan Amendment and Zoning Map change to
eliminate the existfng multf-family designatfon on the eastern portfon of the project site. This
change would allow the entfrety of the site to be utflized for commercial uses without a residentfal
component.
The General Plan’s Housing Element lists this specific project site within the vacant land inventory
as a potentfal site that could accommodate identffied Regional Housing Needs Allocatfon (RHNA)
units at the low-income level. The loss of these units will not result in a net loss because the
upcoming comprehensive General Plan Update will result in increased residentfal densitfes City-
wide and creatfon of sufficient housing opportunitfes to meet RHNA requirements. The General
Plan Update is schedule for adoptfon within the 180-day tfmeline after approval of this project as
required by State law. The Findings associated with the removal of this site from the inventory
are included in the attached resolutfon.
SPECIFIC PLAN AMENDMENT
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12/17/24 | Item 3 | Staff Report
The Specific Plan is proposed to be amended to allow the proposed master plan of development,
and specifically to make the following changes:
• Revise the document for consistency with the proposed GC land use designatfon, CR
zoning, and commercial-resort development.
• Remove language limitfng a Recreatfon Vehicle Park to a maximum of 20% of the project
site.
• Reduce the setback required adjacent to residentfal zoned propertfes from 30’ to 20’.
Additfonal text changes are proposed to remove inapplicable language and exhibits associated
with previous project proposals for the site and the multffamily residentfal area.
CONCLUSION
• The proposal meets the City Council’s objectfves for the amendments to the Specific Plan
• The project will complement the region and supply Atascadero with the first significant
“glamping”, lodging, and RV short term stay locatfon.
• The applicant proposes a master planned tourist, entertainment, and commercial focused
development that incorporates 98 RV sites, 70 glamping sites, a small outdoor event
venue, and 22,000 SF commercial/entertainment center with 18-upper story hotel units
on a vacant 26-acre site. The Project is the final vacant site within the Del Rio Road Specific
Plan.
• The Project utflizes a Tuscan Mediterranean theme for the proposed buildings with
glamping areas having individualized themes to achieve the desired atmosphere for the
different uses. Development includes the provision of a new public road extending from
El Camino real and a private road and pedestrian path network to ensure efficient and
safe access to all areas of the site.
• The associated changes the General Plan, Zoning Map, and DRCASP are required for
consistency with the proposed master plan of development.
ENVIRONMENTAL DETERMINATION
An EIR was prepared and certified for the Del Rio Road Specific Plan in 2012. Two addendums
were completed and approved, the most recent in 2019 with the Del Rio Road Commercial Area
Specific Plan update and revised plan-line setback. The applicants have provided a supplemental
traffic analysis to demonstrate that traffic volumes are within those anticipated by the Specific
Plan and the associated certified EIR with the implementation of mitigation measures. The
project, as conditioned, is consistent with the previously certified EIR and subsequent
addendums.
ALTERNATIVES:
1. The Planning Commission may include modifications to the project and/or
conditions of approval for the project. Any proposed modifications including
conditions of approval, should be clearly re-stated in any vote on any of the
attached resolutions.
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2. The Planning Commission may determine that more information is needed on
some aspect of the project and may refer the item back to the applicant and Staff
to develop the additional information. The Commission should clearly state the
type of information that is required. A motion, and approval of that motion, is
required to continue the item to a future date.
3. The Planning Commission may deny the project. The Commission must specify
what findings cannot be made, and provide a brief oral statement, based on the
Staff Report, oral testimony, site visit, correspondence, or any other rational
introduced and deliberated by the Planning Commission.
REVIEWED BY OTHERS:
This item has been reviewed by the Community Development Director, Public Works Director, and
Fire Marshal.
REVIEWED AND APPROVED FOR COUNCIL AGENDA
Kelly Gleason, Planning Manager
ATTACHMENT(S):
1. Draft Resolutfon A
a. General Plan Land Use Amendment Diagram
b. Amended General Plan Housing Element
c. Zoning Map Amendment Diagram
d. Amended Del Rio Commercial Area Specific Plan
2. Draft Resolutfon B
a. Conditfons of Approval
b. Project Plans
3. EIR Addendum
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ATTACHMENT 1: DRAFT RESOLUTION A
DEV24-0044
RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ATASCADERO,
CALIFORNIA, RECOMMENDING THE CITY
COUNCIL APPROVE GENERAL PLAN
AMENDMENTS, ZONING MAP AMENDMENT,
AND AMENDMENTS TO THE DEL RIO ROAD
COMMERCIAL AREA SPECIFIC PLAN
Del Rio Ranch
4999, 5505, 5701, 5703, & 5705 Del Rio Road, and
2005, 2055, 2115, 2205, 2325, 2375, & 2405 El Camino
Real
APNs 049-112-002, 049-112-018, 049-112-019, 049-
112-022, 049-112-036, 049-112-040, 049-151-005, 049-
151-036, 049-151-037, 049-151-040, and 049-151-041
Del Rio Road Commercial Area Specific Plan South-
East Project Site
WHEREAS, an application has been received from Jennifer Kim (6900 El Camino Real,
Atascadero, CA 93454), Applicant and Owner, to consider a General Plan Amendment, Zoning
Map Amendment and Specific Plan Amendment for development of the South-East Project Site
Del Rio Road Commercial Area Specific Plan (hereinafter, the “Project”); and,
WHEREAS, the site’s current General Plan Land Use Designation is High Density
Residential (HDR) and General Commercial (GC); and
WHEREAS, the site is listed on Vacant Site Inventory of the General Plan Housing
Element and contributes to the City’s compliance with its Regional Housing Needs Allocation;
and
WHEREAS, the site’s current Zoning Designation is Residential Multi-Family (RMF-24)
and Commercial Retail (CR) with a Specific Plan #2 (SP2) Overlay; and
WHEREAS, an application for Conditional Use Permit and a Master Plan of Development
has been submitted for concurrent consideration of three conditionally allowed uses, outdoor
amplified sound, and a height exception which require: 1) a change in the General Plan land use
designation of the site to be entirely designated GC; 2) a rezone to Commercial Retail (CR); and
3) text modifications to the Del Rio Commercial Area Specific Plan (DRCASP); and
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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 Project held by the
Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary,
was admitted on behalf of the Project; and
NOW, THEREFORE, BE IT RESOLVED, the Planning Commission of the City of
Atascadero takes the following actions:
SECTION 1. Recitals: The above recitals are true and correct.
SECTION 2. Public Hearing. The Planning Commission of the City of Atascadero, at a Public
Hearing held on December 12, 2024, and considered testimony and reports from staff, the
applicants, and the public.
SECTION 3. Facts and Findings. The Planning Commission makes the following findings,
determinations and approvals with respect to the project approvals:
A. Findings for approval of a General Plan Amendment
1. FINDING: The proposed amendment is in the public interest.
FACT: The proposed map amendment designates the entire project site as General
Commercial. The previous plan designated a portion of the property along the eastern
boundary of for High Density Residential. The removal of the High Density Residential
Designation zoned portion of the site will facilitate development of the site and
concentrate commercial uses along the El Camino Real-Del Rio Road intersection,
consistent with commercial development pattern in this area.
2. 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 Project will result in the removal of a High Density Residential designation
of a small portion of the project site. The change supports a transition from residential
to commercial land uses as supported by the General Plan, and already being
considered for inclusion in future updates of the General Plan. The proposed
development shall be consistent with all applicable section of the General Plan
including the Land Use, Open Space, and Conservation Element, and Circulation
Element.
3. FINDING: The proposed amendment is compatible with existing development,
neighborhoods, and the environment.
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FACT: The project site is located with the DRCASP which envisions commercial uses
and has allowed for the current development pattern observed on vicinity, including a
hotel at DRCASP annex site and mixed-use commercial development and the
DRCASP northern project site. The inclusion of multi-family zoning designation was
a component of previous iterations but not a use required by the DRCASP.
Environmental disturbances are consistent with what has been previously analyzed for
the properties will continue to be mitigated to the greatest extent feasible by the
implementation of the adopted mitigation measures for the DRCASP.
4. FINDING: The proposed map amendment will not create any new significant and
unavoidable impacts to traffic, infrastructure, or public services.
FACT: The project will not create any new significant environmental impacts. All
anticipated impacts are adequately analyzed by the certified DRCASP EIR and
mitigated to the greatest extent feasible. An Addendum to the certified DRCASP FEIR
is included in the attachments to these resolutions and incorporated herein by reference.
5. FINDING: The proposed amendment is consistent with the adopted EIR and mitigation
monitoring program.
FACT: The proposed map amendment to modify the residential zoning for the Del Rio
Ranch project is consistent with the General Plan EIR and subsequent EIR prepared for
the del Rio Road Commercial Area Specific Plan. .
B. No Net Loss Findings
6. FINDING: The reduction is consistent with the adopted general plan, including the
housing element.
FACT: The Del Rio Commercial Area Specific Plan is envisioned to be developed
with primarily commercial uses. The Project will comply will all provisions of the
General Plan Element as amended, including the redesignation of the High-Density
Residential areas to General Commercial.
7. FINDING: The remaining sites identified in the housing element are adequate to meet
the requirements of Gov. Code Section 65583.2 and to accommodate the jurisdiction’s
share of the regional housing need pursuant to Gov. Code Section 65584.
FACT: State law allows for the reduction residential density needed to meet local
housing requirements provided that new or additional sites are identified and
incorporated into the jurisdiction’s associated housing inventory within 180 days of
the reduction. The City’s comprehensive General Plan is anticipated to be adopted
within 180-days of approval of this project. The General Plan Update will provide
additional housing density throughout the City that will allow for compliance with
regional housing need allocations without dependence on the Project site.
C. Findings for approval of a Zone Map and Specific Plan Zone Amendment
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8. FINDING: The Planning and Zoning Text and Map Change is consistent with General
Plan policies and all other applicable ordinances and policies of the City.
FACT: The Project includes changes a General Plan Amendment to remove the
existing High Density Residential designation and create a cohesive Project Site that is
fully designated for Commercial Use. The Zoning Map amendment and Specific Plan
Amendments shall ensure vertical consistency with project site zoning and associated
development standards.
9. FINDING: This Amendment of the Zoning Ordinance and Map will provide for the
orderly and efficient use of lands where such development standards are applicable.
FACT: The amendments will accommodate the development of the site as an RV
Resort as depicted on the Project plans. The Project is consistent with all applicable
development standards of the Atascadero Municipal Code and the DRCASP, as
amended. Consistency with city adopted engineering, fire protection, and building code
standards shall be verified upon submittal of construction permit application(s).
10. FINDING: The Text and Map Change will not, in itself, result in significant
environmental impacts.
FACT: The amendments will not create any new significant environmental impacts.
All anticipated impacts are adequately analyzed by the certified DRCASP EIR and
mitigated to the greatest extent feasible. An Addendum to the certified DRCASP FEIR
is included in the attachments to these resolutions and incorporated herein by reference.
SECTION 4. CEQA. An Addendum to the previously certified DRCASP FEIR been prepared
for the Project pursuant to 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.) Sections 15162 and 15164.
SECTION 5. Recommendation for Approval. The Planning Commission of the City of
Atascadero, in a regular session assembled on December 17, 2024, resolved to recommend the
City Council approve the Project consistent with the following:
EXHIBIT A: General Plan Land Use Amendment Diagram
EXHIBIT B: Amended General Plan Housing Element
EXHIBIT C: Zoning Map Amendment Diagram
EXHIBIT D: Amended Del Rio Commercial Area Specific Plan
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BE IT FURTHER RESOLVED, that a copy of this Resolution be delivered forthwith by
the Planning Commission Secretary to the City Council of the City of Atascadero.
On motion by Commissioner ____________, and seconded by Commissioner __________, the
foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES: ()
NOES: ()
ABSENT: ()
ABSTAINED: ()
ADOPTED:
CITY OF ATASCADERO, CA
__________________________________
Tori Keen
Planning Commission Chairperson
ATTEST:
___________________________________
Phil Dunsmore
Planning Commission Secretary
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EXHIBIT : General Plan Land Use Amendment Diagram
DEV24-0044
Proposed Land Use Map
Existing Land Use Map
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EXHIBIT B: AMMENDED GENERAL PLAN HOUSING ELEMENT
DEV24-0044
TO BE PROVIDED AT A LATER ATE
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EXHIBIT C: Zoning Map Amendment Diagram
DEV24-0044
Proposed Zoning Map
Existing Zoning Map Map
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civil engineers ♦ land surveyors ♦ land planners
EXHIBIT D: Amended Del Rio Road Specific Plan
DEV24-0044
CITY OF ATASCADERO
March 2012
1998 Santa Barbara Street, Suite 200
San Luis Obispo, CA 93401
Adopted July 2012
Amended October 2020
Amended July 2021
Amended December 2024
65
- INTENTIONALLY LEFT BLANK -
66
civil engineers ♦ land surveyors ♦ land planners
CITY OF ATASCADERO
DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
Prepared for:
The City of Atascadero
Prepared by:
eda – design professionals
1998 Santa Barbara Street, Suite 200
San Luis Obispo, CA 93401
(805) 549-8658
In Conjunction with:
Omni Design Group, Inc.
Perkowitz + Ruth Architects
Conceptual Design & Planning Company
67
ACKNOWLEDGEMENTS
FROM 2012
City Council
Bob Kelley, Mayor
Tom O’Malley, Mayor Pro Tem
Jerry Clay, Sr., Council Member
Roberta Fonzi, Council Member
Brian Sturtevant, Council Member
Planning Commission
Chuck Ward, Chairperson
Dennis Schmidt, Vice Chairperson
Christian Cooper, Commissioner
Len Colamarino, Commissioner
Beth Wingett, Commissioner
David Bentz, Commissioner
Mark Dariz, Commission
City Staff
Wade McKinney, City Manager
Warren Frace, Community Development Director
Russ Thompson, Director of Public Works
Brady Cherry, Community Services Director
Kurt Stone, Fire Chief
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TABLE OF CONTENTS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
i
I OVERVIEW
1.1 Purpose I-1
1.2 Legal Authority I-1
1.3 Project Location I-2
1.4 Project Description & Objectives I-2
1.5 Development Approval Components I-6
1.6 Relationship to General Plan & Zoning Ordinance I-7
1.7 California Environmental Quality Act (CEQA) Compliance I-7
II SETTING & EXISTING CONDITIONS
2.1 Existing Land Use Conditions II-1
2.1.1 Existing Land Use & Zoning Designations II-1
2.1.2 Surrounding Land Uses & Zoning Designations II-3
2.2 Existing Circulation II-4
2.2.1 Regional Circulation II-4
2.2.2 Local Circulation II-4
2.2.3 Public Transportation II-5
2.3 Existing Physical Conditions II-6
2.4 Existing Utilities II-7
III LAND USE PLAN
3.1 Land Uses III-1
3.1.1 General Commercial (GC) III-1
3.1.2 High Density Residential (HDR) III-1
3.1.3 Single Family Residential (SFR-X) III-2
3.2 Land Use Policies III-2
3.2.1 South-East Project Site III-4
3.2.2 North End Project Site III-5
3.3 Circulation Policies III-6
3.3.1 Vehicle & Truck Access Policies III-6
3.3.2 Non-Vehicular & Public Transportation Access Policies III-7
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TABLE OF CONTENTS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
ii
3.4 Public Facilities Policies III-13
3.4.1 Water Policies III-13
3.4.2 Wastewater & Sewer Policies III-13
3.4.3 Storm Drainage Policies III-14
3.4.4 Electricity Policies III-15
3.4.5 Natural Gas Policies III-15
3.4.6 Communications Policies III-15
3.5 Grading Policies III-16
3.6 Community Facilities Policies III-16
IV DEVELOPMENT STANDARDS
4.1 Commercial Retail (CR) Development Standards IV-1
4.1.1 Permitted Uses IV-1
4.1.2 Property Development Standards IV-2
4.2 Residential Multiple Family (RMF-20) Development Standards IV-2
4.2.1 Permitted Uses IV-3
4.2.2 Property Development Standards IV-3
4.3 Residential Single Family (RSF-X) Development Standards IV-3
4.3.1 Permitted Uses IV-3
4.3.2 Property Development Standards IV-3
V DESIGN GUIDELINES
5.1 Commercial Retail (CR) Design Guidelines V-1
5.1.1 General Design Concepts V-1
5.1.2 Landscaping V-10
5.1.3 Parking & Parking Lot V-15
5.1.4 Lighting V-15
5.1.5 Signage V-15
5.1.6 Fencing & Screening V-16
5.1.7 On-Site Circulation V-17
5.1.8 Loading V-17
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5.1.9 Outdoor Storage V-18
5.2 Residential Multiple Family (RMF-20) Design Guidelines V-18
5.3 Residential Single Family (RSF-X) Design Guidelines V-18
VI IMPLEMENTATION AND ADMINISTRATION
6.1 Interpretation VI-1
6.2 Definition of Terms VI-1
6.3 Enforcement VI-1
6.4 Severability VI-1
6.5 Implementation of Development Standards VI-2
6.6 Implementation of Design Standards VI-2
6.7 Application Processing VI-2
6.8 Financing & Phasing of Development VI-3
6.8.1 South-East Project Site VI-3
6.8.2 North End Project Site VI-4
6.9 Maintenance VI-4
6.9.1 City Maintenance Responsibility VI-4
6.9.2 Other Agency Maintenance Responsibility VI-5
6.9.3 Private Maintenance VI-5
6.10 Substantial Conformance VI-5
6.10.1 Procedure VI-6
6.11 Specific Plan Amendments VI-6
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VII EXHIBITS
Exhibit 1: City of Atascadero Existing Land Use VII-1
Exhibit 2: City of Atascadero Proposed Land Use VII-2
Exhibit 3: City of Atascadero Existing Zoning VII-3
Exhibit 4: City of Atascadero Proposed Zoning VII-4
VIII APPENDICES
Appendix A: Precise Description of Specific Plan Boundary A-1
Appendix B: Project Consistency Analysis C-1
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LIST OF TABLES
Table 1-1: Specific Plan Land Use Summary I-3
Table 2-1: South-East Project Site Land Use & Zoning
Designations
II-1
Table 2-2: North End Project Site Land Use & Zoning
Designations
II-3
Table 2-3: Surrounding Land Use & Zoning Designations II-4
Table 3-1: Specific Plan Land Use Summary III-2
Table 4-1: Commercial Retail (CR) Development Standards IV-2
LIST OF FIGURES
Figure 1-1: Del Rio Road Commercial Area Specific Plan Site Vicinity I-4
Figure 1-2: Del Rio Road Commercial Area Specific Plan Conceptual Plan I-5
Figure 2-1: Specific Plan Existing Land Use & Zoning Designations II-2
Figure 3-1: Del Rio Road Commercial Area Specific Plan Conceptual Land Use Plan III-3
Figure 3-2: Del Rio Road Commercial Area Specific Plan Conceptual Circulation Plan III-8
Figure 5-1: Architectural Design Concept – Main Features V-3
Figure 5-2: Architectural Design Concept – Secondary Features V-4
Figure 5-3: Architectural Design Concept – Outdoor Space V-5
Figure 5-4: Architectural Design Concept – Architectural Theme Elements V-6
Figure 5-5: Conceptual Landscape Palette
Figure 5-6: Del Rio Road Commercial Area Specific Plan Signage Program
V-9
v-12
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I OVERVIEW
1.1 Purpose I-1
1.2 Legal Authority I-1
1.3 Project Location I-2
1.4 Project Description & Objectives I-2
1.5 Development Approval Components I-6
1.6 Relationship to General Plan & Zoning Ordinance I-7
1.7 California Environmental Quality Act (CEQA) Compliance I-7
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OVERVIEW
The Del Rio Road Commercial Area Specific Plan (“Specific Plan”) Layout encompasses two sites
totaling approximately 39 acres (the “Specific Plan area”) generally located at the intersection of
Del Rio Road and El Camino Real in the northern portion of the City of Atascadero (the “City”).
The Specific Plan is a comprehensive plan for the development of vacant commercial parcels at
the Del Rio and El Camino Real intersection. These large development sites comprise significant
opportunity locations for expanding jobs, tourism and housing in the northern end of the City.
1.1 PURPOSE
The purpose of the Del Rio Road Commercial Area Specific Plan is to assist in the development
of the site in a manner that provides jobs and economic development in the City of Atascadero to
help balance the significant imbalance of jobs to housing. The Specific Plan accomplishes these
purposes by providing for the efficient use of land, ensuring compatibility between existing and
proposed land uses, and establishing environmental and development standards and procedures
to be met in development of the Specific Plan area. The development regulations contained in
the Specific Plan address the unique characteristics of the development sites and surrounding
properties, as well as the needs of the commercial land uses proposed for the development sites.
These efforts are intended to foster greater economic development and design opportunities than
could be achieved through the use of conventional zoning and development standards.
The Del Rio Road Commercial Area Specific Plan serves as the overlay zone for the combined
South-East and North End Project sites. This Specific Plan, together with the underlying zoning
on the sites, establishes permitted uses and provides development regulations, requirements,
and design guidelines for all development within the boundaries of the Specific Plan area.
1.2 LEGAL AUTHORITY
The Del Rio Road Commercial Area Specific Plan has been prepared in accordance with
California Government Code, Title 7, Division 1, Chapter 3, Article 8 Sections 65450 through
65457. The California Government Code authorizes jurisdictions to adopt Specific Plans by
resolution as policy documents or by ordinance as regulatory documents. The law allows
preparation of Specific Plans, as may be required for the implementation of the General Plan, and
further allows for their review and adoption. Specific plans act as a bridge between General Plan
and individual development standards and guidelines, capital improvement programs and
financing methods into a single document that is tailored to meet the needs of a specific area.
The Specific Plan implements the following: (1) General Plan land use designation of General
Commercial and zoning designation of Commercial Retail for the South-East and North End
commercial centers; (2) General Plan land use designation of High Density Residential (HDR)
and zoning designation of Residential Multiple Family-24 (RMF-24) for the Multiple Family South-
East Outparcel; and, (23) General Plan land use designation of Single Family Residential and
zoning designation of Residential Single Family-X (RSF-X) for the Single Family North End
Outparcel.
The standards contained in the Specific Plan have been adopted by ordinance and are
enforceable to the same extent as standards contained in the Zoning Ordinance and other City
Codes. In the event of an inconsistency between the Specific Plan and the underlying zoning
regulations, the provisions of the Specific Plan shall prevail. The meaning and construction of
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words, phrases, titles and terms shall be the same as provided in Atascadero Municipal Code and
Atascadero General Plan, unless otherwise specifically provided in the Specific Plan.
1.3 PROJECT LOCATION
The Del Rio Road Commercial Area Specific Plan is comprised of two sites totaling approximately
39 acres that are located in the northern portion of the City of Atascadero in close proximity to
U.S. Highway 101. The South-East Project site is bounded by Del Rio Road to the north, El
Camino Real to the west, Rio Rita Road to the east, and residential uses to the south. The North
End Project sites are bounded by residential and commercial lots to the north, residential lots to
the east, undeveloped commercial uses on El Camino Real and Highway 101 to the west, and
Del Rio Road and vacant commercial lots to the south. The legal description for the Specific
Plan area is contained in Appendix A. The location of the Specific Plan area is illustrated in
Figures 1-1: Del Rio Road Commercial Area Specific Plan Site Vicinity and 1-2: Del Rio Road
Commercial Area Specific Plan Conceptual Site Plan.
1.4 PROJECT DESCRIPTION & OBJECTIVES
Below is a general description of the South-East Project and North End Project. More detailed
information on the combined projects is provided in Chapter 3: Land Use Concept.
The development of the South-East Project site is proposed to be a master planned
commercial/tourist-oriented site with shared access and infrastructure. A subdivision or lot merger
will be needed to accommodate development of the site in the future. be subdivided into four lots;
one lot proposes a major tenant site; two other parcels are designed for smaller Commercial sites
(Outparcels), and one additional parcel is designed for residential development (Multiple Family
Outparcel). The South-East Project site totals approximately 26 acres, and is located at the
southeast corner of El Camino Real and Del Rio Road.
The Master Plans of Development for the North End Project sites include a commercial / business
park on eight parcels as well as one Single Family Outparcel and a tourist serving use on the
west side of El Camino Real. The North End Project totals approximately 13 acres, and is located
on the northeast corner of El Camino Real and Del Rio Road and on the west side of El Camino
Real approximately 500 feet from the centerline intersection of Del Rio Road and El Camino Real.
A summary of the land uses within the Specific Plan area is presented in Table 1-1: Specific Plan
Land Use Summary.
Implementation of this Specific Plan will accomplish the following objectives:
▪ Implements the Atascadero General Plan providing development consistent with the City's
planned land uses;
▪ Provides development that maximizes the property's use potential in a manner consistent
with the City's General Plan;
▪ Maximizes and broadens the City's sales tax base by providing local and regional job
producing and tax-generating uses;
▪ Improves and maximizes economic viability of the currently vacant and underutilized
project site and area through the establishment of a new commercial/jobs center;
▪ Creates additional employment-generating opportunities for the citizens of Atascadero
and surrounding communities;
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▪ Develops smaller, locally oriented retail and restaurant uses to complement the
employment uses;
▪ Provides where necessary adequate infrastructure and public amenities;
▪ Enhances the local economy by capturing job opportunities that are leaking to adjacent
cities;
▪ Complements the existing retail base in the City of Atascadero located in the southern part
of the City;
▪ Locates a commercial project at the intersection of two major streets, providing convenient
employment, tourist serving, residential, and shopping opportunities for residences on the
north side of Atascadero consistent with the General Plan’s Urban Form Frameworks;
▪ Ensures the consistent and rational development of the site in accordance with
established functional, environmental, and aesthetic standards.
TABLE 1-1: SPECIFIC PLAN DEVELOPMENT SUMMARY
LAND AREA FLOOR AREA / DENSITY
SOUTH-EAST PROJECT SITE
PARCEL SITE AREA BUILDING AREA
MAJOR TENANT USE PARCEL(S) 21.919 ac. 67,820 sq. ft.129,560*
sq. ft.
COMMERCIAL OUTPARCEL 1.9 ac. 3,700 sq. ft5,000* sq. ft.
DEDICATIONS 2.2 ac. --
SUBTOTAL SOUTH-EAST
PROJECT SITE
26 ac. (gross) 71,520139,560* sq. ft.
(44 d.u.)
NORTH END PROJECT
PARCEL SITE AREA BUILDING AREA
COMMERCIAL PARCELS (NORTH
END PROJECT SITE – EAST)
9.3 ac. 193,000* sq. ft.
HOTEL (NORTH END PROJECT
SITE – WEST)
1.7 ac. 73,833* sq. ft. / 120
rooms
SINGLE FAMILY OUTPARCEL 1.7 ac. 6 d.u.
DEDICATIONS 0.3 ac. --
SUBTOTAL NORTH END 13 ac. (gross) 266,833* sq. ft. (6 d.u.)
SPECIFIC PLAN
TOTAL 39 ac. gross 406,393338,353* sq. ft.
(50 d.u.)
* Assumed square-footage based on trip generation. Building floor area may change provided that total trip generation for
each site remains equal to or less than the total trips assumed in the 2020 traffic analysis. Should either peak hour or total
daily trips exceed the assumed numbers, an additional traffic study will be required to show no increase in impact. Should
impacts occur, a new environmental analysis will be required.
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City of Atascadero
Specific Plan Site
City of Atascadero
County of San Luis Obispo
Vicinity Maps are not to scale.
Figure 1-1: Del Rio Road Commercial Area Specific Plan Site Vicinity
SE Site
North
End
Site
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Figure 1-2: Del Rio South-East Project Site
Major Use Parcel(s)
So
u
t
h
-Ea
s
t
P
r
o
j
e
c
t
S
i
t
e
Co
m
m
e
r
c
i
a
l
o
u
t
P
a
r
c
e
l
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1.5 DEVELOPMENT APPROVAL COMPONENTS
The components of the development approval process for the South-East Project and North End
Project sites are discussed below. The City has issued the following development approvals for
the South-East Project and North End Project sites concurrently with the Specific Plan adoption:
▪ General Plan Land Use Diagram Amendment. A General Plan Land Use Diagram
Amendment adopted by the City of Atascadero which changes: (1) the South-East
Project’s (a) High Density Residential (HDR), Medium Density Residential (MDR), and a
portion of the Suburban Estates (SE) designated property to General Commercial (GC);
and (b) 2.8-acre remainder of the existing residentially designated property to HDR to
accommodate a Residential Multiple Family (RMF-24) use; and (2) the North End Project’s
(a) Single Family Residential-X (SFR-X) and Commercial Park (CPK) designated property
to GC; and (b) 1.7-acre remainder of the existing residentially designated property to SFR-
X in order to accommodate a Single Family use. Existing and proposed Land Use
diagrams can be found in Exhibits 4 and 5.
▪ Del Rio Road Commercial Area Specific Plan. The Specific Plan, adopted by
ordinance, serves as the implementation tool for the General Plan and overlay zone for
the combined South-East Project and North End Project sites. The Specific Plan, together
with the underlying zoning on the sites, establishes permitted uses and provides
development regulations, requirements, and design guidelines for the Specific Plan area.
In the event of an inconsistency between the Specific Plan and the underlying zoning
regulations, the provisions of the Specific Plan shall prevail.
▪ Zone Change. A Zone Change adopted by the City of Atascadero which changes: (1)
the South-East Project’s (a) Residential Multiple Family-20 (RMF-20), Residential Multiple
Family -10 (RMF-10), and a portion of the Residential Suburban (RS) zoned-property to
the CR Zone; and (b) 2.8-acres of residentially zoned property to RMF-20 to
accommodate a Multiple Family use; and (2) the North End Project’s Residential Single
Family (RSF-X) and Commercial Park (CPK) zoned property to the CR and RSF-X zones.
Existing and proposed Zoning diagrams can be found in Exhibits 6 and 7.
After the City of Atascadero deemed complete the project applications for the development
approvals, including an application for Vesting Tentative Parcel Map AT09-0073, and
commenced preparation of the Specific Plan EIR, the City of Atascadero approved a
General Plan update to modify the High Density Residential (HDR) land use designation
from a maximum of sixteen units per acre to a minimum of twenty units per acre. The City
approved a corresponding Zoning Ordinance text change and Zoning Map to change the
RMF-16 Zoning District to RMF-20 (minimum 20 units per acre), and subsequently
amended the name of the zone to RMF-24. A subsequent owner-initiated general plan
amendment, specific plan amendment and zone change approved in 2025 resulted in the
designation of the entirety of the South-East Project as Commercial Retail (CR),
eliminating the Residential Multi-Family designation on the site. Consistent with the recent
update to the City of Atascadero General Plan and Zoning Ordinance, the proposed
multiple family portion of the South-East Project Site is zoned RMF-24. Assumed
development potential at this increased density was assessed as part of the 2020 traffic
analysis update and therefore, the site can be developed under the full density of the RMF-
24 zoning district.
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▪ Subdivision via Vesting Tentative Parcel Maps. Approved Vesting Tentative Parcel
Maps which reconfigured the: (1) South-East Project site consisting of 11 parcels into
[XX] four separate parcels for a major tenant site, two Commercial Outparcels, and one
Multiple Family Outparcel; and (2) North End Project site consisting of 7 parcels into eight
commercial retail parcels and one remainder parcel for future residential development as
allowed by Section 66426(c) of the Subdivision Map Act.
▪ Tree Removal Permits and Protection Plans. Approvals to remove approximately 86
native trees on the South-East Project site and approximately 46 native trees on the North
End Project sites to accommodate the proposed development scheme.
Development of the South-East Project and the North End Project consistent with the
development approvals described in this Section 1.5, or as amended with the 2020, or 2025,1 or
any subsequent Specific Plan Amendment and/or Master Plan of Development amendment as
described further in this document, shall be processed in accordance with Section 6.7: Application
Processing, of this Specific Plan. The development approvals are contained in the Master Plan
of Development(s).
1.6 RELATIONSHIP TO THE GENERAL PLAN & ZONING ORDINANCE
The City of Atascadero adopted its General Plan on June 25, 2002. The Del Rio Road
Commercial Area Specific Plan is consistent with and implements the goals and policies of the
City of Atascadero General Plan within the Specific Plan area. Appendix B, the Project
Consistency Analysis, demonstrates how the Del Rio Road Commercial Area Specific Plan is
consistent with the General Plan. Accordingly, all projects that are found to be consistent with
this Specific Plan are deemed consistent with the General Plan.
The Del Rio Road Commercial Area Specific Plan is generally consistent with the City of
Atascadero Municipal Code, but provides additional development standards and guidelines that
have been customized to achieve the specific vision for the project area. The City's zoning
standards are utilized for certain aspects, such as the minimum parking spaces required, while
the Specific Plan provides other standards and guidelines that are tailored to the specific
development proposed for the Del Rio Road Commercial Area Specific Plan.
Projects shall be evaluated for consistency with the intent of Specific Plan policies and for
conformance with development standards and design guidelines. Development regulations and
requirements contained in this document shall supplement or replace those of the City of
Atascadero Municipal Code as they might otherwise apply to lands within the Del Rio Road
Commercial Area Specific Plan area. For projects within the Specific Plan area, policies and
standards in the Del Rio Road Commercial Area Specific Plan shall take precedence over more
general policies and standards applied through the rest of the City. To the extent the provisions
of the Specific Plan and the Atascadero Municipal Code are in conflict, the provisions of the
Specific Plan shall prevail. In situations where policies or standards relating to a particular subject
have not been provided in the Specific Plan, the existing policies and standards of the Atascadero
Municipal Code shall continue to apply.
1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) COMPLIANCE
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The Specific Plan Environmental Impact Report (“Specific Plan EIR”) for the Del Rio Road
Commercial Area Specific Plan, certified by the City of Atascadero and prepared in accordance
with the California Environmental Quality Act (“CEQA”) and City of Atascadero requirements
provides a detailed analysis of potential environmental impacts associated with the development
of the Specific Plan area. The Specific Plan EIR includes recommended mitigation measures for
the development projects and addresses project alternatives.
A primary function of the Del Rio Road Commercial Area Specific Plan and corresponding Specific
Plan EIR is to reduce the need for future detailed planning and environmental review.
Accordingly, the potential environmental impacts associated with the development of the Major
Tenant and two Commercial Outparcels at the South-East site, and North End site uses have
been fully analyzed at the project level in the Specific Plan EIR and subsequent addendums in
accordance with CEQA, and therefore, require no further environmental review. (See California
Public Resources Code, Sections 21166, 21083.3; California Code of Regulations, Sections
15162, 15183.) No specific development plans have been proposed for the Multiple Family
Outparcel or the Single Family Outparcel; thus, the potential environmental impacts associated
with their development of those parcels have been programmatically analyzed in the Specific Plan
EIR in accordance with CEQA at their maximum permitted density. At the time a specific
development project is proposed for either of the residential uses, the City shall make a
determination as to whether the project would create new environmental impacts or require
additional mitigation measures previously not analyzed or required in the Specific Plan EIR. If
the City finds that no new environmental impacts would occur or no new mitigation measures
would be required, pursuant to CEQA Guidelines Section 15162, then the City shall approve the
residential development project as being within the scope of the project covered by the program
level analysis in the Specific Plan EIR, and shall require no further environmental review.
(California Code of Regulations, Section 15168(c)(2)). If the City determines, however, that the
project may result in new environmental impacts or require new mitigation measures, additional
environmental review may be required.
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II SETTING & EXISTING CONDITIONS
2.1 Existing Land Use Conditions II-1
2.1.1 Existing Land Use & Zoning Designations II-1
A. South-East Project Site II-1
B. North End Project Site II-3
2.1.2 Surrounding Land Uses & Zoning Designations II-3
2.2 Existing Circulation II-4
2.2.1 Regional Circulation II-4
2.2.2 Local Circulation II-4
A. El Camino Real II-4
B. Del Rio Road East of El Camino Real II-5
C. Del Rio Road West of El Camino Real II-5
2.2.3 Public Transportation II-5
2.3 Existing Physical Conditions II-6
2.4 Existing Utilities II-7
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SETTING & EXISTING CONDITIONS
The setting and existing conditions presented describe the Specific Plan area prior to the issuance
of the development approvals described in Section 1.5 of this Specific Plan. The setting and
existing conditions include information related to the Specific Plan location, existing and
surrounding land uses and zoning designations, circulation, physical conditions, and utilities. This
information provides context for the development concept discussed in Chapter 3: Land Use
Concept.
2.1 EXISTING LAND USE CONDITIONS
The Del Rio Road Commercial Area Specific Plan area has historically consisted of low-density,
sparsely populated residential uses. The majority of the current Specific Plan area can be
characterized as unimproved and vacant. Vegetation at the site generally consists of scattered
oak and sycamore trees, as well as non-native ornamental trees and shrubs.
At the time the Specific Plan was drafted, the South-East Project site contained the remnants of
six previously demolished, dilapidated, and abandoned wood frame homes and related out-
buildings. The site also contained a single Colony home which must be demolished or relocated.
The effects of the development on this Colony home are fully disclosed and analyzed as part of
the Specific Plan EIR prepared pursuant to CEQA.
At the time the Specific Plan was drafted the North End Project site contained one single family
residential dwelling, and three out-buildings. The site also contained a single Colony home which
must be demolished or relocated. The effects of the development on this Colony home are fully
disclosed and analyzed as part of the Specific Plan EIR prepared pursuant to CEQA.
2.1.1 EXISTING LAND USE & ZONING DESIGNATIONS
The General Plan Land Use designations and zoning for the parcels contained within the Specific
Plan area are illustrated in Figure 2-1: Specific Plan Existing Land Use & Zoning Designations.
A. SOUTH-EAST PROJECT SITE
The South-East Project site consists of eleven parcels with split land use and zoning designations:
TABLE 2-1: SOUTH-EAST PROJECT SITE LAND USE & ZONING DESIGNATIONS
LAND USE ZONING
General Commercial (GC) Commercial Retail (CR)
High Density Residential (HDR) Residential Multiple Family (RMF-20)
Medium Density Residential (MDR) Residential Multiple Family (RMF-10)
Suburban Estates (SE) Residential Suburban (RS)
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Figure 2-1:
Specific Plan
Existing Land
Use & Zoning
Designations
LAND USE: (GCHDR) HIGH DENSITY
RESIDENTIALGENERAL COMMERCIAL
ZONING: (RMF-20) RESIDENTIAL MULTIPLE
FAMILY(CR) COMMERCIAL RETAIL
LAND USE: (GCHDR) HIGH DENSITY
RESIDENTIALGENERAL COMMERCIAL
ZONING: (RMF-20) RESIDENTIAL MULTIPLE
FAMILY(CR) COMMERCIAL RETAIL
LAND USE: (GCHDR) HIGH DENSITY
RESIDENTIALGENERAL COMMERCIAL
ZONING: (RMF-20) RESIDENTIAL MULTIPLE
FAMILY(CR) COMMERCIAL RETAIL
LAND USE: (GCHDR) HIGH DENSITY
RESIDENTIALGENERAL COMMERCIAL
ZONING: (RMF-20) RESIDENTIAL MULTIPLE
FAMILY(CR) COMMERCIAL RETAIL
LAND USE: (GCHDR) HIGH DENSITY
RESIDENTIALGENERAL COMMERCIAL
ZONING: (RMF-20) RESIDENTIAL MULTIPLE
FAMILY(CR) COMMERCIAL RETAIL
LAND USE: (GCHDR) HIGH DENSITY
RESIDENTIALGENERAL COMMERCIAL
ZONING: (RMF-20) RESIDENTIAL MULTIPLE
FAMILY(CR) COMMERCIAL RETAIL
LAND USE: (GCHDR) HIGH
DENSITY
RESIDENTIALGENERAL
COMMERCIAL
ZONING: (RMF-20)
RESIDENTIAL MULTIPLE
LAND USE: (GCHDR) HIGH
DENSITY
RESIDENTIALGENERAL
COMMERCIAL
ZONING: (RMF-20)
RESIDENTIAL MULTIPLE
LAND USE: (GCHDR)
HIGH DENSITY
RESIDENTIALGENERAL
COMMERCIAL
ZONING: (RMF-20)
RESIDENTIAL MULTIPLE
FAMILY(CR)
LAND USE: (GCHDR)
HIGH DENSITY
RESIDENTIALGENERAL
COMMERCIAL
ZONING: (RMF-20)
RESIDENTIAL MULTIPLE
LAND USE: (GCHDR) HIGH DENSITY
RESIDENTIALGENERAL COMMERCIAL
ZONING: (RMF-20) RESIDENTIAL
MULTIPLE FAMILY(CR) COMMERCIAL
RETAIL
LAND USE: (GCHDR) HIGH DENSITY
RESIDENTIALGENERAL COMMERCIAL
ZONING: (RMF-20) RESIDENTIAL
MULTIPLE FAMILY(CR) COMMERCIAL
RETAIL
LAND USE: (GCHDR) HIGH
DENSITY RESIDENTIALGENERAL
COMMERCIAL
ZONING: (RMF-20) RESIDENTIAL
MULTIPLE FAMILY(CR)
COMMERCIAL RETAIL
LAND USE: (GCHDR) HIGH
DENSITY RESIDENTIALGENERAL
COMMERCIAL
ZONING: (RMF-20) RESIDENTIAL
MULTIPLE FAMILY(CR)
COMMERCIAL RETAIL
LAND USE:
(GCHDR) HIGH
DENSITY
RESIDENTIALGENE
RAL COMMERCIAL
ZONING: (RMF-20)
RESIDENTIAL
MULTIPLE
Figure 2-1: Specific Plan Existing Land Use & Zoning Designations
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The commercially designated/zoned parcels (totaling roughly 10 acres) are generally located on
the western and northwestern portions of the site, fronting El Camino Real and a portion of Del
Rio Road. The residentially designated/zoned parcels are generally located on the eastern and
southeastern portions of the property, adjacent to and downhill from existing single-family homes
across Rio Rita Road.
B. NORTH END PROJECT SITE
The North End Project site east of El Camino Real consists of seven parcels with split land use
and zoning designations:
TABLE 2-2: NORTH END PROJECT SITE LAND USE & ZONING DESIGNATIONS
LAND USE ZONING
General Commercial (GC) Commercial Retail (CR)
Commercial Park (CPK) Commercial Park (CPK)
Single Family Residential (SFR-X) Residential Single Family (RSF-X)
The commercially designated/zoned parcels (totaling roughly 8.5 acres) are generally located on
the western portions of the site, fronting El Camino Real. The North End Project Site west of El
Camino Real consists of one (1) parcel that is designated/zoned Commercial Park (CPK). The
residentially designated/zoned parcels are generally located on the eastern portions of the
property, mainly abutting existing single-family homes along Del Rio Road, Obispo Street and
Marisol Way.
2.1.2 SURROUNDING LAND USES & ZONING DESIGNATIONS
The surrounding land uses include vacant/undeveloped land, single-family residential uses, and
commercial uses. The land use and zoning designations surrounding the combined projects are
also illustrated in Figure 2-1 and described more particularly below.
North of the North End Project site on the east side of El Camino Real are existing single-family
residential uses. North of the North End Project site on the west side of El Camino Real are
Commercial Park (Self Storage) uses.
South of the South-East Project site are single-family residential uses.
East of the Specific Plan area are Rio Rita Road, Obispo Road and Mirasol Way. Existing single-
family residential dwellings are present in this area.
West of the Specific Plan area, across El Camino Real, are commercial properties , including the
Mission Oaks Shopping Center and a Shell gas station.
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TABLE 2-3: SURROUNDING LAND USE & ZONING DESIGNATIONS
LAND USE ZONING
NORTH General Commercial (GC) Commercial Retail (CR)
Single Family Residential (SFR-X) Residential Single Family (RSF-X)
SOUTH High Density Residential (HDR) Residential Multiple Family (RMF-20)
Residential Suburban (RS) Suburban Estate (SE)
EAST Single Family Residential (SFR-X) Residential Single Family (RSF-X)
Residential Suburban (SE) Suburban Estate (SE)
WEST General Commercial (GC) Commercial Tourist (CT)
Commercial Park (CPK) Commercial Park (CPK)
2.2 EXISTING CIRCULATION
2.2.1 REGIONAL CIRCULATION
Regional access to the Del Rio Road Commercial Area Specific Plan site is provided by U.S.
Highway 101 and the Del Rio Road interchange. The interchange includes a grade separated
overcrossing with signal controlled on- and off-ramps for both north and south bound traffic.
Highway 101 provides north/south access to the Specific Plan area from surrounding communities
and area. Additionally, the Specific Plan area is within three miles from California State Highway
41. Highway 41 provides east/west access from the outlying areas of the City of Atascadero from
the City of Morro Bay to the area beyond the Town of Creston.
2.2.2 LOCAL CIRCULATION
Local access to the Del Rio Road Commercial Area Specific Plan is provided by El Camino Real
and Del Rio Road. El Camino Real is a major arterial street that runs parallel with U.S. Highway
101 and provides north/south access to the Specific Plan site. El Camino Real is designated to
be a four lane arterial, but is improved to two lanes within the Specific Plan area. Del Rio Road is
both a minor arterial and collector street within the Specific Plan area and runs east/west providing
access from the west side of Highway 101 and from eastern parts of Atascadero. The intersection
of El Camino Real and Del Rio Road is signalized.
The following information describes the existing local streets abutting the Specific Plan area:
A. EL CAMINO REAL:
1) The South-East Project site:
▪ One Northbound (“NB”) lane at the south end of the Specific Plan area, which
transitions to two NB lanes and then to one NB through lane, one dedicated left
turn lane onto Westbound (“WB”) Del Rio Road, and one dedicated right turn lane
onto Eastbound (“EB”) Del Rio Road at the signalized Del Rio intersection. Striped
bike lane and unpaved shoulder.
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▪ Two Southbound (“SB”) lanes at the Del Rio intersection, which transition into one
SB lane near the south end of the Specific Plan area. Curb, gutter and sidewalk,
and bike lane.
▪ Posted speed limit of 45 mph, raised medians, lane transition striping.
2) The North End Project site:
▪ One NB lane and one SB lane across the site frontage, with striped bike lane on
the east side.
▪ At the Del Rio intersection, the SB roadway transitions into a through/right turn
lane and a dedicated left turn lane onto EB Del Rio.
▪ Posted speed limit of 45 mph, separated by a double yellow line, lane transition
striping, a paved and striped shoulder, no curb, gutter, or sidewalk.
B. DEL RIO ROAD, EAST OF EL CAMINO REAL:
1) One traffic lane each, EB and WB.
2) Painted double yellow line through the Specific Plan area. No curb, gutter, sidewalk, or
delineated bike lanes.
3) Posted speed limit of 40 mph.
C. DEL RIO ROAD, WEST OF EL CAMINO REAL:
1) One WB lane, one EB right turn lane, one EB through-left turn lane.
2) Raised center median; curb, gutter and sidewalk on south side of road only.
3) No Posted speed limit.
2.2.3 PUBLIC TRANSPORTATION
Public transportation in the Atascadero area is generally available through San Luis Obispo
Regional Transit Authority (“SLORTA”), Atascadero Transit, and Dial-a-Ride/Ride-On.
The SLORTA provides fixed route service throughout San Luis Obispo County from San Miguel
to Santa Maria. SLORTA’s Route 9 provides hourly, local and express service, plus limited
Saturday and Sunday local service. Route 9 travels Highway 101, between San Luis Obispo, Cal
Poly, Santa Margarita, Atascadero, Templeton, Paso Robles and San Miguel seven days a week
with less frequency on Saturdays and Sundays. There are 19 southbound bus stops and 20
northbound stops located along El Camino Real (ECR) within the Atascadero city
limits. Northbound bound stops near the project area include ECR at Del Rio (Mission Oaks
Plaza), ECR at Atalaya and ECR at Santa Cruz. Southbound stops include ECR at Atalaya and
ECR at Del Rio (Mission Oaks Plaza).
Atascadero Transit operates Dial A Ride, a demand response public transit system serving
seniors and the general public, including disabled and mobility-impaired individuals. Atascadero
Dial A Ride provides local service throughout the city limits of Atascadero and extends to the Las
Tablas medical corridor in Templeton to accommodate the needs of residents. All Atascadero
Transit vehicles are wheelchair accessible and have bicycle racks to accommodate two
bicycles. Dial A Ride serves as a connector for residents in need of transportation to reach the
RTA fixed route bus stops on El Camino Real which provide accessible transportation throughout
San Luis Obispo and Northern Santa Barbara counties.
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Demand response door-to door transit service is available through Atascadero Transit.
Additionally, Dial-a-Ride/Ride-On is available for those that are unable to independently use fixed
route transit because of physical or mental disability.
EXISTING PHYSICAL CONDITIONS
TOPOGRAPHY
The Del Rio Road Commercial Area Specific Plan site is characterized by low rolling hills and flats
on and immediately surrounding the site. The North End Project site is generally flat with slopes
of less than 5%. The South-East Project site has moderate slopes ranging from 5% to 12%.
Elevations range from approximately 970 feet above mean sea level at the southeast corner to
about 860 feet at the northwest corner, with the terrain slightly sloping in a northwesterly direction.
No USGS identified blue line water ways are located within or adjacent to the project boundaries.
SOIL
The USDA soil survey indicates the dominant soils present in the site vicinity are the Arnold loamy
sand, 9 to 30 % slopes and Oceano loamy sand, 2 to 9 % slopes. The Arnold soils are found on
hills and formed in weathered sandstone. The Oceano soils are found on dunes and formed in
sandy eolian deposits.
HYDROLOGY & DRAINAGE
The Specific Plan area rolls toward the north and west at slopes ranging from five to ten percent.
The soils are mostly clayey sand with soft rock located two to four feet below the surface. The
ground cover condition is fair.
Hydrology & Drainage of the South-East Project site
The site can be divided into three watersheds that all drain to either El Camino Real or to Del Rio
Road. The runoff from one small watershed flows east, bounded by Del Rio Road and Rio Rita
Road. The runoff from the other small watershed flows south along El Camino Real. The majority
of the runoff, which is generated by the large watershed, flows to a storm drain located at the
intersection of El Camino Real and Del Rio Road. From there the runoff flows into Caltrans
drainage structures under Highway 101 and eventually into Graves Creek, a blue line creek and
direct tributary to the Salinas River.
Hydrology & Drainage of the North End Project site
The east portion of the existing site’s predominate surface flow is to the northwest corner of the
site to an existing double 4-foot wide box culvert that crosses El Camino Real and discharges
onto the western portion of the site. An existing drainage ditch cuts through the southeast corner
of the western portion of the site and then proceeds offsite in a southwesterly direction to a culvert
that crosses U.S. Highway 101. Predominate surface flow on the western portion of the site is in
a southern direction towards that drainage ditch.
BIOLOGICAL RESOURCES
The Del Rio Road Commercial Area Specific Plan site contains two habitat types: non-native
annual grassland and ornamental-developed land. Approximately 166 native trees are present
within the Specific Plan area, including Coast Live Oaks, Valley Oaks, Black Walnuts, and
California Sycamores. These trees are subject to the City of Atascadero’s Native Tree Ordinance.
In addition, the site has the potential to support special-status plant and wildlife species. However,
no special status plant species were observed within the project site during floristic surveys, and
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none are expected to be impacted by the proposed project. Further, no special-status wildlife
species or sign of such species were observed within the Specific Plan area during
reconnaissance surveys.
EXISTING UTILITIES
A general description of the existing utilities for the South-East Project and North End Project sites
is provided below. The proposed distribution, location, extent and intensity of major components
of public transportation, sewage, water, drainage solid waste disposal, energy and other essential
facilities proposed to be located within the Specific Plan area are described in Sections 3.3
through 3.6 of the Specific Plan.
WATER
The Atascadero Mutual Water Company provides potable water service to the Specific Plan area.
Water is provided by existing underground water mains in El Camino Real and Del Rio Road.
SANITARY SEWER
The Specific Plan area, like the rest of Atascadero, is provided sanitary sewer service by the City
of Atascadero. Existing underground sewer mains in El Camino Real or Del Rio Road will convey
project effluent to the City’s existing treatment plant located on Gabarda Road.
ELECTRICITY
The Specific Plan area is served with electricity service provided by Pacific Gas and Electric
Company via existing transmission and distribution lines.
GAS
The Specific Plan area is served with gas service provided by the Gas Company via existing
underground pipelines.
COMMUNICATIONS
The Specific Plan area is provided landline telephone services by AT&T and cable television
services by Charter Cable, both via existing facilities.
SOLID WASTE DISPOSAL
The Specific Plan area is provided solid waste service by Atascadero Waste Alternatives, Inc.
Solid waste is disposed of at the Chicago Grade Landfill.
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3.1 Land Uses III-1
3.1.1 General Commercial (GC) III-1
3.1.2 High Density Residential (HDR) III-1
3.1.3 Single Family Residential (SFR-X) III-2
3.2 Land Use Policies III-2
3.2.1 South-East Project Site III-4
3.2.2 North End Project Site III-5
3.3 Circulation Policies III-6
3.3.1 Vehicle & Truck Access Policies III-6
3.3.2 Non-Vehicular & Public Transportation Access Policies III-7
3.4 Public Facilities Policies III-13
3.4.1 Water Policies III-13
3.4.2 Wastewater & Sewer Policies III-13
3.4.3 Storm Drainage Policies III-14
A. South-East Project Site III-14
B. North End Project Site III-14
3.4.4 Electricity Policies III-15
3.4.5 Natural Gas Policies III-15
3.4.6 Communications Policies III-15
3.5 Grading Policies III-16
3.6 Community Facilities Policies III-16
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LAND USE PLAN
The Specific Plan serves as the overlay zoning for the Del Rio Road Commercial Area Specific
Plan area. The Land Use Plan provides the overall framework for development within the Specific
Plan. Figure 3-1: Del Rio Road Commercial Area Specific Plan Conceptual Land Use Plan shows
the location and arrangement of the land use designations. A general description of the uses
proposed within the Specific Plan is provided below.
3.1 LAND USE DESIGNATIONS
Land uses within the Del Rio Road Commercial Area Specific Plan are summarized below and
include General Commercial , Multi-family Residential, and Single-Family Residential as shown
in Figure 3-1: Del Rio Road Commercial Area Specific Plan Land Use Plan.
3.1.1 GENERAL COMMERCIAL (GC)
The General Commercial (GC) land use category provides Commercial Retail (CR) development
opportunities for a wide range of commercial and business uses to accommodate retail,
employment, and service needs of the City and surrounding areas. Approximately 32 acres of
General Commercial uses have been included in the Specific Plan. These uses are generally
located along Del Rio Road and El Camino Real. Foreseeable commercial uses within t he
commercial area will primarily consist of office, retail, and service oriented uses including, but not
limited to, general merchandise stores, wholesaling and distribution, low-intensity manufacturing,
restaurants, lodging and business support uses.
3.1.2 HIGH DENSITY RESIDENTIAL (HDR)
The High Density Residential (HDR) land use category provides for Residential Multiple Family
(RMF-24) development characterized by apartment, condominium, and townhouse development
within the City’s urban service line, with a minimum density of 20 units per acre. After the City of
Atascadero deemed complete the project applications for the development approvals, including
an application for Vesting Tentative Parcel Map AT09-0073, and commenced preparation of the
Specific Plan EIR, the City of Atascadero approved a General Plan update to modify the HDR
land use designation from a maximum of sixteen units per acre to a minimum of twenty units per
acre. The City approved a corresponding Zoning Ordinance text change and Zoning Map to
change the RMF-16 Zoning District to RMF-20 (minimum 20 units per acre), then subsequently
amended the density and name of the designation to RMF-24 with a maximum based density of
24 units per acre. Consistent with the recent update to the City of Atascadero General Plan and
Zoning Ordinance, the proposed multiple family portion of the South-East site is zoned RMF-24.
Approximately 3.6 net acres of High Density Residential uses have been included in the Specific
Plan. Accordingly, a maximum of up to 86 dwelling units would be permitted in this area. This
use is located on the eastern portion of the project site, mainly abutting existing single-family
homes along Rio Rita Street and the proposed public road. Density for the residential site shall
be based on net acreage, exclusive of road right-of-way and any openspace easements
encompassing the area.
3.1.33.1.2 SINGLE
FAMILY RESIDENTIAL (SFR-X)
The Single Family Residential (SFR-X) land use category provides for Residential Single Family
(RSF-X) development within the City’s urban services line with a maximum base density of 2 units
per acre. However, the Single Family Outparcel also falls within the existing Planned
Development Overlay 17, which permits density greater than the limits specified in the RSF-X
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zone. Specifically, Planned Development Overlay 17 allows residential uses in the RSF-X zone
up to a maximum of 4 units per acre. Approximately 1.7 acres of single-family residential uses
have been included in the Specific Plan area. Accordingly, a maximum of up to 6 dwelling units
would be permitted in this area. This use is located on the northeastern portion of the property,
mainly abutting existing single-family homes and taking access from Marisol Way.
3.2 LAND USE POLICIES
The Del Rio Road Commercial Area Specific Plan sites are intended to function as two
commercial centers providing community oriented uses with a focus on employment, service,
retail, and office, and tourist serving opportunities. The combined projects consist of commercial
and residential uses on approximately 39 acres of land. The Specific Plan area contains thirteen
lots, with the majority of the area intended for the development of the commercial uses and their
respective parking, as described in Table 3-1: Specific Plan Land Use Summary. The Specific
Plan land uses will be developed substantially consistent with Table 3-1 and Figure 3-1. However,
developers shall have no obligation to develop the project or develop the full floor area/density
presented in Table 3-1. It is also important to note that assumed floor area estimates were used
to determine traffic impacts from the project. Floor area may be increased if it can be shown that
the total number of trips (total daily and peak hour) do not exceed the thresholds established in
the most recent comprehensive traffic analysis.
TABLE 3-1: SPECIFIC PLAN LAND USE SUMMARY
LAND AREA FLOOR AREA / DENSITY
SOUTH-EAST PROJECT SITE
PARCEL SITE AREA BUILDING AREA
MAJOR USE PARCEL(S)MAJOR
TENANT PARCEL
21.919 ac.
67,820 sq. ft.129,560*
sq. ft.
COMMERCIAL OUTPARCEL 1.9 ac.1 ac.
1 ac.
3,700 sq. ft5,000* sq. ft.
DEDICATIONS 2.2 ac. --
SUBTOTAL SOUTH-EAST
PROJECT SITE
26 ac. (gross) 71,520139,560* sq. ft.
(44 d.u.)
NORTH END PROJECT SITE
PARCEL SITE AREA BUILDING AREA
COMMERCIAL PARCELS (NORTH
END PROJECT SITE – EAST)
9.3 ac. 193,000* sq. ft.
HOTEL (NORTH END PROJECT
SITE – WEST)
1.7 ac. 73,833* sq. ft. / 120
rooms
SINGLE FAMILY OUTPARCEL 1.7 ac. 6 d.u.
DEDICATIONS 0.3 ac. --
SUBTOTAL NORTH END PROJECT
SITE
13 ac. (gross) 266,833* sq. ft. (6 d.u.)
SPECIFIC PLAN
TOTAL 39 ac. (gross) 406,393338,353* sq. ft.
(50 d.u.)
* Assumed square-footage based on trip generation. Building floor area may change provided that total trip generation for
each site remains equal to or less than the total trips assumed in the 2020 traffic analysis. Should either peak hour or total
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daily trips exceed the assumed numbers, an additional traffic study will be required to show no increase in impact. Should
impacts occur, a new environmental analysis will be required.
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Figure 3-1: Del Rio Road Commercial Area Specific Plan Conceptual Land Use Plan
Figure 3-1: Del Rio Road Commercial Area Specific Plan Conceptual Land Use Plan
South-East Project Site
Major Use Parcel(s)
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3.2.1 SOUTH-EAST PROJECT SITE LAND USE POLICIES
The South-East Project site consists of four eleven (11) parcels with a land use designation of
General Commercial and Commercial Retail Zoning.divided into the following land use and
zoning designations:
LAND USE ZONING
General Commercial (GC) Commercial Retail (CR)
High Density Residential (HDR) Residential Multiple Family (RMF-24)
The commercially designated/zoned parcels are located toward the west of the site, fronting El
Camino Real and Del Rio Road. The residentially designated/zoned parcel is located on the
eastern portion of the project site, mainly abutting existing single-family homes along Rio Rita
Street and the proposed public road.
The following South-East Project site land use policies shall apply within the Del Rio Road
Commercial Area Specific Plan area:
1) The Sout-East Project site Major Tenant parcel could accommodate a wide variety of
retail, office, light industrial, tourist serving, entertainment, or other uses as allowed by the
General Plan.
2) Uses shall be consistent with the underlying CR zoning district and as modified in Section
4.1.1 of this Specific Plan.
3) The South-East Project site has two 1-acre Commercial Outparcels that may each consist
of a building up to 5,000 square feet (see #5) in size.
4)3) Assumed floor area based on trip generation. Square-footages may change provided that
total trip generation for each site remains equal to or less than the total trips assumed in
the 2020 traffic analysis. Should either peak hour or total daily trips exceed the assumed
numbers, an additional traffic study will be required to show no increase in impact. Should
impacts occur, a new environmental analysis will be required.
5) The South-East Project site has one 3.6 net acre (5 ac. gross) Multiple Family Outparcel
(RMF-24) designated for development at a later date.
3.2.2 NORTH END PROJECT SITE LAND USE POLICIES
The North End Project site consists of eight parcels and one designated remainder parcel divided
into the following land use and zoning designations:
LAND USE ZONING
General Commercial (GC) Commercial Retail (CR)
Single Family Residential (SFR-X) Residential Single Family (RSF-X)
The following North End Project land use policies shall apply within the Del Rio Road Commercial
Area Specific Plan area:
1) Non-residential uses will be developed consistent with the underlying CR zoning district
and as modified in Section 4.1.1 of this Specific Plan.
2) Assumed floor area based on trip generation. Square-footages may change provided that
total trip generation for each site remains equal to or less than the total trips assumed in
the 2020 traffic analysis. Should either peak hour or total daily trips exceed the assumed
numbers, an additional traffic study will be required to show no increase in impact. Should
impacts occur, a new environmental analysis will be required.
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3) The North End Project site designated approximately 1.7 acres of land as single family
residential. This area will be designated as a Planned Development Overlay 17 as part of
the Specific Plan which allows residential uses in the RSF-X zone up to a maximum of 4
units per gross acre.
3.3 CIRCULATION POLICIES
The transportation and circulation system for the Del Rio Road Commercial Area Specific Plan is
designed to utilize the existing roadway system with the addition of one local street (proposed
public road) and commercial drives as needed to serve individual development areas. The system
also includes policies to require paths for non-vehicular circulation to connect various subareas
to each other and to the City of Atascadero in general. The proposed circulation network and
policies are designed to efficiently move vehicular traffic through and around the Specific Plan
area and to allow pedestrians a safe path from public and private areas to and from the entrances.
The circulation plan promotes transit use, bicycling and walking as convenient modes of
transportation for commuting and shopping. The circulation plan enhances connectivity with
adjacent areas, where feasible to reduce traffic impacts on major streets.
3.3.1 VEHICLE & TRUCK ACCESS POLICIES
Vehicular access to the Specific Plan area is provided by Del Rio Road, El Camino Real, and the
proposed public road. Conceptual vehicular access points to the site are shown in Figure 3-2:
Del Rio Road Commercial Area Specific Plan Conceptual Circulation Plan. Restrictions on turning
movements are assumed based on preliminary traffic analysis and assumed driveway locations
and may be modified with subsequent traffic analyses to the satisfaction of the City Engineer.
Primary access to the South-East Project site is envisioned by one entry on Del Rio Road and
one signalized entry on El Camino Real that will serve as a public road with offer of dedication
and will be designed to serve future development to the south. A secondary access driveway is
envisioned on Del Rio Road that is aligned with Obispo Road. Additionally, an extension of Obispo
Road is provided off Del Rio Road. An optional access point at El Camino Real, aligned with the
existing Mission Oaks main entrance may be approved by the City Engineer should less intensive
traffic generating uses be developed on-site and it can be shown that there are no queuing
impacts for a dedicated turn pocket on El Camino Real into the South-East project site. Access
to the two outparcels and the multi-family site shall be from the proposed public road.
Primary access to the North End Project site is envisioned to be off of El Camino Real with
secondary access off of Del Rio Rd.
Driveway restrictions will be analyzed with all Master plan Plans of Development and Construction
submittals to ensure safe turning movements and driveway placement in relation to traffic
improvements and adjacent commercial developments.
Except as otherwise modified by mitigation measures required in the Specific Plan EIR and/or
project conditions of approval, the following vehicle and truck access policies shall apply within
the Del Rio Road Commercial Area Specific Plan area:
1) Street improvements on Del Rio Road and El Camino Real as generally described below,
and as included as mitigation measures in the certified Specific Plan Final Environmental
Impact Report, will be constructed and financed by developments within the Specific Plan
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boundary, facilitating access to the subject sites, and acting to maintain efficient and safe
vehicular travel along adjacent roadways.
2) El Camino Real and Del Rio Road will be improved in accordance with the adopted plan
improvements or to the satisfaction of the City Engineer. The Master Plan of Development
for each project site will include conditions of approval that implement the timing and
details of all traffic improvements.
3) In addition to required frontage improvements, Del Rio Road shall be widened to
accommodate a right turn lane onto US101 northbound. Signal modifications and timing
shall be completed in to ensure safe and efficient traffic flow. Developments shall pay their
fair share towards these improvements based on traffic impacts.
4) The existing traffic signal at El Camino Real and Del Rio Road will be modified to
accommodate the proposed roadway improvements.
5) Del Rio Road, east of Obispo Road, will be improved to provide one-half (20') of a standard
Collector Road section on the project side of the centerline. This widened section will
transition to match the existing pavement width east of the Rio Rita Road. The intersection
at Rio Rita Road will be reconstructed to conform to the increased width of Del Rio
Road. Rio Rita Road will be improved to provide a smooth transition to Del Rio Road and
maintain continuity of drainage.
6) A decorative concrete three rail fence will be constructed on the South-East project site's
east property line. The applicant will to offer to the City of Atascadero a ten-foot grant of
right of way along its easterly property line for public road purposes. The abutting property
owners shall have the right to grade within the right of way.
Obispo Road will be extended through the project site as a public road. The Road will be
designed to the City’s current collector standard and a 60-foot wide right-of-way easement
will be dedicated to the City. The commercial area and residential area may take access
off this road. The road will be designed to connect to the properties to the south of the
project site. This road will be dedicated to the City of Atascadero and accepted for
maintenance purposes.
7)6) A public road will be constructed on the South-East Project site which will intersect El
Camino Real opposite the southerly entrance to the Mission Oaks Center. This
intersection will be signalized, and the road will be designed to accommodate project and
projected future traffic and a 60-foot wide right-of-way easement will be dedicated to the
City. The road will be designed to connect to the properties to the south of the project
site. This road will be dedicated to the City of Atascadero and accepted for maintenance
purposes.
8)7) Driveway access points will be designed to align with existing and proposed driveways
across the major streets as well as existing or planned public roads, to the greatest extent
possible. Restrictions on turning movements may be amended by conditions of approval
for individual Master Plans of Development for each project site. Access may be restricted
beyond what is stated in the Specific Plan should the City Engineer deem it necessary for
vehicular, pedestrian, or bike safety, or should it be deemed necessary for the function of
street intersections, the 101 interchange, or on-site circulation flow.
To the extent the Vehicle & Truck Access Policies are inconsistent with the mitigation measures
required in the Specific Plan EIR and/or conditions of approval required by the City, the mitigation
measures and/or conditions of approval shall apply. The proposed physical configurations of the
right-of-ways will allow for safe and efficient travel to and from the site.
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3.3.2 NON-VEHICULAR & PUBLIC TRANSPORTATION ACCESS POLICIES
The Specific Plan encourages non-motorized travel by creating travel routes that ensure
destinations may be reached conveniently by public transportation, bicycling or walking.
Individual project sites should be designed to allow pedestrians a safe path from public and private
areas to and from the commercial retail and restaurant entrances.
The Specific Plan incorporates the following non-vehicular improvements and/or features, thereby
facilitating access to the South-East Project and North End Project sites and acting to maintain
efficient and safe vehicular travel along adjacent roadways:
The following non-vehicular and public transportation policies shall apply within the Del Rio Road
Commercial Area Specific Plan area:
1) A turn out shall be provided on El Camino Real in front of the South-East Project site in
order to accommodate a bus stop in accordance with City Engineering Standards.
2) Project site frontages shall be designed with pedestrian access and ADA accessible
pathways via public sidewalks on Del Rio Road, El Camino Real and the new public road.
Private walkways and delineated paths to each building within the Specific Plan area are
encouraged.
3) Project sites shall include ADA accessible elements in compliance with accessibility
requirements.
4) Public transportation is permitted throughout the Specific Plan area.
5) Secure bicycle parking shall be provided near building entrances.
6) Bicycle travel accommodations shall be provided in each direction along the South-East
Project and North End Project frontage on El Camino Real and Del Rio Road.
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Figure 3-2: Del Rio Road Commercial Area Specific Plan Conceptual Circulation Plan
South-East Project Site
Major Use Parcel(s)
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3.4 PUBLIC FACILITIES POLICIES
The following section describes the backbone infrastructure systems that will be installed and
financed by development within the Specific Plan area that is required to serve the development
of the Del Rio Road Commercial Area Specific Plan.
The following public facilities policies shall apply within the Del Rio Road Commercial Area
Specific Plan area:
1) Water, wastewater, and drainage improvements will be designed to provide adequate
levels of service for the maximum level of the planned development.
2) All plans and improvements will be consistent with the City of Atascadero’s General Plan
and City infrastructure requirements.
3) The proposed electric, natural gas, and communication utilities shall be connected to utility
provider facilities in accordance with applicable standards.
4) All wires, conductors, cables, raceways, and conduits for electrical, telecommunications,
cable, and similar services that provide direct service to any property shall, within the
boundary lines of such property, be installed underground. Associated equipment and
appurtenances such as surface mounted transformers, pedestal mounted terminal boxes,
meters, and service cabinets may be placed aboveground and shall be screened and
located behind the front setback line of said property.
3.4.1 WATER POLICIES
The Del Rio Road Commercial Area Specific Plan is served with potable water by the Atascadero
Mutual Water Company.
The following water policies shall apply within the Del Rio Road Commercial Area Specific Plan
area:
1) The South-East Project site will be served by a new water main in the proposed public
road which connects to the existing water main in Del Rio Road and/or available
connection points to existing facilities within the fronting City streetsEl Camino Real,
subject to the approval of the City Engineer.
2) The North End Project will be served by connections to the existing water main in El
Camino Real and/or the existing water main in Del Rio Road.
3) A new water main shall be constructed in the new public street.
4) All water infrastructure design plans and construction will be approved the Atascadero
Mutual Water Company prior to development.
5) All backflow preventers will be located in landscaped areas outside the public way.
3.4.2 WASTEWATER & SEWER POLICIES
The project wastewater will be conveyed by existing sanitary sewer main lines to the existing City
of Atascadero wastewater treatment plant. The existing sewer main lines convey effluent to the
City’s existing treatment plant located on Gabarda Road.
The following wastewater and sewer policies shall apply within the Del Rio Road Commercial
Area Specific Plan area:
1) The South-East Project will connect to the existing sewer main in El Camino Real and/or
a new sewer main in the proposed public road.
2) The North End Project will connect to the existing sewer main in El Camino Real and/or
the existing sewer main in Del Rio Road.
3) A new sewer main shall be constructed in the new public street.
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3.4.3 STORM DRAINAGE POLICIES
The Specific Plan area will discharge its stormwater run-off in accordance with the City’s Storm
Water Management Plan. Stormwater will flow into the City’s storm drain collection system and
ultimately be discharged into Grave’s Creek. The existing drainage within the Specific Plan area
is discussed in Section 2.3: Existing Physical Conditions.
The following storm drain policies shall apply within the Del Rio Road Commercial Area Specific
Plan area:
1) During construction, all work shall meet the National Pollution Discharge Elimination
System (NPDES) requirements for storm water quality.
2) During construction, Best Management Practices (BMPs) will be implemented for erosion
control in accordance with an approved erosion control plan and a Storm Water Pollution
Prevention Plan (SWPPP).
3) During operations, all activities shall comply with the City of Atascadero’s Storm Water
Mitigation Plan (SWMP). This includes operational BMPs identified in the SWMP,
including waste management and materials control, source control and treatment controls,
to limit the conveyance of pollutants offsite.
4) The South-East Project and North End Project sites will safely convey storm runoff to
public facilities. Historical drainage patterns and flows will be maintained to the extent
feasible.
3.4.4 ELECTRICITY POLICIES
Del Rio Road Commercial Area Specific Plan area is served with electricity by Pacific Gas and
Electric Company. No new energy producing facilities are necessary to serve the Specific Plan
area, nor will the projects within the Specific Plan area require the construction or extension of
new transmission lines.
The following electricity policies shall apply within the Del Rio Road Commercial Area Specific
Plan area:
1) Both the South-East Project and North End Project developments shall include the
construction of on-site utility lines and provide easements to meet PG&E requirements.
2) All wires, conductors, cables, raceways, and conduits for electrical and similar services
that provide direct service to any property shall be installed underground within the
boundary lines of such property.
3) All utility lines along the project frontages shall be undergrounded consistent with City
code requirements.
3.4.5 NATURAL GAS POLICIES
Del Rio Road Commercial Area Specific Plan area is served with gas by The Gas Company. No
new facilities are necessary to serve the Specific Plan area, nor will the projects within the Specific
Plan area require the construction or extension of new transmission lines.
The following natural gas policies shall apply within the Del Rio Road Commercial Area Specific
Plan area:
1) Service of gas to the Specific Plan area will be in accordance with The Gas Company
policies and PUC regulations.
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3.4.6 COMMUNICATIONS POLICIES
Del Rio Road Commercial Area Specific Plan area is provided landline telephone and
communication services by AT&T and Spectrum, and cable television by Spectrum, satellite, and
other local providers. No new facilities are necessary to serve the Specific Plan area, nor will the
projects within the Specific Plan area require the construction or extension of new transmission
lines.
The following communication policies shall apply within the Del Rio Road Commercial Area
Specific Plan area:
1) Both the South-East Project and North End Project sites will construct on-site utility lines
to meet utility company requirements and PUC regulations.
2) All wires, conductors, cables, raceways, and conduits that provide direct service to any
property shall be installed underground within the boundary lines of such property.
3) All utility lines along the project frontages shall be undergrounded consistent with City
code requirements.
3.5 GRADING PLAN POLICIES
The Major Tenant parcel, two Commercial Outparcels, and the North End Project parcels will be
cleared, graded, and otherwise prepared for construction. It is anticipated that the South-East
project site will require a significant amount of grading to accommodate a level pad. It is
anticipated that the North end site will require some imported material to accommodate
commercial development. The concept grading plans indicate approximately 50,000 cubic yards
of import from the South-East Project Site to the North End Project Site and approximately
205,000 CY of dirt is expected to be exported from the South-East Project site to a suitable
receiver site.
The following grading policies shall apply within the Del Rio Road Commercial Area Specific Plan
area:
1) All grading shall comply with the current edition of the International Building Code, and the
City of Atascadero Community Development and Public Works Departments standards.
2) Development within the Specific Plan area will cooperate to the greatest extend feasible
to utilize excess material on each individual development site prior to exporting outside
the Del Rio Specific Plan area.
3) Any residual debris resulting from site clearing and preparation will be disposed
of/recycled in accordance with City requirements.
4) The South-East Project and the North End Project do not propose to grade their respective
residential outparcels at this time. Future grading for the residential parcels will comply
with City requirements, as determined at the time an application for a specific project is
submitted to the City.
3.6 COMMUNITY FACILITIES POLICIES
Community services and facilities including fire protection, police protection, U.S. mail, and solid
waste disposal are summarized below. A more detailed discussion of facilities and services is
presented in the Specific Plan EIR certified for the project.
FIRE PROTECTION
The City of Atascadero Fire Department provides fire prevention and suppression, hazardous
materials mitigation, and disaster planning services. This department serves the Del Rio Road
Commercial Area Specific Plan area. The closest fire station to the site is Station #1 located at
6005 Lewis Avenue. Fire protection needs are analyzed in the Specific Plan EIR.
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The following fire protection policies shall apply within the Del Rio Road Commercial Area Specific
Plan area:
1) All fire hydrants shall be approved by the Fire Department.
2) The City of Atascadero Fire Department shall review and approve all water improvement
plans and Fire Department Connections (FDC’s) prior to installation.
3) All structures shall include automatic sprinkler systems and alarm systems as required by
the latest applicable codes
4) All driveways and private roads not designed to accommodate on-street parking will be
have signage that states “Fire Lanes – No Parking”.
POLICE PROTECTION
The Del Rio Road Commercial Area Specific Plan is served by the City of Atascadero Police
Department (“APD”). APD operates in cooperation with the surrounding law enforcement
agencies under the “State Mutual Aid Pact”. The department’s headquarters is located at 5505
El Camino Real approximately two miles from the site. Police protection needs are analyzed in
the Specific Plan EIR.
U.S. MAIL
Mail service is provided by the United States Postal Service (USPS). The USPS will be consulted
regarding the location of the mail depositories which shall be installed per USPS
recommendations.
SOLID WASTE & RECYCLING STORAGE
Solid waste is collected by the Atascadero Waste Alternatives, Inc., a private company under
contract with the City of Atascadero. Solid Waste Service is provided to the Del Rio Road
Commercial Area Specific Plan area by Atascadero Waste Alternatives, Inc. Solid waste will be
disposed of at the Chicago Grade Landfill located at 2290 Homestead Road, Templeton, CA
93465.
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IV DEVELOPMENT STANDARDS
4.1 Commercial Retail (CR) Development Standards IV-1
4.1.1 Permitted Uses IV-1
4.1.2 Property Development Standards IV-2
4.2 Residential Multiple Family (RMF-20) Development Standards IV-2
4.2.1 Permitted Uses IV-3
4.2.2 Property Development Standards IV-3
4.3 Residential Single Family (RSF-X) Development Standards IV-3
4.3.1 Permitted Uses IV-3
4.3.2 Property Development Standards IV-3
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DEVELOPMENT STANDARDS
This chapter establishes policies and standards for development of the land uses and buildings
within the Del Rio Road Commercial Area Specific Plan area. The Specific Plan creates a specific
identity within the plan area through application of the Atascadero Municipal Code and unique
development standards. The purpose of these standards is to support, through careful site
evaluation and design, the establishment of land uses in a manner that protects the public health,
safety, and welfare. To the extent the development standards of the Specific Plan and the
Atascadero Municipal Code are in conflict, the development standards of the Specific Plan shall
prevail.
4.1 COMMERCIAL RETAIL (CR) DEVELOPMENT STANDARDS
These development standards implement the Commercial Retail (CR) zoning designation. The
planning areas zoned CR allow the development of commercial uses, which provide residents
and visitors with a variety of retail, office, lodging, restaurant, and personal and tourist serving
uses. It is the intent of these regulations to establish a comprehensive set of standards and
respond to community needs for general commercial uses.
4.1.1 PERMITTED USES
All uses shall be consistent with the underlying CR (Commercial Retail) zoning district for allowed
and conditionally allowed uses, with the following modifications:
1) The following uses shall be allowed or allowed as modified:
a) Brewery – Production
b) Building Materials and Hardware w/ outdoor sales less than 20,000 sf
c) Data and Computer Services Center
d) Farm Equipment and Supplies with outdoor sales area up to 20,000 square-feet.
e) Horticultural Specialties w/ outdoor sales area less than 20,000 sf
f) Manufacturing – Low Intensity
g) Medical Research
h) Research and Development
i) Warehousing – (must have an active office and employee component that is at least
25% of floor area)
2) The following uses shall be conditionally allowed with the following additional finding: The
use must make a strategic contribution to and synergy with a viable commercial center;
including consideration of revenue generation, compatibility, and phasing:
a) Auto Repair Services (indoor only, no outdoor storage of inoperative vehicles)
b) Manufacturing and Processing – High Intensity (indoor only)
c) Winery – production
d) Health Care Services, with the following findings:
i) The overall use area within the Specific Plan does not exceed 20%
ii) Adequate parking remains for future build-out and development of the Specific
Plan area with a variety of uses
e) RCFE – Independent Living / Senior Apartments (on the second floor or above only)
e)
f) Recreational Vehicle (RV) Parks with the following findings:
i) The use may only be allowed on the South-East project site
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ii) The use must be limited to stays of less than 30-days and be a transient lodging
use subject to TOT.
iii) The use may occupy a maximum of 20% of the South-East project site. An
additional 1.8 acres may be used for associated permanent cabins and “glamping”
uses.
iv)iii) The use must be visually screened from El Camino Real and the adjacent
residential uses
iv) Recreational Vehicle parking areas V parks must be an integral part of the
Mmaster Plan of Development of the site that includes other visitor serving
elements.
v) All stalls designed for transient recreational vehicles shall include water, gas, and
electricity connections.
g) Warehousing – (where the active office and employee component is less than 25% of
the floor area) - providing a finding of community benefit can be made
h) Temporary revenue generating land uses during site development with conditional use
permit which will be subject to findings and conditions that include, but are not limited
to, the following:
i) City Council review and approval of the conditional use permit
ii) A development agreement, or similar mechanism for enforcement, shall be
required
iii) Temporary uses shall be of limited duration, not to exceed 18 months, unless an
extension is granted by City Council
iv) Adequate emergency access shall be provided for all temporary uses
v) Utilities shall be installed as needed to accommodate temporary uses
vi) Appropriate mitigation to address dust and dirt track out onto public right of way
shall be incorporated in the approved plans for temporary uses.
vii) Temporary use areas shall be reviewed for aesthetics, neighborhood
compatibility and site impacts through the Conditional Use Permit process.
viii) Any other conditions necessary based on proposed land use and temporary
development plans
1) The following uses shall be prohibited:
a) Adult Day Care Facility
b) Adult Oriented Business
c) Building Materials and Hardware w/ outdoor sales or storage area 20,000 sf or greater
d) Drive-through Sales or Services
e) Horticultural Specialties with outdoor storage or sales area of 20,000 sf or greater
f) Kennels
g) Medical Extended Care Services: 6 residents or less
h) Medical Extended Care Services: 7 residents or more
i) Parking lots
j) RCFE – Assisted Living
k) RCFE – Retirement Hotel
l) Service Stations
m) Small Family Day Care (unless within a permitted residential unit by State Law)
n) Sports Assembly
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4.1.2 PROPERTY DEVELOPMENT STANDARDS
The site development standards for Commercial Retail (CR) zoned parcels within the Del Rio
Road Commercial Area Specific Plan are as presented in Table 4-1: Commercial Retail (CR)
Development Standards.
TABLE 4-1: COMMERCIAL RETAIL (CR) DEVELOPMENT STANDARDS
BUILDING SITE
Parcel Size:
Lot Width:
Lot Depth:
Lot Coverage:
No minimum parcel size with shared parking
and access easements recorded
No minimum lot width
No minimum lot depth
No maximum; subject to required building
setbacks, parking, and landscape
requirements.
MAXIMUM BUILDING HEIGHT
Occupied Building Height:
Non-Occupied Building Height:
(Architectural Features)
35 feet
45 feet
MINIMUM BUILDING SETBACKS
Front Yard:
Side Yard:
Rear Yard:
Adjacent to Residential zoned Property:
Setback from Right-of-way to parking:
10 feet for street trees. Encroachments
permitted with MPD approval
10 feet for street trees. Encroachments
permitted with MPD approval
None
2030 Feet
10 Feet
Notes: ▪ Building height shall be measured from the finished pad elevation to top of roof, excluding architectural
features.
▪ Occupied Building means the region normally occupied by people generally consisting of the space between
the finished pad and 6 feet above the floor or roof, excluding architectural features.
▪ Non-Occupied Building (Architectural Features) means a building feature or space where the floor to ceiling
height is 10 feet or less outside the occupied building area that adds to the visual interest of a structure. Non-
Occupied Building area may contain ventilation or air conditioning equipment.
▪ Setbacks shall be measured from the edge of rights-of-way or property line as applicable.
▪ Depressed ramps and stairways may project into required setbacks, yards or spaces between buildings more
than 4 feet as approved by the Community Development Director, but may not be located within the Right-of-
Way unless approved by the City Engineer.
4.2 RESIDENTIAL MULTIFAMILY (RMF-24) DEVELOPMENT STANDARDS
These development standards implement the Residential Multifamily (RMF-24) zoning
designation. The RMF-24 zoning designation allows for the development of high-density
residential uses at a minimum of 24 units per acre. The Residential Multiple Family Outparcel
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within the Del Rio Road Commercial Area Specific Plan shall be consistent with the City of
Atascadero Municipal Code and standards in effect at the time the application for Vesting
Tentative Parcel Map AT09-0073 was deemed complete on November 5, 2010 or any subsequent
Vesting Map should that entitlement expire. After the City of Atascadero deemed complete the
Specific Plan project applications for the development approvals and commenced preparation of
the Specific Plan EIR, the City of Atascadero approved a General Plan update to modify the High
Density Residential (HDR) land use designation from a maximum of sixteen units per acre to a
minimum of twenty units per acre. The City approved a corresponding Zoning Ordinance text
change and Zoning Map to change the RMF-16 Zoning District to RMF-20 (minimum 20 units per
acre), then subsequently amended the density and name of the designation to RMF-24 with a
maximum based density of 24 units per acre. Therefore, the proposed multiple family portion of
the Major Tenant site shall be limited to a maximum of 24 units per acre, consistent with
the maximum density analyzed in the Specific Plan EIR 2020 addendum. The Residential
Multiple Family Outparcel will apply for a Conditional Use Permit approval as a subsequent project
pursuant to section 6.7 of the Specific Plan, and will be subject to review by the City at that time.
Refer to the City of Atascadero Municipal Code for further development standards and design
guidelines.
4.2.1 PERMITTED USES
Permitted Uses shall comply with Title 9, Chapter 3, Article 3, of the Atascadero Municipal Code.
4.2.2 PROPERTY DEVELOPMENT STANDARDS
Property Development Standards shall comply with the following City of Atascadero Municipal
Codes: Title 9, Chapter 4. Density for the residential site shall be based on net acreage, exclusive
of road right-of-way and any openspace easements recorded over the property.
4.3 RESIDENTIAL SINGLE FAMILY (RSF-X) DEVELOPMENT STANDARDS:
These development standards implement the Residential Single Family (RSF-X) zone and
Planned Development Overlay Zone No. 17 designations. The RSF-X zoning designation typically
allows for the development of single-family residential uses not to exceed 2 units per acre.
However, the Single Family Outparcel also falls within the Planned Development Overlay 17,
which permits density greater than the limits specified in the RSF-X zone. Specifically, Planned
Development Overlay 17 allows residential uses in the RSF-X zone up to a maximum of 4 units
per acre. Approximately 1.7 acres of single-family residential uses have been included in the
Specific Plan area. Accordingly, a maximum of up to 6 primary dwelling units would be permitted
in this area.
The Single Family Outparcel within the Specific Plan shall be consistent with the City of
Atascadero’s Municipal Code and Standards, and the development standards of Planned
Development Overlay No. 17. The Single Family Outparcel will apply for subdivision mapping and
permits as a subsequent project pursuant to section 6.7 of the Specific Plan, and will be subject
to review by the City at that time. Refer to the City of Atascadero Municipal Code for further
development standards and design guidelines.
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4.3.1 PERMITTED USES
Permitted Uses shall comply with Title 9, Chapter 3, Article 3, of the Atascadero Municipal Code.
4.3.24.2.3 PROPERTY DEVELOPMENT STANDARDS
Property Development Standards shall comply with City of Atascadero Municipal Codes: Title 9,
Chapter 4.
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V DESIGN GUIDELINES
5.1 Commercial Retail (CR) Design Guidelines V-1
5.1.1 General Design Concepts V-1
5.1.2 Landscaping V-10
5.1.3 Parking & Parking Lot V-15
5.1.4 Lighting V-15
5.1.5 Signage V-15
5.1.6 Fencing & Screening V-16
5.1.7 On-Site Circulation V-17
5.1.8 Loading V-17
5.1.9 Outdoor Storage V-18
5.2 Residential Multiple Family (RMF-24) Design Guidelines V-18
5.3 Residential Single Family (RSF-X) Design Guidelines V-18
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DESIGN GUIDELINES
The purpose of these design guidelines is to provide a guide for developers, builders, architects,
engineers, landscape architects and others involved in the preparation of development proposals
to ensure a consistent architectural design theme, use of materials, signage, and level of quality
throughout the Specific Plan area. The design guidelines will assist the City of Atascadero staff
and decision-making authorities with criteria to evaluate future development proposals. To the
extent the design guidelines of the Specific Plan and the Atascadero Municipal Code are in
conflict, the Specific Plan’s design guidelines shall prevail.
5.1 COMMERCIAL RETAIL (CR) DESIGN GUIDELINES
These design guidelines provide for the design and development of Commercial Retail (CR) uses
within the Specific Plan area. The design guidelines set forth in this section will ensure that future
development within the Specific Plan area is consistent.
Development of the South-East and the North End project sites pursuant to the project approvals
described in Section 1.5, including approval of a Master Plan of Development, are deemed to be
consistent with the Design Guidelines of the Specific Plan and shall proceed directly to ministerial
building permit and construction plan review. Design review for the two Commercial Outparcel
uses to ensure consistency with the Design Guidelines of the Specific Plan shall occur during the
Plot Plan Review approval process pursuant to Section 6.7 of the Specific Plan.
5.1.1 GENERAL DESIGN
Within the Del Rio Road Commercial Area Specific Plan, site design addresses the nature and
function of the uses, buildings, and features. The architectural design guidelines are intended to
provide overall direction in the design of structures within the Specific Plan area. Architectural
design and details for the South-East Project and North End Project sites should be integrated
throughout the Specific Plan area. Design within the Del Rio Road Commercial Area Specific
Plan should meld function and form, not one to the exclusion of the other. These guidelines are
meant to be flexible over time and correspond with changing conditions in lifestyles, the
marketplace and economic conditions.
The following design guidelines are intended to facilitate design integrity between the variety of
uses within the Del Rio Road Commercial Area Specific Plan area:
1) Placement of buildings should consider the existing context of the commercial area, the
location of adjacent land uses, and the location of major traffic generators.
2) The architecture (height, scale, style) of each building within the Specific Plan area should
be compatible with other structures within the Specific Plan. Building sites should be
developed consistent with architectural exhibits in a coordinated manner to provide order
and diversity and avoid disorderly development.
3) Buildings within the Specific Plan may accommodate retail, office, tourism, and personal
services among others. Developers may incorporate "prototype" architectural standards
in the design and development of structures if they are consistent with the architectural
quality and character of Specific Plan. Buildings may incorporate simple rectangular forms
which may be broken up by creating horizontal emphasis through the use of reveals,
trellises, landscaping, trim, windows, eaves, cornices, complimentary colors or other
architectural and design devices consistent with the architectural exhibits.
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4) Figures 5-1 through 5-4 illustrate the conceptual architectural themes for development
within the Specific Plan area.
5) Buildings should be carefully articulated; front, side, and rear elevations should provide
variation in massing, wall, and roof forms. Use of thematic features and materials are
important elements and are encouraged.
6) Large smooth, unarticulated surfaces should be avoided. A mixture of smooth and
textured blocks for concrete walls is encouraged. Exterior materials requiring high
maintenance responsibilities such as stained wood, clapboard, or shingles should be
avoided. Large areas of intense white or dark colors should be avoided. Subdued colors
should be used as dominant overall colors. Bright colors should only be used for trim
and/or specialized uses (store identification, etc.).
7) Building materials should be selected and detailed for compatibility throughout the site.
Buildings should incorporate a mix of at least two prevalent materials and at least one
accent material including block, split faced block, decorative veneer, stucco, architectural
metal siding, wood or wood look features, or decorative exposed concrete. These
materials should be used in combinations that yield an impression of permanence as well
as respect for the surrounding environment and authentic architectural styles. Please
refer also to Figures 5-1 through 5-4.
8) Complementary design features should be utilized to unify the specific plan area.
9) All buildings should incorporate thematic benches, trash receptacles, bollards, and bike
racks.
10) Prior to submittal for Building Plan Check and the issuance of building permits, full color
renderings and color boards representing the exterior colors and materials to be used shall
be submitted to the Community Development Department.
11) Exterior mechanical equipment shall be screened from public view.
a. All roof mounted heating and cooling equipment shall be screened from view by a
parapet or other structural feature and designed to match the total structure.
b. All ground-mounted utility appurtenances shall be located away from public view or
adequately screened. Screening should be of a material complimentary to the
structure and/or heavy landscaping and berming.
12) Wall mounted items such as roof ladders and electrical panels shall not be located
adjacent to public rights-of-way, unless secured to prevent public access. Service areas
(areas for loading/unloading, unpacking of goods, etc.) shall be simple and efficient, and
shall not interfere visually or physically with other building operations. No utility
appurtenances shall be permitted directly within a pedestrian area.
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Figure 5-1: Architectural Design Concept – Main Features
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Figure 5-2: Architectural Design Concept – Secondary Features
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Figure 5-3: Architectural Design Concept – Outdoor Space
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Architectural Theme: Contemporary Agrarian
Design and Material Features:
• Gable and shed roof elements
• Vertical accents at corners and entry points
• Earth toned colors
• Mix of metal, wood, concrete, and glass
• Large openings and windows
• Geometric form
• Overlapping horizontal and vertical elements
• Layered façade elements
Figure 5-4: Architectural Design Concept – Architectural Theme Elements
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5.1.2 LANDSCAPING
The environment envisioned for the Del Rio Road Commercial Area Specific Plan area will be
established, in large part, by its landscape treatment. Landscaping is to be designed to highlight
positive visual features and to provide a cool, pleasant outdoor environment. Landscaping is also
intended to give structure and identity to the overall project. The Conceptual Landscape Palette
for the area within the Specific Plan boundaries is available in Figure 5-5. The following
landscaping design guidelines are applicable within the Del Rio Road Commercial Area Specific
Plan area:
1) Final Landscaping Plans will be prepared consistent with the all local and State Water
Efficient Landscape and Irrigation codes and shall be submitted for approval to the
Community Development Director.
2) Landscape and irrigation construction plans should substantially conform to the approved
Master Plan of Development.
3) Permanent automatic irrigation systems (including low flow systems) compliant with the
Atascadero Municipal Code should be provided in all landscaped areas.
4) Low flow irrigation systems are highly recommended within the Specific Plan area.
Sprinkler heads located immediately adjacent to parking areas should be of the "pop-up"
variety instead of risers.
5) The irrigation system should be designed to avoid overspray onto structures, streets,
sidewalks, windows, walls and fences.
6) The use of turf areas shall be reduced to a minimum. Turf should only be used when there
is a functional purpose.
7) Within individual landscaped areas, plants should be selected and planted appropriately
based upon their adaptability to the climatic, geologic, and topographical conditions of the
site and in accordance with the Atascadero Municipal Code. Drought-resistant and native
plant species are encouraged.
8) Landscaping should be maintained in an acceptable manner with dead and destroyed
landscape items replaced as soon as practical.
9) Planters shall not drain into parking areas so as to accumulate mud or other residue.
10) Building setbacks that are not used for drive entries, parking, loading, pedestrian
walkways, or approved outdoor uses should be landscaped. All unpaved areas within
developed portions of the site should be landscaped according to an approved landscape
plan.
11) No landscaping is required adjacent to the portions of buildings where loading doors and
customer pick-up areas are located.
12) The parking lot landscaping should include canopy trees to reduce urban heat island
effects and provide a pleasant pedestrian experience throughout the parking areas.
13) Landscaping along the street frontages of El Camino Real, Del Rio Road, and the new
public road should be planted with a combination of trees, shrubs, and groundcover
planted in a clearly perceptible pattern that creates a sense of scale or rhythm along these
roadways consistent with the approved Landscape Plan
14) Street trees shall not be planted along Rio Rita Road in order to protect the viewshed of
the existing development above Rio Rita Road.
15) All trees used within required landscaped areas, including parking areas, shall have a
minimum size of 24” box unless specific agreement is made with the Community
Development Department.
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16) All shrubs used within required landscaped areas, including parking areas, shall utilize a
mixture of sizes one-to-five (1-5) gallons and shall be dispersed evenly throughout the
landscaped areas.
17) All trees within the Specific Plan area shall be staked or provided with guy wires.
18) Landscaping along public rights-of-way should be designed to aesthetically screen and
soften blank walls, parking areas, storage areas, utility boxes, and other non-aesthetic
items.
19) The planting of hedge shrubs and/or vines along exterior structures and screen walls is
encouraged to deter potential graffiti.
20) Landscaped areas should be delineated with a 6-inch high and 6-inch wide concrete curb
or equivalent. Curb may be broken to allow water to flow into depressed planted areas.
21) Mulch should be applied in a 3-inch layer in all shrub and groundcover areas.
22) All new and disturbed slopes shall be revegetated.
23) Landscaping shall be planted concurrent with the development of the individual lots within
the Specific Plan area.
24) In addition, landscape improvements in each project’s right-of-way frontage, including
road medians, shall be installed and completed prior to occupancy of each project’s first
tenant. All landscape improvements in the public right-of-way shall be approved by the
City Engineer and will require an encroachment permit.
25) Retaining walls in excess of 4 feet in height shall be setback from the right of way a
minimum of 5 feet. Individual walls may not exceed 6 feet in height, and multiple, stepped
walls with a minimum separation of 5 feet shall be utilized where grades require additional
height. All retaining walls shall use high quality decorative materials and shall be
consistent with the architectural design theme of the development. Wall exceptions may
be granted with Design Review Committee approval based on findings that the wall(s) is
designed as a decorative site feature.
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Figure 5-5: Conceptual Landscape Palette
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5.1.3 PARKING & PARKING LOT
All parking and parking lots within the Specific Plan area shall comply with Title 9, Sections 4.114
through 4.119 of the Atascadero Municipal Code and the following parking and parking lot
standards listed below:
1) Parking spaces should be oriented to ensure visibility of pedestrians, bicyclists and other
motorists while entering, leaving or circulating within a parking area.
2) The installation of parking facilities shall occur concurrently with the development of
individual parcels and shall be designed for interconnecting access to future subsequent
development.
3) Individual parcels are must be designed to share parking fields if they are adjacent and
within the same zoning designation.
4) Parking areas shall have lighting capable of providing adequate illumination for safety and
security. Such lighting shall be indirect, hooded, and arranged to reflect light away from
adjoining properties and streets.
5) All parking areas should be paved with Portland cement, concrete, asphalt or other
appropriate approved material as established by the City Engineer. Curbing or wheel
stops should be provided around parking lot perimeter.
6) Parking areas should be provided with curbs, bollards, or similar permanent devices where
necessary to prevent parked vehicles from bumping buildings, landscaping, or perimeter
walls.
7) Canopy trees shall be provided at an average of approximately one (1) tree per thirty (30)
feet along parking rows.
8) Individual tree planters may be used in lieu of landscape fingers provided the parking lot
complies with all other applicable landscaping requirements.
9) Parking areas that face El Camino Real, and are at least five (5) feet above the adjacent
roadway, shall not be required to be screened with a landscaped berm. Parking areas
that face El Camino Real, and are less than five (5) feet above the adjacent roadway, shall
be screened with a landscape berm a minimum of thirty (30) inches in height unless the
City Engineer finds that intervening landscaping sufficiently blocks headlight glare.
10) Commercial grade bicycle racks should be conveniently located close to building
entrances.
5.1.4 LIGHTING
All lighting within the Specific Plan area shall comply with Title 9, Section 4.137 of the Atascadero
Municipal Code and the following lighting standards listed below:
1) Lighting sources in parking lots may be up to thirty (30) feet in height.
2) Lighting sources shall be full cut off type fixtures that are shielded, diffused, or indirect in
order to avoid glare to pedestrians, motorists, and surrounding residential areas.
3) Lighting fixtures shall be selected and located to confine the area of illumination to within
the site boundaries consistent with the approved photometric plans.
4) To minimize the total number of freestanding light standards, full cut off type wall-mounted
lighting fixtures should be utilized where feasible and consistent with building architecture.
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5.1.5 SIGNAGE
Signage and graphics are an important element within the Del Rio Road Commercial Area
Specific Plan. The intent of the Sign Program is to provide commercial tenants maximum sign
exposure in a manner that will complement the overall image of the combined projects.
All signage shall comply with the Sign Program shown in Figure 5-6: Del Rio Road Commercial
Area Specific Plan Signage Program. The following additional signage standards shall also apply
within the Specific Plan area:
1) Monument signs should be incorporated into landscaped areas to minimize visual mass.
2) All ground-mounted signs shall be set back from the ultimate curb face and positioned so
as not to create a hazard for either pedestrian or vehicular traffic.
3) All signs and their supporting structures shall be constructed of metal, wood or comparable
weatherproof material and shall be enclosed as to provide against their infestation by birds
and vermin.
4) Each tenant shall be responsible for providing their own building signs. Each tenant is
responsible for obtaining all required sign and building permits from the City. Each tenant
shall be responsible for all fees required.
5) Tenant wall signs shall be designed with individual lettering and custom graphics. Use of
external illumination, neon and other features are encouraged. Signs shall complement
architectural themes. No internally illuminated cabinets shall be allowed unless an integral
part of a small custom sign feature. Logos and corporate slogans need not consist of
individual letters but should be compatible with the Sign Program and design theme.
6) Any requested deviation from the approved sign program shall require the approval of the
Community Development Director or designee and may require the review of an
Administrative Use Permit. Tenants shall be responsible for compliance with this program
and all City codes and requirements. Additional signage may be requested by the
Commercial Outparcels and future residential uses at the time specific development projects
are proposed.
7) Additional sign area allowance or unique signage elements not otherwise permitted by the
approved Sign Programs or by the City’s Sign Ordinance, may be processed as an
Administrative Use Permit.
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Figure 5-6: Del Rio Road Commercial Area Specific Plan Signage Program
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5.1.6 FENCING & SCREENING
Fencing and screening should be designed to highlight positive visual features and to screen
negative ones. The following design guidelines are applicable within the Del Rio Road
Commercial Area Specific Plan area:
1) Fencing and screening should be used to a minimum within the Specific Plan area.
2) Walls and fences may be used to retain earth or screen loading and storage areas, refuse
receptacles, and utility structures.
3) Walls should be designed to be low and to perform their screening function.
4) Walls and fences should be designed to complement the architectural design, color and
materials of adjacent buildings.
5) Landscaping should be used in combination with walls when possible.
6) A decorative three-rail fence shall be provided along the southwest side of Rio Rita Road
to protect against accidental pedestrian access to the top of the slope at the eastern edge
of the South-East project site.
5.1.7 ON-SITE CIRCULATION
The on-site circulation standards within the Del Rio Road Commercial Area Specific Plan will
ensure the efficient and safe passage of vehicles and pedestrians to and from the various
commercial uses within the Specific Plan area. The following design guidelines are applicable
within the Del Rio Road Commercial Area Specific Plan area:
1) On-site circulation should be designed for efficient vehicular and pedestrian movement.
2) The circulation system shall include adequate directional signs for entrances, exits,
parking areas, loading areas, and other uses.
3) On-site driveways and parking areas shall be designed to provide common access
between the Specific Plan area and adjacent properties.
4) Sight lines required for safe automobile movement shall be kept clear. Screens and
structures shall not block such sight lines, both for entering and leaving the individual
developments, and the project site.
5) The design and location of vehicular entries (curb cuts) for individual development sites
shall provide the driver ample time to perceive them when approaching the site.
Intersections and driveway approaches should be kept clear of obstructions such as traffic
signal standards and landscaping.
6) Individual buildings and parcels need not have direct access to a public street; however,
reciprocal access agreements shall be recorded to ensure that adequate ingress and
egress is available to each lot and building within the Specific Plan area and that the
entirety of the center functions as one development regardless of underlying lot lines and
ownership.
7) Adequate pedestrian amenities such as benches and shade structures (or shade trees)
should be installed near building entrance or at the curbside/sidewalk adjacent to buildings
within the Del Rio Road Commercial Area Specific Plan area.
8) Designated pedestrian walkways across traffic lanes should be striped to distinguish them
from the surrounding paved areas.
9) On-site pedestrian walkways should provide direct, safe, and adequate movement paths
between parking areas and building entrances.
10) Service truck access routes should be designed to limit interaction with visitor and
pedestrian traffic.
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5.1.8 LOADING
The following design guidelines are applicable within the Del Rio Road Commercial Area Specific
Plan area:
1) Loading areas should be designed to provide for maneuvering on site and not from or
within a public street. Direct loading from a public street is not permitted.
2) Loading areas may be permitted adjacent to a public street provided they are screened
by a combination of screen walls, ornamental landscaping, and/or portions of on-site
buildings.
3) Loading areas visible from a public street or parking area should be screened by solid
wing walls (constructed of materials such as concrete, concrete block, masonry, and brick)
and/or appropriate landscaping so that said loading area is adequately shielded from
public view. All such loading areas shall be maintained in a clean and orderly condition.
4) Screen walls and wing walls should be provided adjacent to loading doors and loading
areas visible to the public and should be of a compatible material with adjacent buildings,
and shall be of sufficient height to provide adequate visual screening.
5.1.9 ACCESSORY STORAGE
The following design guidelines are applicable within the Del Rio Road Commercial Area Specific
Plan area:
1) Outdoor storage shall be screened from public view.
2) Refuse storage and disposal areas, other than trash compactors, should be within trash
enclosures with at least three sides composed of a solid wall which is not less than 6 feet
in height. The fourth side may consist of a solid metal gate painted to match or coordinate
with the adjacent building (slatted chain link is not acceptable). Cardboard bales shall be
removed regularly.
3) Refuse containers shall be provided in sufficient number, and should be placed in
convenient location(s).
4) Trash enclosures may accommodate recycling bins.
5) Trash gates should remain closed except when in use, and remain in good working order.
6) Trash areas should not be used for storage. The premises should be kept in a neat and
orderly condition at all times, and all improvements should be maintained in a condition of
good repair and appearance.
7) Adequate shopping cart storage should be provided as needed.
8) No permanent storage of material is allowed on the outside of the building.
9) Outdoor storage provisions do not apply to outdoor sales areas, sidewalk sales, enclosed
storage, and "garden centers."
5.2 RESIDENTIAL MULTIPLE FAMILY (RMF-24) DESIGN GUIDELINES
The Residential Multiple Family (RMF-24) parcel within the Del Rio Road Commercial Area
Specific Plan shall be consistent with the City of Atascadero Municipal Code and Standards in
effect at the time the application for Vesting Tentative Parcel Map AT09-0073 was deemed
complete on November 5, 2010 or subsequent vested entitlement should the original entitlement
expire. Design review for the Multifamily Outparcel use to ensure consistency with the Design
Guidelines of the Specific Plan shall occur during the Conditional Use Permit approval process
pursuant to Section 6.7 of the Specific Plan.
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5.35.2 RESIDENTIAL SINGLE FAMILY (RSF-X) DESIGN GUIDELINES
The Residential Single Family (RSF-X) remainder parcel within the Del Rio Road Commercial
Area Specific Plan shall be consistent with the City of Atascadero’s Municipal Code and
Standards. Design review for the Single Family Outparcel use to ensure consistency with the
Design Guidelines of the Specific Plan shall occur during the Subdivision Tract Map Approval
process pursuant to Section 6.7 of the Specific Plan. Refer to the City of Atascadero Municipal
Code for further design guidelines.
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VI IMPLEMENTATION AND ADMINISTRATION
6.1 Interpretation VI-1
6.2 Definition of Terms VI-1
6.3 Enforcement VI-1
6.4 Severability VI-1
6.5 Implementation of Development Standards VI-2
6.6 Implementation of Design Guidelines VI-2
6.7 Application Processing VI-2
6.8 Financing & Phasing of Development VI-3
6.8.1 South-East Project Site VI-3
6.8.2 North End Project Site VI-4
6.9 Maintenance VI-4
6.9.1 City Maintenance Responsibility VI-4
6.9.2 Other Agency Maintenance Responsibility VI-5
6.9.3 Private Maintenance VI-5
6.10 Substantial Conformance VI-5
6.10.1 Procedure VI-6
A. Application VI-6
B. Hearing VI-6
C. Action by Reviewing Authority VI-6
6.8 Specific Plan Amendments VI-6
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IMPLEMENTATION AND ADMINISTRATION
The City of Atascadero adopted this Specific Plan following certification by the City of the Specific
Plan EIR and concurrent with the issuance of certain additional development approvals described
in Section 1.5 of this Specific Plan. This Specific Plan serves as an implementation tool for the
City’s General Plan, and establishes the overlay zone for the combined Project sites. Following
adoption of the Specific Plan and the development approvals described in Section 1.5,
development within the Specific Plan area shall proceed pursuant to Section 6.7 of this Specific
Plan.
The Del Rio Road Commercial Area Specific Plan shall be implemented, amended, revised or
adjusted according to the procedures identified in this section. These procedures have been
developed to ensure consistency with the adopted Del Rio Road Commercial Area Specific Plan,
to encourage continuity in design and development of the community, and to promote high
standards of site design. These revision and amendment procedures also provide for adaptation
to special or supplementary development standards that may be adopted from time to time to
implement the Del Rio Road Commercial Area Specific Plan.
6.1 INTERPRETATION
These regulations shall be held to be minimum requirements in their application and
interpretation. No provision herein is intended to abrogate of interfere with any deed restriction,
covenant, easement, or other agreement between parties.
Interpretations of the provisions of this Specific Plan are subject to subsections (a) through (c) of
Section 9-1.109 of the Atascadero Municipal Code, except that interpretation of allowable uses
not specifically listed in the Atascadero Municipal Code for the CR (Commercial Retail) zoning
district or Chapter 4 of this Specific Plan are subject to a substantial conformance determination
pursuant to Section 6.10 of this Specific Plan.
6.2 DEFINITION OF TERMS
The meaning and construction of words, phrases, titles and terms shall be the same as provided
in Atascadero Municipal Code and Atascadero General Plan, unless otherwise specifically
provided in the Specific Plan.
6.3 ENFORCEMENT
The Del Rio Road Commercial Area Specific Plan is enforceable through the measures and
regulations detailed in Title 9 of the City of Atascadero Municipal Code.
The standards contained in the Specific Plan have been adopted by ordinance and are
enforceable to the same extent as standards contained in the Zoning Regulation and other City
Codes.
6.4 SEVERABILITY
If any term, provision, condition, requirement, or portion thereof of this Specific Plan is for any
reason held invalid, unenforceable, or unconstitutional, the remainder of this Specific Plan or the
application of such term, provision, condition, requirement, or portion thereof to circumstances
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other than those in which it is held to be invalid, unenforceable, or unconstitutional, shall not be
affected thereby; and each other term, provision, condition, requirement, or portion thereof shall
be held valid and enforceable to the fullest extent permitted by law.
6.5 IMPLEMENTATION OF DEVELOPMENT STANDARDS
Adoption of the Specific Plan by the City, includes adoption of the development standards and
policies described in Chapter 4: Development Standards. Development standards and policies
contained in this document shall supplement or replace those of the City of Atascadero Municipal
Code as they might otherwise apply to lands within the Del Rio Road Commercial Area Specific
Plan area. For projects within the Specific Plan area, development standards and policies in the
Del Rio Road Commercial Area Specific Plan shall take precedence over more general standards
and policies applied through the rest of the City. To the extent the provisions of the Specific Plan
and the Atascadero Municipal Code are in conflict, the provisions of the Specific Plan shall prevail.
In situations where development standards or policies relating to a particular subject have not
been provided in the Specific Plan, the existing development standards and policies of the City’s
General Plan and Zoning Ordinance shall continue to apply.
6.6 IMPLEMENTATION OF DESIGN GUIDELINES
Adoption of the Specific Plan by the City includes adoption of the Design Guidelines contained in
Chapter 5: Design Guidelines, of the Specific Plan. The Design Guidelines are intended to be
flexible in nature while establishing basic evaluation criteria for the review by the City of
development projects as described in Section 6.7: Application Processing. Design guidelines
contained in this document shall supplement or replace those of the City of Atascadero Municipal
Code and/or the Appearance Review Manual as they might otherwise apply to lands within the
Del Rio Road Commercial Area Specific Plan area. For projects within the Specific Plan area,
design guidelines in the Del Rio Road Commercial Area Specific Plan shall take precedence over
more general design guidelines applied through the rest of the City. To the extent the provisions
of the Specific Plan and the Atascadero Municipal Code are in conflict, the provisions of the
Specific Plan shall prevail. In situations where design guidelines relating to a particular subject
have not been provided in the Specific Plan, the existing design guidelines of the City’s General
Plan and Zoning Ordinance shall continue to apply.
6.7 APPLICATION PROCESSING
Development of the South-East project parcels and the North End Project parcels shall require
approval of a Master Plan of Development, including the two Commercial Outparcels, Multiple
Family Outparcel, and Single Family Outparcel in accordance with the following processes:
▪ Master Plan of Development Approval. A Master Plan of Development in the form of a
Conditional use Permit shall be required for both the commercial and residential portions
of the development subject to final action by the City Council. A Master Plan of
Development can include conceptual approval of the two commercial outparcels on the
South-East project site. Should approval be conceptual, a plot plan review shall be
required for these sites as described below.
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▪ Plot Plan Review. The two Commercial Outparcel uses shall obtain Plot Plan review
approval pursuant to Atascadero Municipal Code Section 9-2.108 unless detailed
approval is included in the Master Plan of development. In this case, the two Commercial
Outparcel uses shall not require Precise Plan and Conditional Use approvals as described
in Atascadero Municipal Code Sections 9-2.109 through 9-2.110 unless specific requested
uses trigger that process.
▪ Tentative Map Approval. The Single Family Outparcel and any other land or airspace
subdivisions shall obtain a tentative tract or parcel map approval pursuant to Atascadero
Municipal Code Title 11.
▪ Administrative Use Permit. Request for additional sign area allowances or unique
signage elements not otherwise permitted by the approved Sign Programs or by the City’s
Sign Ordinance, may be processed as an Administrative Use Permit.
▪ Master Plan of Development Amendments. Modifications to any approved Master Plan
of Development for any project site shall be processed as a Use Permit amendment
subject to final action by the City Council. Minor changes may be permitted without Use
Permit amendment if a finding of substantial conformance can be made by the Planning
Director in accordance with Section 6.10.
Any development proposed within the Specific Plan area that is not in substantial conformance
with this Specific Plan, shall proceed pursuant to approval by the City of applications as
determined by the Community Development Director to be necessary at the time of project
application submittal.
6.8 FINANCING & PHASING OF DEVELOPMENT
The South-East and North End Projects are self-supporting commercial projects with individual
owners/developers responsible for onsite and offsite improvements necessary to support
development of the project.
Phasing of development ultimately will be determined solely by the project developers and
approved by the City as part of the Master Plan of Development based on market conditions and
other factors, and shall comply with any applicable conditions., based on market conditions and
other factors. Required infrastructure and community facilities shall be installed and public
services shall be available to serve each phase of development as it occurs. Based on current
market information, development within the Specific Plan area is generally anticipated to occur
as follows.
6.8.1 SOUTH-EAST PROJECT PHASING
Phase 1:
▪ Rough grading of the commercial parcels, and preparation of the Major Tenant building
pad. Export excess cut material to a suitable receiver site.
▪ Precise grading of the Major Tenant parcel, the proposed new public road, and driveways
onto Del Rio Road and El Camino Real.
▪ Detention basin/drainage improvements (onsite and offsite).
▪ Provision of undergrounded utilities including stubs to Commercial Outparcels 2 and 3.
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▪ Construction of the Major Tenant building required parking area, and driveways.
▪ Install landscaping on Major Tenant parcel.
▪ Construction of offsite improvements (as detailed in Chapter 3: Land Use Concept) in Del
Rio Road and El Camino Real, the new public road, and intersection improvements
required for operation of the Major Tenant and Outparcels 2 and 3.
▪ Sewer and water line connection to existing offsite utility linesSite Demolition
Phase 2:
▪ Construction of Commercial Outparcels 2 and 3 may, but need not, occur concurrently
with the construction of the Major Tenant parcelRough grading and installation of utilities.
▪ Precise Grading and pad preparation for Commercial Outparcel buildings (Parcel 2 and/or
3)
▪ Construction of Commercial Outparcel buildings (Parcels 2 and/or 3)
▪ Wet and dry utility connection to stubs provided in Phase 1 (Parcel 2 and/or 3)
▪ Landscape parking areas and corners in Parcel 2 and/or 3
▪ Completion of the new public road, frontage improvements, and frontage landscaping
▪ Project site edge landscaping, fencing, and buffering
Note: Multiple Family Outparcel development is not included and any project phasing will be
permitted separately pursuant to Section 6.7 of this Specific Plan.
6.8.2 NORTH END PROJECT PHASING
Phase 1:
▪ Site Demolition
Phase 2:
▪ Complete public improvements and frontage improvements
▪ Construction of on-site infrastructure and drainage improvements
▪ On-site grading, parking, landscape improvements, and finished construction pads
Phase 3:
▪ Individual commercial buildings (as tenants are secured)
Note: Single Family Outparcel development is not included and any project phasing will be
permitted separately pursuant to Section 6.7 of this Specific Plan.
6.9 MAINTENANCE
Public and private improvements constructed as part of development of the Specific Plan area
shall be maintained through a combination of public and private entities as described below.
6.9.1 CITY MAINTENANCE RESPONSIBILITY
Public facilities are planned for public maintenance by the City or the appropriate utility service
provider and include, but are not limited to, the following:
▪ All accepted public streets within the Specific Plan area, excluding residential
subdivisions.
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▪ Public traffic signals and traffic control signs within the public right-of-way within the
Specific Plan area.
▪ Public improvements constructed in the public right-of-way inside of and outside of the
Specific Plan area.
▪ All sewer mains, excluding lateral connections.
▪ The existing and expanded public storm drain systems in the public right-of-way or
dedicated easements.
6.9.2 OTHER AGENCY MAINTENANCE RESPONSIBILITY
The following facilities will be maintained by other agencies:
▪ Atascadero Mutual Water Company: public on-site and offsite water facilities within the
Specific Plan area.
▪ PG&E: Accepted street lighting within public rights-of-way in the Specific Plan area.
▪ Caltrans: Public improvements within the Caltrans right-of-way.
▪ All private electrical, natural gas, telephone, cable TV, and other non-City utilities.
6.9.3 PRIVATE MAINTENANCE
Private and public improvements to be maintained by the developers include, but are not limited
to, the following:
▪ Streets, drives, lanes and pedestrian paths on private property within the Specific Plan
area.
▪ Public streets within any residential subdivisions
▪ Traffic control signs and pavement markings on private property within the Specific Plan
area.
▪ Landscaping and lighting on private property within the Specific Plan area.
▪ Property line walls, fences, retaining walls, refuse storage areas, signs, slopes, and
parking lots.
▪ Open space areas on private property within the Specific Plan area including detention
facilities, bio-swales, and other low-impact-development features.
▪ Newly constructed drainage facilities on private property within the Specific Plan area.
▪ Landscaped frontages within the right-of-way of all public streets.
▪ Street lighting within public rights of way in the Specific Plan area shall be maintained by
the developer unless otherwise maintained by PG&E.
▪ Landscaping within any center medians of all public streets fronting the Specific Plan area.
6.10 SUBSTANTIAL CONFORMANCE
During review of construction plans and building permit applications, the Community Development
Director or designee shall have the limited ability to interpret the Specific Plan and determine that
the proposed development is in substantial conformance with the Del Rio Road Commercial Area
Specific Plan. The use of substantial conformance is intended to ensure orderly development,
quality aesthetic design, and safe and harmonious placement of uses within the Specific Plan
area. Determinations of substantial conformance shall be made administratively by the
Community Development Director or designee without the need for a public hearing. In some
cases, the determination may be forwarded to the Design Review Committee. A substantial
conformance determination made pursuant to this Section 6.10 shall be considered a ministerial
decision that is not subject to CEQA.
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A project proposal for development within the Specific Plan area shall be considered to be in
substantial conformance with the Specific Plan, not requiring a Specific Plan amendment, in the
event that any of the following occurs:
▪ The addition of a land use not listed in Chapter 4: Development Standards, of this Specific
Plan, provided that the proposed use is determined to be equivalent in its nature and
intensity to a use listed in Chapter 4 of this Specific Plan.
▪ A change in utility or public service provider to the Specific Plan area.
▪ Minor changes or adjustments to lot lines or the alignment of access roads, community
facility plans, or public infrastructure facility plans such as drainage, sewer, water and
other utilities.
▪ Minor deviations from the Land Use Plan and related policies, as contained in Chapter 3:
Land Use Plan, of the Specific Plan.
▪ The merger of the two Commercial Outparcels into a single Commercial Outparcel to be
developed with a retail, restaurant or office use provided the development does not exceed
the combined maximum floor area permitted for the two Commercial Outparcels of 10,000
square feet. A voluntary merger application shall be required in order to complete any lot
merger.
▪ Minor deviations from the sign program that are consistent with the conceptual design set
forth in Chapter 5: Design Guidelines, of the Specific Plan.
▪ Minor changes to landscape materials and streetscape design which are consistent with
the conceptual design set forth in Chapter 5: Design Guidelines, of the Specific Plan.
▪ Minor deviations from the design guidelines which are consistent with the conceptual
design set forth in Chapter 5: Design Guidelines, of the Specific Plan.
▪ A reduction in the minimum required parking spaces, provided that a parking study
demonstrates the proposed reduction in parking spaces is justified based on the mix of
uses within the Specific Plan area and the use of shared parking between those uses.
▪ Other modifications of a similar nature to those listed above which are deemed minor by
the Community Development Director or designee, that are in keeping with the purpose
and intent of the approved Specific Plan.
6.10.1 PROCEDURE
A. APPLICATION
Applications for the determination of substantial conformance shall be made on forms provided
by the Community Development Director or designee and shall be accompanied by a filing fee
and a Plot Plan, as described in Section 9-2.108 of the Atascadero Municipal Code. Applications
shall be made by the owner of the property for which the approval is sought, or an authorized
agent.
B. HEARING
No public hearing shall be required for a determination of substantial conformance unless the
Community Development Director refers the item to the Design Review Committee.
C. ACTION BY REVIEWING AUTHORITY
The reviewing authority for a determination of substantial conformance shall be the Community
Development Director or designee. The Community Development Director or designee shall
determine by providing written notice to the applicant that the proposed addition of a land use or
other revision requested pursuant to this Section 6.10 is in substantial conformance with the Del
150
IMPLEMENTATION AND ADMINISTRATION
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VI - 7
Rio Road Commercial Area Specific Plan if it complies with all applicable provisions of Atascadero
Municipal Code Title 9 and is consistent with the purpose and intent of this Specific Plan. The
action of the Community Development Director or designee shall be final with no appeal.
6.11 SPECIFIC PLAN AMENDMENTS
Amendments to the Del Rio Road Commercial Area Specific Plan shall be required for revisions
that are beyond the scope of substantial conformance determinations. Specific Plan
Amendments shall be processed pursuant to the provisions of the California Government Code
Section 65453(a).
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ATTACHMENT 2: DRAFT RESOLUTION B
DEV24-0044
RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ATASCADERO,
CALIFORNIA, RECOMMENDING THE CITY
COUNCIL APPROVE A CONDITIONAL USE
PERMIT TO ESTABLISH A MASTER PLAN OF
DEVELOPMENT INCLUDING APPROVAL OF AN
RV RESORT, MIXED-USE COMMERCIAL
BUILDING, INDOOR AND OUTDOOR
RECREATION CENTER, HOTEL WITH
KITCHEN FACILITIES IN ALL UNITS, AND A
HEIGHT EXCEPTION FOR THE DEL RIO
RANCH PROJECT
Del Rio Ranch
4999, 5505, 5701, 5703, & 5705 Del Rio Road, and
2005, 2055, 2115, 2205, 2325, 2375, & 2405 El Camino
Real
APNs 049-112-002, 049-112-018, 049-112-019, 049-
112-022, 049-112-036, 049-112-040, 049-151-005, 049-
151-036, 049-151-037, 049-151-040, and 049-151-041
Del Rio Road Commercial Area Specific Plan South-
East Project Site
WHEREAS, an application has been received from Jennifer Kim (6900 El Camino Real,
Atascadero, CA 93454), Applicant and Owner, to consider a Conditional Use Permit, and a Master
Plan of Development including approval of three conditionally allowed uses and outdoor amplified
sound, and a height exception on the South-East Project Site Del Rio Road Commercial Area
Specific Plan (hereinafter, the “Project”); and,
WHEREAS, the site’s current General Plan Land Use Designation is High Density
Residential (HDR) and General Commercial (GC); and
WHEREAS, the site’s current Zoning Designation is Residential Multi-Family (RMF-24)
and Commercial Retail (CR) with a Specific Plan #2 (SP2) Overlay; and
WHEREAS, an application for a General Plan Amendment, Zone Change, and Specific
Plan Amendment has been submitted for concurrent consideration that will: 1) change in the
General Plan land use designation of the site to be entirely designated GC; 2) rezone the entirety
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of the property to Commercial Retail (CR); and 3) modify the Del Rio Commercial Area Specific
Plan (DRCASP) to allow the Project and Design; and
WHEREAS, the Del Rio Road Commercial Area Specific Plan (DRRCASP: SP#2)
requires the adoption of a Master Plan of Development, approved in the form of a Conditional Use
Permit prior to any development of the site; and
WHEREAS, an RV resort and Indoor and Outdoor Recreation Centers are conditionally
allowed uses in the CR(SP2) zoning district; and
WHEREAS, the Project requires a height modification to allow proposed Buildings 1 and
2 at their proposed 52’ height; and
WHEREAS, the Project requires a modification to allow full kitchens in all the units of
the proposed eighteen (18) unit hotel; and
WHEREAS, outdoor amplified sound is proposed for the amphitheater use and plaza areas
and requires approval through a public hearing process; 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 Project held by the
Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary,
was admitted on behalf of the Project; and
NOW, THEREFORE, BE IT RESOLVED, the Planning Commission of the City of
Atascadero takes the following actions:
SECTION 1. Recitals: The above recitals are true and correct.
SECTION 2. Public Hearing. The Planning Commission of the City of Atascadero, at a Public
Hearing held on December 12, 2024, and considered testimony and reports from staff, the
applicants, and the public.
SECTION 3. Facts and Findings. The Planning Commission makes the following findings,
determinations and approvals with respect to the project approvals:
A. Findings for Approval of a Conditional Use Permit
1. FINDING: The proposed project or use is consistent with the General Plan
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FACT: The Project is consistent with General Plan Land Use Circulation and Housing
Element Policies. The project site provides for master planned commercial,
entertainment, and tourist serving uses on a 26-acre site. Conditionally allowed uses
are integrated in the site design.
2. FINDING: The proposed project or use satisfies all applicable provisions of the Title
(Zoning Ordinance) including provisions of the Del Rio Road Commercial Area
Specific Plan.
FACT: The Project shall be consistent with all applicable zoning regulations, as
amended. The associated amendments and adopted conditions will facilitate the
development of the site in a manner that provides compatibility with the neighboring
properties and achieves the City’s economic development and community goals.
3. FINDING: The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety, or welfare of the general public or persons residing or
working in the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use.
FACT: The proposed project will not be detrimental to the health, safety, or welfare of
the general public or persons residing in the neighborhood. The uses are consistent with
the underlying zoning district and with the Del Rio Road Commercial Area Specific
Plan, as amended. The Specific Plan standards, mitigation measures, underlying zoning
development standards, and project conditions will ensure that pedestrian and vehicular
access conditions are designed in a manner which does not create ongoing safety
concerns.
4. FINDING: The proposed project or use will not be inconsistent with the character or
the immediate neighborhood or contrary to its orderly development.
FACT: The proposed project will be sufficiently setback and/or screened a transition
from surrounding existing residential uses to the commercial portion of the site. The
site is located at a key commercial node and development with the uses as proposed is
anticipated within the Commercial Retail zoning designation. The project is consistent
with surrounding residential and commercial uses.
5. 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 Project will not generate significant and unavoidable impacts to traffic. A
Traffic Generation Comparison analysis has been provided showing that project will
generate less trips that previously approved projects envisioned for this area. The
project will contribute City TIF fees toward the US 101 interchanges and will construct
or pay fair share fees toward improvements identified in the Del Rio Road Commercial
Area Specific Plan and associated EIR. All internal and abutting public roads have will
be designed to City standard.
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6. 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 Project complies with all applicable City policies. Notably, the proposed
project was reviewed by the Design Review Committee and the design was endorsed
subject to minor changes which are incorporated into the Conditions of Approval.
7. FINDING: The Master Plan of Development standards or processing requirements will
enhance the opportunity to best utilize special characteristics of an area and will have
a beneficial effect on the area.
FACT: The proposed project utilized natural site topography to create a viable tourist
and local serving destination. Site topography also assists in buffering commercial
activities from surrounding residential uses while maintaining a higher intensity
commercial development as anticipated in the Commercial Retail zoning district.
B. Findings for Approval of a Height Exception
8. 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 modification is requested for the two commercial buildings adjacent
to the El Camino Real-Del Rio Road intersection proposed at 52’ in height. The
locations of these structures at a significant distance from adjoining residential
development and the City’s desire for prominent development facing the intersection
justify the height modification. The modified height will not exceed the lifesaving
equipment capabilities of the Fire Department and is intended to enhance the
appearance of the project.
C. Findings for Approval of Hotel Kitchens
9. FINDING: The project is designed consistent with the standards of the Atascadero
Municipal Code and provides amenities consistent with a tourist serving use.
FACT: The Project is consistent with all development standards of the Atascadero
Municipal code. Hotels are an allowed use with the CR zone. A modification is
included with the approval to allow Buildings 1 and Buildings 2 to exceed the 35’
height limit of the CR zone.
10. FINDING: The project is located in an area that supports tourist serving activities.
FACT: The Project is located in the DRCASP which strongly encourages commercial
development, including lodging uses with visitor serving activities.
SECTION 4. CEQA. An Addendum to the previously certified DRCASP FEIR been prepared
for the Project pursuant to 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.) Sections 15162 and 15164.
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SECTION 5. Recommendation of Approval. The Planning Commission of the City of Atascadero,
in a regular session assembled on December 17, 2024, resolved to recommend the City Council
approve the Project consistent with the following:
EXHIBIT A: Conditions of Approval
EXHIBIT B: Project Plans
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BE IT FURTHER RESOLVED, that a copy of this Resolution be delivered forthwith by the
Planning Commission Secretary to the City Council of the City of Atascadero.
On motion by Commissioner ____________, and seconded by Commissioner __________, the
foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES: ()
NOES: ()
ABSENT: ()
ABSTAINED: ()
ADOPTED:
CITY OF ATASCADERO, CA
__________________________________
Tori Keen
Planning Commission Chairperson
ATTEST:
___________________________________
Phil Dunsmore
Planning Commission Secretary
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Exhibit A: Conditions of Approval
DEV24-0044
Conditions of Approval
DEV24-044, DEL RIO RANCH
APNs 049-112-002, 049-112-018, 049-112-019, 049-112-022,
049-112-036, 049-112-040, 049-151-005, 049-151-036, 049-
151-037, 049-151-040, and 049-151-041
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
PLANNING DIVISION
1. This approval is for a Master Plan of Development for of a multi-use project
site commercial, tourist, and RV resort development on the vacant
approximately 26-acre South-East Project Site of the Del Rio Road Specific
Plan area. The approval includes a hotel with kitchen facilities in all rooms
and a height exception.
The above entitlements are for South-East project site of the Del Rio
Commercial Area Specific Plan (DRCASP) located at 4999, 5505, 5701, 5703,
& 5705 Del Rio Road and, 2005, 2055, 2115, 2205, 2325, 2375, & 2405 El
Camino Real (APNs 049-112-002, 049-112-018, 049-112-019, 049-112-022,
049-112-036, 049-112-040, 049-151-005, 049-151-036, 049-151-037, 049-
151-040, and 049-151-041).
The approval of these entitlements project runs with the land, regardless
of the owner. Final project design must be in substantial conformance with
provided Exhibit(s) adopted with this Resolution, and all related conditions
of approval.
Ongoing PS
2. All conditions and mitigation measures associated with the DRCASP and
Mitigation Monitoring Program are included herein by reference and must
be implemented in accordance with those documents unless specifically
modified by these conditions.
Ongoing PS
3. The approval of these entitlements shall become final and effective for the
purposes of issuing building permits fourteen (14) days after the Planning
Commission hearing unless an appeal is made in accordance with the
Atascadero Municipal Code.
Ongoing PS
4. Should the described conditional uses be abandoned or extinguished, the
property may be used and / or developed with any use allowed by the
underlying zoning district and consistent with the provisions of the Del Rio
Road Commercial Area Specific Plan, subject to review and approval by the
Community Development Director. However, changes to the design of the
site, changes to building designs, or changes to circulation shall be subject
to an amendment of the Master Plan of Development.
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
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Conditions of Approval
DEV24-044, DEL RIO RANCH
APNs 049-112-002, 049-112-018, 049-112-019, 049-112-022,
049-112-036, 049-112-040, 049-151-005, 049-151-036, 049-
151-037, 049-151-040, and 049-151-041
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
6. The Community Development Department and/or City Engineer shall have
the authority to approve the following minor changes to the project that
(1) modify the site plan project by less than 10%, and/or (2) result in a
superior site design or appearance.
BP PS, CE
7. 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 time extension
consistent with the Atascadero Municipal Code.
BP PS
8. 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 this conditional use permit.
Ongoing PS
9. If the project is phased to allow operation of the RV Resort uses in
advance of other site uses being constructed, then construction shall
comply with the following timing:
1. All frontage improvements, including required
construction road extensions/realignments, curb, gutter,
and sidewalks, shall be installed in advance of any of the
approved uses commencing operation.
2. Landscape improvements approved abutting the Project
Site Boundaries shall be installed in advance of any of the
approved uses commencing operation.
3. The clubhouse and a minimum of one pool shall be
constructed and receive occupancy prior to or concurrently
with any of the RV Parking/Lodging Area.
4. A minimum of 1 parking space shall be provided per RV or
glamping site permitted, inclusive of ADA compliant
spaces.
5. The commercial buildings (buildings 1 and 2) and their
associated parking and plaza areas shall receive final
occupancy prior to or concurrently with the event
lawn/basin or stage.
BP PS
10. The final design of the glamping units shall require approval by the
Community Development Director. A detailed landscape and site
amenity plan showing pathway details and lighting shall be submitted
as part of this application.
BP PS
11. All maintenance costs listed below shall be 100% funded by the project
in perpetuity. The service and maintenance cost shall be funded
through a mechanism established by the developer subject to City
approval. If a subdivision is filed, then the funding mechanism must be
in place prior to, or concurrently with acceptance of any final maps. An
Association shall be approved by the City Attorney, City Engineer and
Administrative Services Director prior to acceptance of any Final Map.
The administration of the above-mentioned funds, and the coordination
BP PS, CE
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Conditions of Approval
DEV24-044, DEL RIO RANCH
APNs 049-112-002, 049-112-018, 049-112-019, 049-112-022,
049-112-036, 049-112-040, 049-151-005, 049-151-036, 049-
151-037, 049-151-040, and 049-151-041
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
and performance of maintenance activities, shall be the responsibility of
the Association.
a. All streets, bridges, sidewalks, streetlights, street signs, roads,
emergency access roads, emergency access gates, and sewer
mains within the project with the exception of the street and
sewer main improvements associated with the new public
collector road off El Camino Real, which will be accepted into
the public street and sewer systems by the City once the
improvements are complete and extended beyond the
project boundary for use by adjoining properties for future
multi-family development.
b. All parks, trails, recreational facilities and like facilities.
c. All open space and native tree preservation areas.
d. All drainage facilities and detention basins.
e. All creeks, flood plains, floodways, wetlands, and riparian
habitat areas.
f. All common landscaping areas, street trees, medians,
parkway planters, manufactured slopes outside private
yards, and other similar facilities.
g. All frontage landscaping and sidewalks along public
streets including the Obispo Road extension.
h. All medians and median landscaping in El Camino Real and
Del Rio Road fronting the project site, including the new
public collector road.
12. Hours of Operation shall be limited as follows:
1. Event area use and amplified noise shall cease by 10pm.
2. Quiet hours for the RV park and glamping sites shall be
10pm to 7am.
Amplified sound and/or extended hours for events may be allowed
through approval of an AUP.
Ongoing PS
13. A landscape and irrigation plan compliant with the State Model Water
Efficient Ordinance shall be approved prior to building permit issuance.
The landscape plan shall in substantial conformance with the approved
landscape concept be submitted and include the following:
1. All plants shall be of species shown to survive in Sunset
Climate Zone 7 or equivalent.
2. Setback areas adjacent to the southern and eastern
project shall be landscaped with native trees and drought
tolerant shrubs sufficient to screen the adjacent onsite
uses.
3. Consistent with the Specific Plan, a fence or wall shall be
provided along the eastern property line. This fence or wall
shall be designed to be no greater than 4.5-feet. The fence
or wall shall be designed to provide screening of the RV
area from Rio Rita Road, as needed. Landscape trees and
BP, FI PS
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Conditions of Approval
DEV24-044, DEL RIO RANCH
APNs 049-112-002, 049-112-018, 049-112-019, 049-112-022,
049-112-036, 049-112-040, 049-151-005, 049-151-036, 049-
151-037, 049-151-040, and 049-151-041
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
columnar plans shall be installed east of the fence to
soften the view of the fence from Rio Rita Road.
4. A fencing plan shall be included with all permit submittals.
Fencing shall be limited to safety fencing as deemed
necessary by the Community Development Director
and/or the City Engineer or as required for outdoor
restaurant areas. If fencing is required around any basin,
fencing shall be transparent and split rail or similar.
Landscaping shall be provided on either side of the fence
for screening. No chain-link fencing shall be permitted.
Solid fencing may be used to screen mechanical
equipment or provide small privacy areas where
appropriate (RV, glamping, conference).
Should a fenced dog area be included in the RV resort area,
fencing shall be split rail with no climb wire or a similar
rural style.
5. All retaining walls shall be screened with adequate
landscape materials. Decorative non-solid fencing shall be
provided at the top of walls where required for safety.
6. Street Trees consistent with City Landscaping Standards
for accent or medium sized trees along the El Camino Real,
Del Rio Road, and the new public road frontages.
All landscaping shall be installed consistent with the approved
landscaped plans. prior to final building inspection. The applicant shall
maintain the approved landscaping for the life of the project.
Compliance shall be monitored and enforced during subsequent
permitting for the facility.
14. Trees shall be maintained by the property owner in a manner which allows
the tree to grow to its natural canopy height and width.
1. Low lying branches shall be removed consistent with fire
department standards for clear access.
2. Parking lot shade trees, both those in planter fingers/islands
and along the perimeter of parking areas, shall be maintained
in a manner which allows the tree to achieve a minimum of
10% coverage of the parking lot.
3. Irrigation shall be monitored and maintained and deep root
watering methods shall be utilized.
4. No tree trimming of the top of the main tree trunk, nor
treatment of trees with chemical growth inhibitors shall be
allowed.
Ongoing PS
15. The proposed plan anticipates the removal of 84 native trees and the
preservation of 40 native trees. A tree protection plan and arborist report
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
BP PS
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Conditions of Approval
DEV24-044, DEL RIO RANCH
APNs 049-112-002, 049-112-018, 049-112-019, 049-112-022,
049-112-036, 049-112-040, 049-151-005, 049-151-036, 049-
151-037, 049-151-040, and 049-151-041
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
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.
16. The existing maintenance Community Facilities District established for
maintenance of the frontage improvements and landscaping, including
median landscaping, shall be amended to reflect the revised right-of-way
improvements or shall be extinguished and improvements shall be
maintained by the commercial development owner(s) in perpetuity. Should
the maintenance CFD be extinguished and a map be recorded that allows
for multiple parcels, a maintenance agreement that defines responsibilities
of property owners shall be required to record prior to, or concurrently
with, final map recordation.
BP PS
17. All exterior lighting shall comply with City codes. Decorative low-wattage
and low color temperature lighting, including festoon lighting, shall be
permitted within the commercial, RV, and glamping areas of the project.
Lighting along El Camino Real, Del Rio, and the new public street shall be
provided outside the right-of-way and shall be maintained by the property
owner, subject to the approval of the City Engineer and Community
Development Director.
A photometric plan which details the style, location, and height of the
exterior lighting fixtures shall be submitted with the building plans and shall
be subject to approval by the Community Development Director or his
designee.
BP PS
18. All retaining walls shall be consistent with the Project’s architectural
style, including similar colors and/or materials.
BP PS
19. Bicycle storage and motorcycle parking shall be provided at a ratio of no
less than 1 bicycle space for each 20 vehicular spaces at locations
accessible by pedestrian paths. The bike racks shall be installed prior to
final certificate of occupancy their associated use.
BP PS
20. 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
21. A signage plan shall be submitted for each phase of site development.
Signage details shall include wayfinding signage, tenant signage, overall
development identification signage, and directional vehicular signage.
Wayfinding signage shall be consistent throughout the development,
Ongoing PS
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Conditions of Approval
DEV24-044, DEL RIO RANCH
APNs 049-112-002, 049-112-018, 049-112-019, 049-112-022,
049-112-036, 049-112-040, 049-151-005, 049-151-036, 049-
151-037, 049-151-040, and 049-151-041
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
utilizing compatible colors and materials. All signage shall be consistent
with eh Specific Plan unless exceptions are approved through an AUP.
22. The commercial and event areas, including flexible parking lot event areas,
shall be designed to allow access to vendor and food trucks. Electrical
infrastructure shall be provided throughout to accommodate these and
similar external uses.
Ongoing PS
23. Trash enclosures shall be incorporated into buildings or parking areas. All
trash enclosures shall be serviced by the City’s waste management
company unless an exception is granted by the City in coordination with the
City’s waste service provider. All enclosures shall be architecturally
compatible with the buildings and shall be designed to accommodate
adequate trash and recycling bins for the intend users.
BP PS
24. All existing and/or new ground-mounted appurtenances such as air-
conditioning condensers, electrical transformers, backflow devices etc.,
shall be screened from public view through the use of decorative
landscaping subject to approval by the Community Development
Director or his designee. All fire department connections and/or back
flow prevention devices shall be incorporated into the adjacent
commercial buildings. If building integration is infeasible, all equipment
shall be placed in a landscape planter and shall be fully screened by
appropriately sized landscape species.
BP PS, BS
25. All roof appurtenances such as air-conditioning units, grease hoods, etc.
shall be screened from public view. The screening shall be architecturally
integrated with the building design and constructed of compatible
materials to the satisfaction of the Community Development Director or
his designee.
BP PS
26. The pedestrian pathways shall be fully integrated at each phase of
development and shall provide a link to all distinct use areas. Access
easements shall be recorded over any pathways that cross property
lines. This can be recorded on the face of a map or by separate
instrument.
BP PS
27. All lodging uses on the site, other than approved caretaker unit shall be
limited to stays of less than 30-days, including but not limited to the RV
resort, glamping uses, cabins, or other sites and structures designed for
temporary lodging. A deed restriction shall be recorded noting the
prohibition of long-term stays.
BP, Ongoing PS, BS
28. Yurts, treehouses, cabins, and similar nontraditional structures, shall be
considered structures for the permitting purposes and in the application
of building code requirements, including accessibility. A valid building
permit must be obtained prior to their installation. Glamping site
clusters shall comply with State and Federal accessibility requirements
for hotel uses.
BP PS, BS
163
12/17/24 | Item 3 | Staff Report
Conditions of Approval
DEV24-044, DEL RIO RANCH
APNs 049-112-002, 049-112-018, 049-112-019, 049-112-022,
049-112-036, 049-112-040, 049-151-005, 049-151-036, 049-
151-037, 049-151-040, and 049-151-041
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
29. Should the State claim permitting jurisdiction, the City shall review and
approve all permits prior to approval by the State. The applicant shall
obtain all permits needed through the City for those actions that the City
retains authority over. All development impact fees, sewer capacity fees
and mitigation fees shall be paid to the City prior to issuance or
occupancy, based on the City current fee policy and schedule at the time
of application.
BP PS
30. Restroom and shower facilities shall be provided within the resort area
to adequately serve the RV and glamping area. The showers can be
incorporated into design of the buildings incidental to the RV and
glamping areas (e.g., clubhouse, health spas, etc). Locations shall be
placed in areas convenient to the glamping areas. All shower and
restroom buildings shall be permanent structures.
BP PS
31. The on-site road fronting the entertainment center shall be designed to
foster walkability. This should include the incorporation of bulb-outs,
especially at designated crossing locations and narrowing of the road
section to the greatest extent feasible to encourage reduced traffic
speeds.
BP PS
32. Trees and/or shade elements shall be incorporated into the commercial
plaza spaces and event lawn. All trees shall be irrigated and planted in
minimum 5’x5’ planter areas. All trellis or shade features shall be
architecturally compatible with the overall design concept.
BP PS
33. The commercial corner buildings (buildings 1 and 2) shall be designed to
allow for flexibility in tenant size and shall not include structural
demising walls to the greatest extent feasible. The building shall include
ventilation and plumbing shafts to accommodate future installation of
type 1 hood(s) for potential restaurant uses on the ground floor. The
plans shall also show plumbing capable of accommodating installation
of at least one future grease trap at each building.
BP PS, BS
34. Decorative pavers or stamped concrete shall be utilized at site entries
from Del Rio Road and El Camino Real and throughout the driveway isle
surrounding the 92-space parking lot within the commercial corner.
BP PS, BS
35. Any event(s) occurring and/or staging on Project parking lots, or that
otherwise prevent the use of parking areas for vehicle parking, must
apply for a Temporary Event Permit. A parking management plan
identifying number of attendees (inclusive of event staff and caters), the
parking area that is temporarily decommissioned, and measures taken
to reduce impacts to onsite commercial use.
Ongoing PS, BS
36. Glamping units located at the “Nests” glamping areas shall not be
built/installed closer than 25’ to the southern boundary line.
BP, FI BS, PS
164
12/17/24 | Item 3 | Staff Report
Conditions of Approval
DEV24-044, DEL RIO RANCH
APNs 049-112-002, 049-112-018, 049-112-019, 049-112-022,
049-112-036, 049-112-040, 049-151-005, 049-151-036, 049-
151-037, 049-151-040, and 049-151-041
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
37. All RV parking stalls and Airstream parking stalls shall be designed with
water, sewer, and electric utility hook-ups.
BP PS
38. Pedestrian-scale frontage lighting shall be installed against the site wall
or in the landscaping behind the sidewalk along El Camino Real and Del
Rio Road to improve walkability and security during evening hours.
BP PS
39. No mechanical carwash facilities, tire replacement facilities, or major
repair services shall be allowed on-site. All RV support activities shall be
conducted withing the building. No outdoor storage is allowed on the
adjacent parking areas, except for the temporary parking of operative
vehicles for a period no greater than 48 hours. Storage of non-operative
vehicles and vehicle sales are not permitted.
BP PS
PUBLICS WORKS CONDITIONS
40. Storm water originating from Rio Rita Road that drains onto the property
must be retained and controlled onsite. Drainage shall not be redirected
onto Del Rio Road.
GP, BP CE
41. A sight distance analysis shall be provided for all proposed entries into the
project site. All entries shall comply with adopted sight distance standards.
GP, BP CE
42. Street lighting shall be reflected on a site utility plan and photometric plan
and installed to the satisfaction of the City Engineer.
GP, BP CE
43. No gates shall be permitted on the within the public road. Gates may be
installed on private roads with a minimum 50’ queuing area provided
between the gate and nearest intersection crosswalk and/or driveway. A
key box shall be installed in an approved location. A key box with keys to
gain necessary access to the gated facilities shall be installed. The key box
type and location shall be subject to approval by the Fire Marshal. Gates
must be constructed of high-quality materials consistent with the project
design.
GP, BP CE, FD
44. The landscaped medians with entry kiosks located at the westernmost
driveway on Del Rio Road and the at the El Camino Real project site entry
shall be redesigned or eliminated at the direction of the City Engineer, Fire
Marshal, and Community Development Director to accommodate final
entry and roadway designs that are in alignment with existing commercial
center driveways and roads and allow compliance with fire access
standards.
GP, BP CE
45. 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
ONGOING CE
165
12/17/24 | Item 3 | Staff Report
Conditions of Approval
DEV24-044, DEL RIO RANCH
APNs 049-112-002, 049-112-018, 049-112-019, 049-112-022,
049-112-036, 049-112-040, 049-151-005, 049-151-036, 049-
151-037, 049-151-040, and 049-151-041
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
resolved by a determination of the City Engineer and Community
Development Director
46. 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 on-site
improvements for the project (Engineer of Record). The City
Engineering staff 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.
BP, GP CE
47. The applicant shall be responsible for the relocation and/or alteration
of existing utilities.
BP, GP CE
48. The applicant shall install any missing property corners and promptly
replace them if disturbed during construction.
BP, GP CE, BS
49. The applicant shall acquire and pay for temporary construction
easements from adjacent property owners that may be required to
allow for the construction of the improvements. The applicant shall
also gain concurrence from all adjacent property owners whose ingress
and egress is affected by these improvements.
BP, GP CE
50. A Tentative Parcel Map, Tentative Tract Map, or Lot Line Adjustment
and Merger shall be submitted and a final map or parcel map shall be
recorded prior to issuance of any permits on-site. If a Lot Line
Adjustment and merger is sought, the subdivision shall be perfected
with a Parcel Map rather than certificates. Revised parcel lines shall
follow roads and shall be consistent with the Master Plan of
Development. Any subdivision of land shall be required to submit the
following for approval prior to final recordation:
a. Shared access and parking easements and/or reservation
of easements for shared roads, parking areas, and any
other shared improvements.
b. Road slope easements shall be dedicated to the City where
the road prism cut/fill slopes extend beyond the right-of-
way of the new public road. 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.
Equivalent easements or reservation of easements shall be
recorded for the private road sections as determined to be
BP CE, PS
166
12/17/24 | Item 3 | Staff Report
Conditions of Approval
DEV24-044, DEL RIO RANCH
APNs 049-112-002, 049-112-018, 049-112-019, 049-112-022,
049-112-036, 049-112-040, 049-151-005, 049-151-036, 049-
151-037, 049-151-040, and 049-151-041
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
necessary by the City Engineer and/or Community
Development Director.
Frontage and Public Improvements
All public improvements as required by the Specific Plan and any
subsequent or related entitlements must be completed by the
developer prior to final occupancy of the first building or permitted
use. Frontage and public improvements shall be in general
conformance with the City Council adopted Del Rio Road/El
Camino Real Plan Line in the Vicinity of the US 101 Interchange
concept plans (“Del Rio/ECR Plan Line”) and designed and
constructed to the satisfaction and approval of the City Engineer.
The developer’s design team shall work with the City Engineer for
30%, 60%, 90% and Final design reviews. Improvements include
the following:
a. Road widening to El Camino Real and Del Rio Road to the
full extent of final build-out including future El Camino Real
lane configuration at northbound approach to Del Rio Road
intersection (two left turn lanes, thru lane, bike lane, and
right turn lane). Interim striping to allow for on-street
(parallel) parking on El Camino Real.
b. An 8-foot sidewalk shall be provided on El Camino Real north
of the new public road and a 6-foot sidewalk south of the new
public road.
c. An 8-foot sidewalk shall be provided on Del Rio Road up to the
first driveway east of El Camino Real and a 6-foot sidewalk
beyond that driveway.
d. Del Rio Road, east of Obispo Road, will be improved to
provide one-half of a standard Collector Road section on
the project side of the centerline. This widened section
will transition to match the existing pavement width east
of the Rio Rita Road. The intersection at Rio Rita Road will
be reconstructed to conform to the increased width of Del
Rio Road. Rio Rita Road will be improved beyond the
project frontage to provide transition to the satisfaction of
the City Engineer. A 6-foot sidewalk, or functional
equivalent, shall extended to the eastern property line,
subject to the approval of the City Engineer. The sidewalk
shall transition to shoulder with use of HMA Sidewalk
Terminus Ramp County of San Luis Obispo Detail C-7.
e. The easternmost project exit on Del Rio Road shall be
designed in alignment with Obispo Road on the northside
of Del Rio Road.
f. The westernmost project entry on Del Rio Road shall be
designed in alignment with the entry Driveway for the Del
Rio Marketplace development.
BP, GP CE
167
12/17/24 | Item 3 | Staff Report
Conditions of Approval
DEV24-044, DEL RIO RANCH
APNs 049-112-002, 049-112-018, 049-112-019, 049-112-022,
049-112-036, 049-112-040, 049-151-005, 049-151-036, 049-
151-037, 049-151-040, and 049-151-041
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
g. A new public road will be constructed intersecting El
Camino Real opposite the southerly entrance to the
Mission Oaks Center and shall be designed as a secondary
connector road to the south adjacent residentially zoned
properties in conformance with the project plans. The road
will include curb, gutter, and sidewalk.
The intersection of El Camino Real and the new public road
will be signalized to accommodate future traffic volumes,
consistent with the requirements of the Del Rio Road
Commercial Area Specific Plan. On El Camino Real at the
intersection with the new public road, left turn pockets shall
be provided with queuing to accommodate the proposed Del
Rio Ranch uses and existing Mission Oaks Center uses,
including accommodating RVs and delivery trucks. The
applicant/owner will be responsible for acquiring land rights
and/or easements for any public improvements that encroach
outside the limits of the right-of-way.
h. A bus stop shall be constructed on east side of El Camino
Real, north of the El Camino Real-New Public Road
intersection. The bus stop shall comply with all applicable
City and/or transit authority standards. Bus Stop design
shall be approved by the City Engineer.
i. If construction or site operation is phased, it shall be the
applicant’s responsibility to submit plans and/or
supplementary materials indicating adequate access,
infrastructure, utilities, and landscaping will be installed to
serve the proposed uses. The public road, inclusive of the
turnaround/traffic circle and signalization, all street and
frontage improvements (road, curb, gutter, sidewalk,
utilities, and landscaping), shall be installed prior to or
concurrently with the first use to occupy the site, unless
otherwise approved by the City Engineer and Fire Marshal.
Temporary easements shall be provided as deemed
necessary by the City for the phased construction or
operation of the project. Pedestrian access shall be
provided between the RV and glamping areas area and the
commercial development area.
j. Upgrades to storm drain facilities shall be provided along
the project frontages as required and subject to the
approval of the City Engineer.
k. Transitions to existing pavement and improvements shall
be subject to the review and approval of the City Engineer.
Minor changes and/or deviations to the above listed improvements may be
approved by the City Engineer when shown to be infeasible or unnecessary
based physical limitations due to nature of the project site, design, or effects
on traffic/circulation facilities.
168
12/17/24 | Item 3 | Staff Report
Conditions of Approval
DEV24-044, DEL RIO RANCH
APNs 049-112-002, 049-112-018, 049-112-019, 049-112-022,
049-112-036, 049-112-040, 049-151-005, 049-151-036, 049-
151-037, 049-151-040, and 049-151-041
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
51. 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
BP, GP CE
52. New roads with pavement placed prior to the construction of buildings
will be subjected to additional construction traffic and wear associated
with the on-site construction not included in the design life of the
pavement section. Therefore to off-set this, the AC thickness shall be
increased from that which is derived from CalTrans method by either:
a. 1” if the pavement is placed prior to building construction
(not phased)
b. 1.5” if the pavement construction is phased (i.e. – a
portion of the ultimate pavement thickness is deferred
and a final pavement cap placed prior to final inspection).
c. Final pavement cap shall not be less than 1.5”
d. Street centerline monuments shall be provided at
intersections and at the beginning and end of curves
along the street centerline
BP, GP CE
53. Pavement and base sections shall be designed and constructed in
accordance with the City of Atascadero Engineering Standards and Standard
Specifications. When said standards and specifications are not clear, lack
necessary details, or are silent, the minimum standard shall be based upon
the current edition of the San Luis Obispo County Public Improvement
Standards or Caltrans Standard Drawings and Standard Specifications, as
determined by the City Engineer
BP, GP CE
54. The applicant shall provide fair share payment for Ramona Rd Realignment
and the right turn lane at US 101 northbound as any associated
improvements and signal timing modifications as listed in the mitigation
measures, including any reimbursement fees for existing over-built facilities
associated with the development of the Del Rio Specific Plan Area.
The applicant shall pay their fair share toward any required improvements
installed for adjacent developments. Fair Share payments shall be
determined by the City Engineer
BP, FM CE
55. Dedications for right-of way along the El Camino Real and Del Rio Road
frontage shall be made to accommodate full buildout consistent with the
City Council adopted Del Rio Road/El Camino Real Plan Line prior to issuance
of any permit. Developer shall work with City Engineer to draft Offer of
Dedications for acceptance by the City.
BP, GP, FM CE
169
12/17/24 | Item 3 | Staff Report
Conditions of Approval
DEV24-044, DEL RIO RANCH
APNs 049-112-002, 049-112-018, 049-112-019, 049-112-022,
049-112-036, 049-112-040, 049-151-005, 049-151-036, 049-
151-037, 049-151-040, and 049-151-041
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
56. A 6-feet wide Public Utility Easement (PUE) shall be dedicated contiguous to
the new road rights-of-way for the property frontages along El Camino Real,
Del Rio Road, and the new public road.
BP, GP, FM CE
57. 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.
BP, GP CE
SEWER AND WASTEWATER
58. A Sewer Capacity Study shall be required to determine effects on the City’s
downstream wastewater system and identify any needed fees, mitigations,
or improvements to mitigate impacts. Should traditional toilet facilities not
be utilized, special Sewer capacity fees for the RV and glamping shall be
charged based on the needs identified in the study.
Sewer capacity charges/fees will be applied to building permit at issuance.
The applicant shall pay sewer fees in effect at the time the required
subdivision map or lot merger 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.
BP 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 El Camino Real in a manhole.
GP,BP 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.
GP, BP CE
61. No holding tank dump station is permitted onsite. All sewer connections to
RV units and glamping units shall be connected to public sewer.
ONGOING CE
62. All new and existing utilities (water, sewer, gas, electric, cable TV and
telephone) shall be placed underground. Utilities shall be designed in a
manner to accommodate future extensions or connection where feasible or
required by the City.
BP, GP CE
Grading, Drainage, and Stormwater
170
12/17/24 | Item 3 | Staff Report
Conditions of Approval
DEV24-044, DEL RIO RANCH
APNs 049-112-002, 049-112-018, 049-112-019, 049-112-022,
049-112-036, 049-112-040, 049-151-005, 049-151-036, 049-
151-037, 049-151-040, and 049-151-041
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
63. The 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).
BP, GP CE
64. Prior to a final inspection the following City Stormwater documents shall
be completed and approved by the City Engineer:
• ATAS - SWP-1001_Engineer Certification Form
• ATAS - SWP-1003_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.
BP, GP CE
65. A Storm Water Pollution Prevention Plan (SWPPP) is required prior to
any ground disturbing activities. The WDID number provided upon
acceptance of the SWPPP into the State’s SMARTS system registration
shall be noted on the Title Sheet of the Plans. The QSP shall coordinate
with the City Inspector for State mandated storm water inspections
(required by the City) and shall provide verification of QSP inspections,
monitoring, SWPPP modifications and actions throughout project.
BP, GP CE
66. An Erosion Control Plan (with notes and details) is required at Building
permit and must reference Best Management Practices (BMPs) as
defined by CASQA and/or City of Atascadero standards and
specifications. Place a note on the plans stating that erosion control
measures shall remain in place and be maintained throughout all ground
disturbing operations until vegetation has been re-established over
approximately 70% of the disturbed area. All finish graded areas shall be
landscaped or revegetated using a native seed mixture per erosion
control standards.
BP, GP CE
67. All basins must be shown to completely drain within 72 hours, to the
satisfaction of the City Engineer.
BP, GP CE
171
12/17/24 | Item 3 | Staff Report
Conditions of Approval
DEV24-044, DEL RIO RANCH
APNs 049-112-002, 049-112-018, 049-112-019, 049-112-022,
049-112-036, 049-112-040, 049-151-005, 049-151-036, 049-
151-037, 049-151-040, and 049-151-041
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
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:
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.
Basin capacity shall be based on receiving the runoff from a 50-year
storm with the watershed in its fully-developed condition, and releasing
the flow equivalent to the runoff from a 2-year storm with the project
site in its pre- development condition. The outlet shall release water in
a non-erosive manner.
Subsurface Infiltration Basins. Subsurface basins shall be limited to
locations where the depth to seasonally high groundwater is greater
than 10-feet below the deepest portion of the basin.
Drain Rock. Drain rock shall be clean, crushed granite (or clean, angular
rock of similar approved hardness) with rock size ranging from 1-1/2-inch
to 3/4-inch. Rock gradation shall conform to the Specification of ASTM
C-33 #4.
Operational Requirements.
i. Water quality of inflow (both sediment and chemical loading) may
require pretreatment or separation
ii. Maintenance plan, including provisions for vehicular access and
confined-space entry safety requirements, where applicable
iii. A safe overflow path shall be identified on the plan and may require
easements
Easement Requirements. All drainage basins accepting runoff from
roads, streets or other common ownership areas shall be located in an
easement offered for dedication to the public. Reversionary clauses
shall not be permitted. If a fence is required it shall be located not more
than 4-inches inside the drainage easement line, except where setbacks
are required as part of the land use permit or by the Land Use Ordinance.
Overflow Path Required. The design of all drainage basins shall identify
the designated route for overflow. The Project Engineer shall design the
overflow path so that the flow in a 100- year storm is non-erosive and
172
12/17/24 | Item 3 | Staff Report
Conditions of Approval
DEV24-044, DEL RIO RANCH
APNs 049-112-002, 049-112-018, 049-112-019, 049-112-022,
049-112-036, 049-112-040, 049-151-005, 049-151-036, 049-
151-037, 049-151-040, and 049-151-041
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
will not damage downstream improvements, including other basins.
Easements may be required for concentrated flows across multiple
properties.
68. Drainage easements shall be provided as needed to accommodate both
public and private drainage facilities.
BP, GP, FM CE
69. All stormwater management improvements to be owned or managed by
the funding mechanism required for such 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.
BP, GP CE
UTILITIES
70. New and replacement utility distribution systems and services shall be
constructed underground, to the satisfaction of the City Engineer
BP, GP CE
71. Each building, excluding RVs, Yurts, and other glamping units shall be
served with separate services for water, sewer, gas, power, telephone
and cable TV. Utility laterals shall be located and constructed to each
building in accordance with City Engineering Standards and Standard
Specifications and other applicable codes
BP, GP CE
72. The Applicant shall extend the water distribution system to the
satisfaction of the Atascadero Mutual Water Company (AMWC) and City
Engineer
BP, GP CE
73. 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
BP, GP CE
74. A separate water meter(s) shall be installed for irrigation BP, GP CE
75. 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, when required, placed in easements, and shall include visual
screening to the satisfaction of AMWC and City Engineer.
BP, GP CE
173
12/17/24 | Item 3 | Staff Report
Conditions of Approval
DEV24-044, DEL RIO RANCH
APNs 049-112-002, 049-112-018, 049-112-019, 049-112-022,
049-112-036, 049-112-040, 049-151-005, 049-151-036, 049-
151-037, 049-151-040, and 049-151-041
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
76. 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.
BP, GP CE
Fire Department Conditions
77. Fire apparatus access standards shall be met from the roadways interior to
the project site. A minimum 26-foot on-site private roadway width shall be
maintained adjacent to all structures exceeding 30-feet in height for aerial
apparatus, to the satisfaction of the Fire Marshal. Roadway access shall be
no less than 15-feet and no greater than 30-feet from the face of each
building. This may be accommodated within the parking lot drive aisles.
Building 1 at the commercial corner shall be relocated and/or redesigned to
comply with aerial apparatus access road standards of the California
Building Code. The building shall be shifted eastward to be within 15’ -30’
of the adjacent private road that extends from the westernmost driveway
on Del Rio Road. The landscape median on this roadway shall be eliminated
to allow the required road width.
The roadway and roundabout/traffic circle east of Building 2 that wraps
around the 92-space parking lot shall be 26’ wide.
BP FD
78. Each glamping unit shall not be located greater than 100’ from a minimum
12’ wide emergency access path capable of providing ingress/egress for a
Type 3 ambulance. Connection between individual glamping site and the
12’ wide emergency path shall be by all-weather, 5’ wide pedestrian
pathway not exceeding 12% directional slope and less than 2% cross slope,
unless otherwise approved by the Fire Marshal.
BP FD
79. A 12’ wide all-weather access road shall be provided to the front of Building
8 façade extending from the private road south of Building 6. A turnaround
area shall be designated that complies with the City’s Residential Fire Access
Standards and Fire Truck Turning Radii.
BP FD
80. A Fire Department Connection (FDC) for Building 9 (Clubhouse) shall be
designed and installed to the south of the building along the adjacent
private traffic circle/round about and in compliance with all FDC design
criteria.
BP FD
174
12/17/24 | Item 3 | Staff Report
Conditions of Approval
DEV24-044, DEL RIO RANCH
APNs 049-112-002, 049-112-018, 049-112-019, 049-112-022,
049-112-036, 049-112-040, 049-151-005, 049-151-036, 049-
151-037, 049-151-040, and 049-151-041
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
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
WW: Wastewater
CA: City Attorney
81. The Yurts, cabanas, and nests shall be considered R-1 occupancy structures
in the application of state Fire Code. Air stream trailers may also be
considered under this occupancy should they be modified in a way that
removes the applicability of the vehicle tag. Fire sprinkler plans shall be
approved by the Fire Department and sprinkler systems shall be installed
prior to final occupancy of any of these units.
BP FD
82. A Fire and site safety plan shall be submitted with each phase of the project
prior to approval of any construction permits. The safety plan can
encompass more than one phase for consistency.
BP FD
83. Each Building Permit application shall provide a plan sheet showing
compliance with truck turning radii for Class A RVs with towed vehicles and
all needed emergency service vehicles, as applicable and to the satisfaction
of the City Fire Marshal.
BP FD
175
12/17/24 | Item 3 | Staff Report
EXHIBIT B: Project Plans
DEV24-0044
SEE FOLLOWING SHEETS
176
DEL RIO RANCH
177
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
T1
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
RV CAMPSITES:(HOOK-UPS)AREA A - ALONG RIO RITA RD: (22) 20’x40’ SITES (10) 30’x60’ SITES
AREA B - ALONG DEL RIO RD: (29) 20’x30’ SITES (14) 20’x40’ SITES
THE AIRSTREAM VILLAGE: (24) 20’x30’ SITES
RV CAMPSITES TOTAL = 98
GLAMPING SITES:THE OASIS: (20) 15’x25’ SITES
THE NESTS: (15) 10’x20’ SITES
THE TERRACES: (44) 10’x20’ SITES
GLAMPING SITES TOTAL = 79
SUBTOTAL:177 SITES PROPOSED
BNBS:SHORT-TERM RENTAL UNITS: (18)
MANAGER’S UNIT:LONG-TERM MANAGER’S UNIT: (1)
TOTAL:196 SITES/UNITS PROPOSED
BUILDING 1:(3-STORIES)
GROUND FLOOR: (GENERAL MERCHANDISE) +/- 12,000 SFSECOND/THIRD FLOOR: (BNBS) +/- 10,000 SF (10 UNITS)
BUILDING 2:(3-STORIES)
GROUND FLOOR: (GENERAL MERCHANDISE) +/- 10,000 SFSECOND/THIRD FLOOR: (BNBS) +/- 8,000 SF (8 UNITS)
BUILDING 3:(1-STORY)
GROUND FLOOR: (AUTO REPAIR) +/- 5,800 SF W/ 3 SERVICE BAYS, GOLF
CART SERVICE/STORAGE & OFFICE + 1,000 SF OUTDOOR AREA
BUILDING 4:(2-STORIES)
GROUND FLOOR: (GENERAL MERCHANDISE) +/- 1,500 SFSECOND FLOOR: (MANAGER’S UNIT) +/- 1,200 SF
BUILDING 5:(1-STORY)
GROUND FLOOR: (RV CHECK-IN)+/- 600 SF
BUILDING 6:(1-STORY)
GROUND FLOOR: (HEALTH SPAS) +/- 3,200 SF
BUILDING 7:(1-STORY)
GROUND FLOOR: (HEALTH SPAS) +/- 950 SF
BUILDING 8:(2-STORIES)
GROUND FLOOR: (GENERAL MERCHANDISE) +/- 3,000 SFSECOND FLOOR - (OTHER PERSONAL SERVICES) +/- 2,000 SF
BUILDING 9:(1-STORY)(2-POOLS)
GROUND FLOOR: +/- 3,200 SFPOOL 1 - (SWIMMING POOLS) +/- 2,000 SFPOOL 2 - (SWIMMING POOLS) +/- 1,000 SF
BUILDING 10:(1-STORY)
GROUND FLOOR: (BAR LOUNGE) +/- 400 SF
BUILDING 11:(1-STORY)
GROUND FLOOR: (BAR GROTTO) +/- 720 SF
BUILDIPNG 12:(1-STORY)
GROUND FLOOR: (GENERAL MERCHANDISE) +/- 1,800 SF
BUILDING 13:(1-STORY)
GROUND FLOOR: (UTILITIES AN STORAGE) +/- 4,000 SF
BUILDING 14:(1-STORY)
GROUND FLOOR (RESTROOM): +/- 1,200 SF
BUILDING 15:(1-STORY)
GROUND FLOOR (RESTROOM): +/- 1,200 SF
BUILDING 16:(1-STORY)
GROUND FLOOR (STAGE): +/- 750 SF
TOTAL SF:(EXCLUSIVE OF POOL SF)+/- 71,520 SF
BUILDING 1:(3-STORIES)
(GENERAL MERCHANDISE) 12,000 SF/300 SF = 40 REQ.(BNBS) 10 UNITS : 2 SPACES + 1/UNIT + 1/10 UNITS = 13 REQ.
BUILDING 2:(3-STORIES)
(GENERAL MERCHANDISE) 10,000 SF/300 SF = 33 REQ.(BNBS) 8 UNITS : 2 SPACES + 1/UNIT = 10 REQ.
BUILDING 3:(1-STORY)
(AUTO REPAIR) 3 SERVICE BAYS + 1,000 SF OUTDOOR AREA = 4 SPACES/SERVICE BAY + 1/1,000 SF OF OUTDOOR ACTIVE AREA = 13 REQ.
BUILDING 4:(2-STORIES)
(GENERAL MERCHANDISE) 1,500 SF/300 SF = 5 REQ.(MANAGER’S UNIT) 1/UNIT = 1 REQ.
BUILDING 5:(1-STORY)
(OTHER SERVICES) 600 SF/ 500 SF= 1 REQ.RV CHECK-IN KIOSK
BUILDING 6:(1-STORY)
(HEALTH SPAS) 3,200 SF/300 SF = 11 REQ.
BUILDING 7:(1-STORY)
(HEALTH SPAS) 950 SF/300 SF = 4 REQ.
BUILDING 8:(2-STORIES)
(GENERAL MERCHANDISE) 3,000 SF/300 SF = 10 REQ.(OTHER PERSONAL SERVICES) 2,000 SF/500 SF = 4 REQ.
BUILDING 9:(1-STORY)(2-POOLS)
(SWIMMING POOLS) POOL 1 = 2,000 SF/100 SF = 20 REQ.(SWIMMING POOLS) POOL 2 = 1,000 SF/100 SF = 10 REQ.
BUILDING 12:(1-STORY)
(GENERAL MERCHANDISE) 1,800 SF/300 SF = 6 REQ.
GLAMPING SITES:1 SPACE/SITE= 79 PROPOSED (OASIS, TERRACES AND NESTS)
PARKING REDUCTIONS 5% MOTORCYCLE REDUCTION + 5% BICYCLE REDUCTION(26 STALL REDUCTION) PER SECTION 9.4.115 (B) AND (C)
TOTAL PARKING REQ.(263 - 26)= 233 PARKING SPACES REQUIRED
TOTAL PARKING PROPOSED 247 STANDARD PARKING SPACES PROPOSED
*REQUESTED PARKING REDUCTIONS REFER TO SECTION 9-4.115 (E) AND (F) FOR ADDITIONAL PARKING REDUCTIONS AVAILABLE
RV SITES:1 SPACE/SITE = 98 PROPOSED
GOLF CARTS: 40 GOLF CARTS PROPOSED
BLDGS. 10, 11, 13-16 STORAGE/UTILITY NO PARKING PROPOSED
PROJECT DIRECTORY
CLIENT/APPLICANT:JENNIFER KIM
ADDRESS:6900 EL CAMINO REAL
ATASCADERO, CA 93422
EMAIL:JENKIMUSC@GMAIL.COM
PHONE:(213) 820-1282
ARCHITECT:EHD STUDIO, INC.
ADDRESS:5960 WEST MALL SUITE B
ATASCADERO, CA 93422
CONTACT:EDDIE HERRERA
EMAIL:EDDIE@EHDESIGNSTUDIO.COM
PHONE:(805) 556-7997
BUILDER:AZTECA BUILDERS
ADDRESS:2151 OCEAN STREET
OCEANO, CA 93445
CONTACT:JAKE SANCHEZ
EMAIL:JAKE@AZTECACONSTRUCTION.COM
PHONE:(805) 705-8142
LANDSCAPE ARCHITECT:WALA
ADDRESS:5960 WEST MALL SUITE B
ATASCADERO, CA. 93422
CONTACT:WES AROLA
EMAIL:W@WESAROLA.COM
PHONE:(831) 247-9936
CIVIL ENGINEER:WALLACE GROUP
ADDRESS:612 CLARION CT
SAN LUIS OBISPO, CA 93401
CONTACT:RACHEL HAWTHORNE
EMAIL:RACHELH@WALLACEGROUP.US
PHONE:(805) 544-4011
BUILDING AREA BREAKDOWN PARKING REQUIRED & PROPOSED
SITE/UNIT INVENTORY
SHEET INDEX
TITLE SHEET T1
ARCHITECTURAL SITE PLAN A1
SITE ZONES EXHIBIT A2
VEHICLE CIRCULATION EXHIBIT A3
ADA PATH OF TRAVEL EXHIBIT A4
SIGNAGE LOCATIONS EXHIBIT A5
PROPOSED SIGNAGE CONCEPT A6
PROPOSED SIGNAGE ELEVATIONS A7
PROPOSED SIGNAGE ELEVATIONS A8
MOOD BOARD - ARCHITECTURE A9
MOOD BOARD - AMENITIES A10
MOOD BOARD - LANDSCAPE A11
SITE PLAN - COMMERCIAL ZONE A12
COLORS & MATERIALS - THE VILLAGE & EVENT BASIN A13
ENLARGED CONCEPT SKETCH - THE VILLAGE COMMERCIAL A14
BUILDING 1 - THE VILLAGE COMMERCIAL A15
BUILDING 2 - THE VILLAGE COMMERCIAL A16
ENLARGED CONCEPT SKETCH - PROJECT ENTRY & EVENT BASIN A17
BUILDING 16 - EVENT STAGE A18
COLORS & MATERIALS - VEHICLE CHECK-IN & SERVICE A19
BUILDING 3 - VEHICLE SERVICE A20
BUILDINGS 4 & 5 - CHECK-IN, INFO & MANAGEMENT A21
SITE PLAN - RESORT ZONE A22
COLORS & MATERIALS - THE COURTYARD A23
BUILDINGS 6 & 7 - COURTYARD RESORT AMENITIES A24
BUILDING 8 - COURTYARD RESORT AMENITIES A25
COLORS & MATERIALS - THE CHATEAU A26
ENLARGED CONCEPT SKETCH - THE CHATEAU A27
BUILDING 9 - THE CHATEAU A28
COLORS & MATERIALS - THE GROTTO & TERRACE A29
BUILDINGS 10 & 11 - GROTTO BAR & LOUNGES A30
COLORS & MATERIALS - THE OASIS, NEST & AIRSTREAM VILLAGE A31
ENLARGED CONCEPT SKETCH - THE OASIS A32
TYPICAL GLAMPING UNIT LAYOUT A33
BUILDING 12 - THE VILLA A34
SITE PLAN - RV ZONE A35
RV SITE TYPICAL LAYOUTS A36
COLORS & MATERIALS - VEHICLE CAMPSITES A37
CONCEPT PLAN SKETCH - DEL RIO ENTRY & VEHICLE CAMPSITES A38
BUILDING 13 - VEHICLE CAMPSITE SCREENING A39
CONCEPT PERSPECTIVE SKETCH - DEL RIO ENTRY A40
CONCEPT PERSPECTIVE SKETCH - EL CAMINO ENTRY A41
CONCEPT RENDERING - EL CAMINO & DEL RIO A42
PRELIMINARY GRADING CONCEPT C1
PRELIMINARY GRADING CROSS-SECTIONS C2
PRELIMINARY GRADING CROSS-SECTIONS C3
ARCHITECTURAL SITE SECTION 1 A44
ARCHITECTURAL SITE SECTION 2 A45
ARCHITECTURAL SITE SECTION 3 A46
PRELIMINARY STREET SECTIONS & DETAILS C4
PRELIMINARY UTILITY PLAN C5
EXISTING DRAINAGE EXHIBIT C6
PRELIMINARY PROPOSED DRAINAGE EXHIBIT C7
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
PROJECT STATISTICS SUMMARY
PROJECT ADDRESS:2115 EL CAMINO REAL
ATASCADERO, CA 93422
LOT #:LOTS 6, 7, 7A, 8, 9, 10 & 11 IN BLOCK 22 OF THE
ATASCADERO COLONY, IN THE CITY OF ATASCADERO,
COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA
APN #:CR (049-112-039, 049-112-036,049-112-022,
049-112-018, 049-112-019, 049-112-002)
MF10 (049-151-040, 049-151-041, 049-151-037,
049-151-036, 049-151-005)
LOT SIZE: 28.5 ACRES
ZONING: COMMERCIAL RETAIL
USE:
EXISTING:VACANT
PROPOSED:RV AND LODGING RESORT
ALLOWABLE BLDG. HEIGHT:35 FT. OCCUPIED BUILDING HEIGHT MAX
45 FT. NON-OCCUPIED BUILDING HEIGHT MAX
PROPOSED BLDG. HEIGHT:VARIES (REFER TO ELEVATIONS)
REQUIRED SETBACKS:FRONT YARD: 10 FT. FOR STREET TREES
SIDE YARD: 10 FT. FOR STREET TREES
REAR YARD: NONE REQUIRED
PROPOSED SETBACKS:REFER TO ARCHITECTURAL SITE PLAN FOR
VARIOUS BUILDING SETBACKS
MINIMUM LANDSCAPE AREA:10% MINIMUM (COMMERCIAL ZONING DISTRICTS)
VICINITY MAP
HIGHWAY 101
RIO RITA RD
EL CAMINO
R
E
A
L
DE
L
R
I
O
R
D
SITE
** FUTURE VALLEY
FRESH MARKET
LOCATION
** FUTURE PEOPLE’S
SELF HELP HOUSING
LOCATION
PROJECT DESCRIPTION
THE DEL RIO RANCH PROJECT, LOCATED AT THE INTERSECTION OF EL CAMINO REAL & DEL
RIO ROAD, IS A +/-28.5-ACRE SITE. THE OVERALL PROJECT IS ENVISIONED TO BECOME A
“DESTINATION” VENUE THEMED AROUND AN RV AND CAMPSITE RESORT AND A KEY CORNER
PIECE ANCHORING THE NORTHERN END OF ATASCADERO. THE VENUE IS DESIGNED TO
EMBRACE ATASCADERO’S LOCAL COMMUNITY AND NATURAL SCENIC IDENTITY. THE PROJECT
FOCUSES ON QUALITY OVERNIGHT STAY LODGING CAMPSITES AND FACILITIES THAT CAN
SHARE COMMON INDOOR/OUTDOOR AMENITIES. THE SITE IS DESIGNED TO ENGAGE WITH
THE SURROUNDING NATURAL TERRAIN AND MAJESTIC OAKS. COMPLIMENTARY COMMERCIAL,
RETAIL, AND SERVICE BUILDING USES ARE PROPOSED ALONG EL CAMINO REAL AND DEL RIO
ROAD TO CREATE SYNERGY BETWEEN THE SHARED PROJECT CAMPUS USES AND NEIGHBORING
COMMERCIAL SITES.
THE CURRENT SITE IS COMPRISED OF EXISTING RURAL RANCH LAND PREVIOUSLY KNOWN
AS THE “OLD” ATASCADERO WALMART SITE. THE NEW PROJECT WILL SERVE AS BOTH A
“TEMPORARY” COMMUNITY FOR TRAVELING VISITORS, AS WELL AS A “PERMANENT” RESORT
COMMUNITY DESTINATION FOR ATASCADERO’S RESIDENTS. WHILE VISITING DEL RIO RANCH,
GUESTS’ MEMBERS WILL ENJOY AN ABUNDANCE OF INDOOR & OUTDOOR AMENITIES SUCH AS
THE FOLLOWING:
• RESORT CABANAS & WADING POOLS
• OUTDOOR WALKING, HIKING, AND GOLF CART PATHS
• COMMUNITY POOLS & SPAS
• INDOOR “CLUBHOUSE” LOUNGE AREAS
• OUTDOOR PLAZA & COURTYARD AREAS
• WELLNESS, SPA & FITNESS AMENITIES
• HOUSEKEEPING AND RV CAMPUS SERVICES
• COMMERCIAL & RETAIL USES
• OUTDOOR OPEN SPACE PARK/EVENT AREAS
• RV, CAMPING, GLAMPING, BNBS & OVERNIGHT LODGING
THE DEL RIO RANCH SITE IS THE IDEAL LOCATION FOR THIS “DESTINATION RESORT VENUE”
BASED ON ITS PROXIMITY AND VISIBILITY FROM THE HIGHWAY 101 VIEW CORRIDOR.
CURRENTLY THERE ARE MANY TRAVELERS DAILY THAT PASS BY THE SITE WHO WOULD ENJOY
THE ATASCADERO COMMUNITY EXPERIENCE AND THE DEL RIO RANCH PROJECT. OUR GOAL IS
TO PROVIDE A HIGH-QUALITY RESORT SETTING AND COMMUNITY EXPERIENCE FOR ALL GUESTS
AND RESIDENTS OF ATASCADERO AND SAN LIS OBISPO COUNTY TO ENJOY. THIS PROJECT WILL
PROVIDE A BOOST TO THE OVERALL LOCAL ECONOMY BY CREATING NEW LOCAL JOBS AND TAX
REVENUES FOR THE AREA.
TITLE SHEET
178
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A1
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
ARCHITECTURAL SITE PLAN
0SCALE
1” =60’-0”
30 60 120
BUILDING 1:(3-STORIES)
GROUND FLOOR: (GENERAL MERCHANDISE) +/- 12,000 SFSECOND/THIRD FLOOR: (BNBS) +/- 10,000 SF (10 UNITS)
BUILDING 2:(3-STORIES)
GROUND FLOOR: (GENERAL MERCHANDISE) +/- 10,000 SFSECOND/THIRD FLOOR: (BNBS) +/- 8,000 SF (8 UNITS)
BUILDING 3:(1-STORY)
GROUND FLOOR: (AUTO REPAIR) +/- 5,800 SF W/ 3 SERVICE BAYS, GOLF
CART SERVICE/STORAGE & OFFICE + 1,000 SF OUTDOOR AREA
BUILDING 4:(2-STORIES)
GROUND FLOOR: (GENERAL MERCHANDISE) +/- 1,500 SFSECOND FLOOR: (MANAGER’S UNIT) +/- 1,200 SF
BUILDING 5:(1-STORY)
GROUND FLOOR: (RV CHECK-IN)+/- 600 SF
BUILDING 6:(1-STORY)
GROUND FLOOR: (HEALTH SPAS) +/- 3,200 SF
BUILDING 7:(1-STORY)
GROUND FLOOR: (HEALTH SPAS) +/- 950 SF
BUILDING 8:(2-STORIES)
GROUND FLOOR: (GENERAL MERCHANDISE) +/- 3,000 SFSECOND FLOOR - (OTHER PERSONAL SERVICES) +/- 2,000 SF
BUILDING 9:(1-STORY)(2-POOLS)
GROUND FLOOR: +/- 3,200 SFPOOL 1 - (SWIMMING POOLS) +/- 2,000 SFPOOL 2 - (SWIMMING POOLS) +/- 1,000 SF
BUILDING 10:(1-STORY)
GROUND FLOOR: (BAR LOUNGE) +/- 400 SF
BUILDING 11:(1-STORY)
GROUND FLOOR: (BAR GROTTO) +/- 720 SF
BUILDIPNG 12:(1-STORY)
GROUND FLOOR: (GENERAL MERCHANDISE) +/- 1,800 SF
BUILDING 13:(1-STORY)
GROUND FLOOR: (UTILITIES AN STORAGE) +/- 4,000 SF
BUILDING 14:(1-STORY)
GROUND FLOOR (RESTROOM): +/- 1,200 SF
BUILDING 15:(1-STORY)
GROUND FLOOR (RESTROOM): +/- 1,200 SF
BUILDING 16:(1-STORY)
GROUND FLOOR (STAGE): +/- 750 SF
TOTAL SF:(EXCLUSIVE OF POOL SF)+/- 71,520 SF
BUILDING AREA BREAKDOWN
RV CAMPSITES:(HOOK-UPS)AREA A - ALONG RIO RITA RD: (22) 20’x40’ SITES (10) 30’x60’ SITES
AREA B - ALONG DEL RIO RD: (29) 20’x30’ SITES (14) 20’x40’ SITES
THE AIRSTREAM VILLAGE: (24) 20’x30’ SITES
RV CAMPSITES TOTAL = 98
GLAMPING SITES:THE OASIS: (20) 15’x25’ SITES
THE NESTS: (15) 10’x20’ SITES
THE TERRACES: (44) 10’x20’ SITES
GLAMPING SITES TOTAL = 79
SUBTOTAL:177 SITES PROPOSED
BNBS:SHORT-TERM RENTAL UNITS: (18)
MANAGER’S UNIT:LONG-TERM MANAGER’S UNIT: (1)
TOTAL:196 SITES/UNITS PROPOSED
SITE/UNIT INVENTORY
179
09/27/2024
0SCALE
1” =60’-0”
30 60 120
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A2
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
SITE ZONES EXHIBIT
LEGEND
COMMERCIAL ZONE
THE VILLAGE COMMERCIAL PLAZA
THE VILLAGE FLEX PARKING & EVENT LOT
LANDSCAPE BASIN & EVENT LAWN W/ STAGE
RV CHECK-IN & INFORMATION CENTER
GOLF CART/RV SERVICE & DETAIL CENTER
RESORT ZONE
THE COURTYARD SPA & WELLNESS CENTER
THE COURTYARD LAUNDRY & SERVICE CENTER
THE “OASIS” GLAMPING UNITS & WATER FEATURES
THE “AIRSTREAM VILLAGE” GLAMPING UNITS & PARKING
THE “CHATEAU” CLUBHOUSE & AMENITIES
THE “GROTTO” & PRIVATE BAR
THE “TERRACE” GLAMPING UNITS
THE “NEST” GLAMPING UNITS
THE “VILLA” PRIVATE LOUNGE & LAWN
RV ZONE
VEHICLE CAMPSITES (20x30 & 20x40)
VEHICLE CAMPSITES (20x40 & 30x60)
1
6
2
7
7
3
8
8
8
4
9
9
5
1 2
3
4
5
6
10
RV ZONE
RESORT
ZONE
COMMERCIAL ZONE
10
1111
12
13
13
14
14
12
12
15
15
15
16
16
16
180
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A3
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
VEHICLE CIRCULATION EXHIBIT
LEGEND
TWO-WAY PUBLIC COLLECTOR ROAD
TWO-WAY PRIVATE SITE ROAD
ONE-WAY PRIVATE SITE ROAD
GOLF CART & PEDESTRIAN ONLY
BIKE LANES
PUBLIC PROJECT ENTRY & EXIT
PRIVATE PROJECT ENTRY & EXIT
PRIVATE PROJECT EXIT ONLY
0SCALE
1” =60’-0”
30 60 120
181
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A4
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
ADA PATH OF TRAVEL EXHIBIT
LEGEND
ADA PATH OF TRAVEL
ADA CONNECTION TO PUBLIC RIGHT-OF-WAY
ADA DESIGNATED RAMP LOCATION
0SCALE
1” =60’-0”
30 60 120
182
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A5
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
PROPOSED SIGNAGE LOCATIONS
0SCALE
1” =60’-0”
30 60 120
LEGEND
DIRECTIONAL SIGNAGE
KIOSK SIGNAGE
SITE AMENITY SIGNAGE
ENTRY MONUMENT SIGNAGE
CORNER MONUMENT SIGNAGE
183
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A6
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
PROPOSED SIGNAGE CONCEPT
LEGEND
DIRECTIONAL SIGNAGE
KIOSK SIGNAGE
SITE AMENITY SIGNAGE
ENTRY MONUMENT SIGNAGE
CORNER MONUMENT SIGNAGE
WALL SIGNS PROJECTING SIGNS WALL PLAQUES AWNING SIGNS
WALL SIGNS CONTAIN COMPANY LOGOS, BUSINESS NAMES, AND/OR STYLIZED FONTS TO
IDENTIFY COMMERCIAL-USE SPACES. SIGNS WILL BE INTERNALLY ILLUMINATED OR EXTERNALLY
LIT USING A TOP-MOUNTED LIGHT FIXTURE. LETTER HEIGHT IS DEPENDENT ON BUILDING
PROPORTIONS.
PROJECTING SIGNS FEATURE COMPANY LOGOS, BUSINESS NAMES, AND STYLIZED FONTS TO ENHANCE
COMMERCIAL IDENTITY ALONGSIDE WALL SIGNS. THEY MUST MAINTAIN AT LEAST (8) FEET OF
CLEARANCE ABOVE THE SIDEWALK AND CAN PROJECT UP TO (5) FEET FROM THE BUILDING FACADE.
THE MAXIMUM SIZE IS (15) SQUARE FEET, WITH LETTERS NO TALLER THAN (10) INCHES. LIGHTING, IF
NECESSARY, SHOULD BE EXTERNALLY TOP-MOUNTED, SHINING DOWNWARD.
WALL PLAQUES SHALL BE EITHER DARK ANODIZED BRONZE OR STONE TO MATCH SIMILAR COLOR OF
STUCCO ON SITE. COMPANY LOGOS OR RELATED STYLIZED FONT MAY BE FEATURED ON A BRONZE OR
STONE PLAQUE. LETTERING IS LIMITED TO 8” IN HEIGHT.
BUSINESS NAMES ARE ALLOWED ONLY ON THE FRONT VALANCE OF AN AWNING SIGN. AWNINGS
MUST HAVE A CLEARANCE OF AT LEAST (8) FEET FROM THE SIDEWALK AND CAN EXTEND NO MORE
THAN (5) FEET BEYOND THE BUILDING FACADE, WITH A SLOPE OF LESS THAN (60) DEGREES.
PROJECTING SIGNS ARE LIMITED TO A MAXIMUM OF (15) SQUARE FEET.
ENTRY SIGN INSPIRATIONSITE MAP - SIGNAGE LOCATIONS
WAYFINDING SIGNAGE SITE SIGNAGE INSPIRATION
184
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A7
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
PROPOSED SIGNAGE ELEVATIONS
PLASTER FINISH:
SMOOTH STUCCO
SIGNAGE MATERIALS
PRECAST CONCRETE CAP
SIGNAGE FIXTURES
DIRECTIONAL SIGNAGE KIOSK SIGNAGE
FOR USE AS WAYFINDING THROUGHOUT SITE
9’
-
0
”
8’
-
6
”
20
’
-
0
”
9’
-
6
”
4’
-
0
”
7’
-
0
”
3’
-
9
”
4’
-
0
”
1’
-
8
”
7”
7’-0”
5’-8”
2’-6”
3’-9”
DEL RIO RANCH LOGO/EMBLEM
PLACEHOLDER
6’-0”
7’-0”
2’-6”
1’-4”
3’
-
0
”
1’
-
6
”
3’
-
0
”
4”
4”
2”
TE
X
T
S
I
Z
E
TE
X
T
S
I
Z
E
TE
X
T
S
I
Z
E
FOR USE AT ENTRY TO ANCHOR THE MEDIAN
BETWEEN LARGER MONUMENT SIGNAGE
AND TO PROVIDE ADDITIONAL SITE IDENTITY
WALL LIGHT FIXTURE
WHITE
LIGHT CREAM
LIGHT PEACH
CAST BRONZE PLAQUE CAST METAL LETTERING
CLAY ROOF TILESMETAL ACCENTS: BRONZE FINISH
METAL LANDSCAPE POT
SITE AMENITY SIGNAGE
FOR USE AT ENTRY AND EXIT NODES FOR
EACH SECTION WITHIN THE SITE
ALL SITE SIGNAGE ILLUMINATED WITH UPLIGHTS.ALL SITE SIGNAGE ILLUMINATED WITH UPLIGHTS.
ALL SITE SIGNAGE ILLUMINATED WITH UPLIGHTS.
6”
3”
TE
X
T
S
I
Z
E
TE
X
T
S
I
Z
E
SIGNAGE FONTS
PRIMARY: FELIX TITLING SUB-TEXT: MILTON ONE SUB-TEXT: DINN NEXT LT PRO BOLD
185
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A8
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
ENTRY MONUMENT SIGNAGE
CORNER MONUMENT SIGNAGE
FOR USE AT ENTRY NODES ALONG
EL CAMINO REAL AND DEL RIO RD.
FOR USE AT CORNER OF
DEL RIO RD. AND EL CAMINO REAL
PLASTER FINISH:
SMOOTH STUCCO
SIGNAGE MATERIALS
PRECAST CONCRETE CAP
SIGNAGE FIXTURES SIGNAGE FONTS
PRIMARY: FELIX TITLING SUB-TEXT: MILTON ONE SUB-TEXT: DINN NEXT LT PRO BOLDWALL LIGHT FIXTURE
WHITE
LIGHT CREAM
LIGHT PEACH
CAST METAL LETTERING
CLAY ROOF TILESMETAL ACCENTS: BRONZE FINISH
WATER FOUNTAIN
ALL SITE SIGNAGE ILLUMINATED WITH UPLIGHTS.
ALL SITE SIGNAGE ILLUMINATED WITH UPLIGHTS.
75’-0”
65’-0”
2’
-
0
”
2’
-
0
”
14
’
-
0
”
8’
-
6
”
6’
-
0
”
TE
X
T
S
I
Z
E
TE
X
T
S
I
Z
E
PROPOSED SIGNAGE ELEVATIONS
186
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A9
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
MOOD BOARD - ARCHITECTURE
187
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A10
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
MOOD BOARD - AMENITIES
188
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A11
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
MOOD BOARD - LANDSCAPE
189
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A12
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
SITE PLAN - COMMERCIAL ZONE
LEGEND
VEHICLE ROUNDABOUT W/ LANDSCAPE FEATURE
MEDIAN LANDSCAPE BUFFER
ENTRY MONUMENT & PROJECT SIGNAGE LOCATION
NAVIGATIONAL SIGNAGE LOCATION
ENTRY & GATE ACCESS KIOSK
TURN CIRCLE W/ ACCENT PAVERS & LANDSCAPE FEATURE
NATURAL BOULDER & WATER FEATURE
COMMERCIAL PLAZA W/ SPECIAL PAVING
NATURAL GRAVEL FLEX PARKING & EVENT LOT
POTENTIAL BASIN AREA
RV CHECK-IN KIOSK
SITE WALLS & RETAINING
RV DETAIL & AUTO-SHOP
RV SERVICE PARKING
GOLF CART PARKING
GOLF CART SERVICE & CHARGING STATION
EVENT STAGE
1
9
7
6
8
3
5
1
5
2
2
4
4
2
3
4
5
6
7
8
9
10
11
12
11
13
14
15
15
16
17
0SCALE
1” =60’-0”
30 60 120
1010
13
14
17
16
15
12 12
12
190
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A13
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
COLORS & MATERIALS - THE VILLAGE & EVENT BASIN
GROUND FLOOR RETAIL W/ RENTAL UNITS ABOVEPEDESTRIAN PLAZA & OUTDOOR EVENT VENUESITE MAP - COMMERCIAL ZONE (THE VILLAGE & EVENT BASIN)
PAVING MATERIALS
TYPICAL ROAD FINISH:
ASPHALT
BUILDING MATERIALS
PRIMARY PLASTER FINISH:
SMOOTH STUCCO - WHITE COLOR
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT CREAM COLOR
UPPER LEVEL BALCONIES:
WROUGHT IRON RAILING W/ PRECAST TRIM
STOREFRONTS & SIGNAGE:
RETAIL WINDOW & DOOR SYSTEMS
DOOR/WINDOW TRIM FINISH:
LIGHT GRAY PRECAST CONCRETE
ROOF TILES:
MEDITERRANEAN STYLE CLAY TILES
ACCENT ROAD FINISH:
COBBLE FRAMED AGGREGATE CONCRETE
ACCENT ROAD FINISH:
COBBLESTONE PAVING
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT PEACH COLOR
PEDESTRIAN PLAZA PAVING:
SLATE FLAGSTONE PAVERS
SHOPS & ENTERTAINMENTEVENT BASIN W/ STAGE
EVENT BASIN:
NATURAL GRASS LAWNS
PEDESTRIAN SIDEWALKS:
SMOOTH CONCRETE
FLEX PARKING & EVENT LOT
COMPRESSED DG NATURAL GRAY FINISH
191
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A14
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
ENLARGED CONCEPT SKETCH - THE VILLAGE COMMERCIAL
LEGEND
COMMERCIAL BUILDING FRONTING DEL RIO AND EL CAMINO
MEDIAN LANDSCAPE BUFFER
ENTRY MONUMENT & PROJECT SIGNAGE LOCATION
ENTRY & GATE ACCESS KIOSK
TURN CIRCLE W/ ACCENT PAVERS & LANDSCAPE WATER FEATURE
NATURAL BOULDER & WATER FEATURE
COMMERCIAL PLAZA W/ SPECIAL PAVING
NATURAL GRAVEL FLEX PARKING & EVENT LOT
POTENTIAL BASIN AREA
GOLF CART PARKING
LANDSCAPE BUFFER AND RETAINING WALLS
1
2
3
4
5
6
7
8
9
10
1
1
3
EL CAMINO REAL
DE
L
R
I
O
R
O
A
D
2
4
5
6
7
8
8
8
9
10
11
11
11
192
09/27/2024
1
1
A A
C C
45
'
-
0
"
35
'
-
0
"
15
'
-
0
"
D D
3
3
B B
X2
X1
4
5
'
-
0
"
2
2
BUILDING 1
98' - 0"
20' - 0"30' - 0"48' - 0"
Y1
Y2
95
'
-
0
"
68' - 0
"
45
'
-
0
"
68' - 0"
25' - 0
"
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: admin@ehdesignstudio.com
A1DEL RIO RANCH BUILDING 1 SCHEMATIC FLOOR PLAN
ATASCADERO, CA 93422 19001
10.18.2023
SCALE: 1/16" = 1'-0"1 BLDG. 1 SCHEMATIC PLAN
AREA SCHEDULE
NAME AREA
BUILDING 1 13431 SF
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A15
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
BUILDING 1 - THE VILLAGE COMMERCIAL
0SCALE
1/16” =1’-0”
8 16 32
2 BLDG. 1 - FRONT ELEVATION
SCALE: 1/16 = 1’-0”
1 BLDG. 1 - SCHEMATIC FLOOR PLAN
SCALE: 1/16 = 1’-0”
INSPIRATION IMAGES
PEDESTRIAN PLAZA &
OUTDOOR EVENT VENUE
UPPER LEVEL BALCONIES: WROUGHT
IRON RAILING W/ PRECAST TRIM
GROUND FLOOR RETAIL
W/ RENTAL UNITS ABOVE
STOREFRONTS & SIGNAGE:
RETAIL WINDOW & DOOR SYSTEMS
BUILDING MATERIALS
PRIMARY PLASTER FINISH:
SMOOTH STUCCO - WHITE COLOR
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT CREAM COLOR
DOOR/WINDOW TRIM FINISH:
LIGHT GRAY PRECAST CONCRETE
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT PEACH COLOR
ROOF TILES:
MEDITERRANEAN STYLE CLAY TILES
32’-0”
44’-0”
THIRD FLOOR
0’-0”
GROUND FLOOR F.F.
SECOND F.F.
MAX ALLOWABLE HEIGHT
18’-0”
35’-0”
0SCALE
1/16” =1’-0”
8 16 32
PROPOSED HEIGHT
52’-0”
THIRD T.O.P.
193
09/27/2024
1
1
A A
B B
18
'
-
0
"
12
'
-
0
"
25
'
-
0
"
20
'
-
0
"
2
2
C C
D D
E E
4
4
5
5
75
'
-
0
"
BUILDING 2
3
3
75
'
-
0
"
18
'
-
0
"
12
'
-
0
"
25
'
-
0
"
20
'
-
0
"
21' - 10"31' - 6"17' - 8"2' - 4"25' - 0"86' - 8"
185' - 0"
21' - 10"31' - 6"17' - 8"82' - 0"32' - 0"
185' - 0"
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: admin@ehdesignstudio.com
A1DEL RIO RANCH BUILDING 2 SCHEMATIC FLOOR PLAN
ATASCADERO, CA 93422 19001
10.18.2023
SCALE: 1/16" = 1'-0"1 BLDG. 2 SCHEMATIC FLOOR PLAN
AREA SCHEDULE
NAME AREA
BUILDING 2 10089 SF
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A16
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
BUILDING 2 - THE VILLAGE COMMERCIAL
2 BLDG. 2 - FRONT ELEVATION
SCALE: 1/16 = 1’-0”
0SCALE
1/16” =1’-0”
8 16 32
0SCALE
1/16” =1’-0”
8 16 32
INSPIRATION IMAGES
PEDESTRIAN PLAZA &
OUTDOOR EVENT VENUE
UPPER LEVEL BALCONIES: WROUGHT
IRON RAILING W/ PRECAST TRIM
GROUND FLOOR RETAIL
W/ RENTAL UNITS ABOVE
STOREFRONTS & SIGNAGE:
RETAIL WINDOW & DOOR SYSTEMS
BUILDING MATERIALS
PRIMARY PLASTER FINISH:
SMOOTH STUCCO - WHITE COLOR
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT CREAM COLOR
DOOR/WINDOW TRIM FINISH:
LIGHT GRAY PRECAST CONCRETE
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT PEACH COLOR
ROOF TILES:
MEDITERRANEAN STYLE CLAY TILES
THIRD F.F.
THIRD T.O.P.
30’-0”
42’-0”
0’-0”
GROUND FLOOR F.F.
SECOND F.F.
18’-0”
MAX PROPOSED HEIGHT
50’-0”
1 BLDG. 2 - SCHEMATIC FLOOR PLAN
SCALE: 1/16 = 1’-0”
1
1
A A
C C
45
'
-
0
"
35
'
-
0
"
15
'
-
0
"
D D
3
3
B B
X2
X1
4
5
'
-
0
"
2
2
BUILDING 1
98' - 0"
20' - 0"30' - 0"48' - 0"
Y1
Y2
95
'
-
0
"
68' - 0
"
45
'
-
0
"
68' - 0"
25' - 0
"
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: admin@ehdesignstudio.com
A1DEL RIO RANCH BUILDING 1 SCHEMATIC FLOOR PLAN
ATASCADERO, CA 93422 19001
10.18.2023
SCALE: 1/16" = 1'-0"1 BLDG. 1 SCHEMATIC PLAN
AREA SCHEDULE
NAME AREA
BUILDING 1 13431 SF
MAX ALLOWABLE HEIGHT
35’-0”
194
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A17
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
ENLARGED CONCEPT SKETCH - PROJECT ENTRY & EVENT BASIN
LEGEND
MEDIAN LANDSCAPE BUFFER
ENTRY MONUMENT & PROJECT SIGNAGE LOCATION
ENTRY & GATE ACCESS KIOSK
NATURAL GRAVEL FLEX PARKING & EVENT LOT
POTENTIAL BASIN AREA/EVENT FLEX
LANDSCAPE BUFFER AND RETAINING WALLSV
RV DETAIL & AUTO-SHOP
GOLF CART PARKING
EVENT STAGE
TEMPORARY FOOD TRUCK/TENT SETUP AREA
TEMPORARY SEATING/LOUNGE AREA
1
2
3
4
5
6
7
8
9
EL CAMINO REAL
1
3
2
4 5
6
7
1
8
9
10
11
10
10
11
195
09/27/2024
1
1
A A
12' - 0"7' - 0"16' - 0"7' - 0"12' - 0"
B B
C C
2
2
12' - 0"30' - 0"12' - 0"
BUILDING 16
1' - 0"
54' - 0"
25
'
-
0
"
3'
-
0
"
27
'
-
0
"
55
'
-
0
"
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: admin@ehdesignstudio.com
A1DEL RIO RANCH BUILDING 16 SCHEMATIC FLOOR PLAN
ATASCADERO, CA 19001
10.18.2023
SCALE: 1/8" = 1'-0"1 BLDG. 16 SCHEMATIC PLAN
AREA SCHEDULE
NAME AREA
BUILDING 16 750 SF
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A18
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
BUILDING 16 - EVENT STAGE
1 BLDG. 16 - SCHEMATIC FLOOR PLAN
SCALE: 1/8 = 1’-0”
2 BLDG. 16 - FRONT ELEVATION
SCALE: 1/8 = 1’-0”
0SCALE
1/8” =1’-0”
4 8 16
BUILDING MATERIALS
PRIMARY PLASTER FINISH:
SMOOTH STUCCO - WHITE COLOR
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT CREAM COLOR
DOOR/WINDOW TRIM FINISH:
LIGHT GRAY PRECAST CONCRETE
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT PEACH COLOR
WOOD ACCENTS:
DARK STAINED OAK WOOD FINISH
0’-0”
GROUND FLOOR F.F.
0SCALE
1/8” =1’-0”
4 8 16
PROPOSED HEIGHT
19’-8”
INSPIRATION IMAGES
OUTDOOR EVENT SPACE STAGE BASIN AS LARGE OPEN SPACE FOR
RECREATIONAL USE WHEN NOT USED FOR EVENTS
BASIN AREA AS EVEN SPACE LAWN AREA AND
SET UP FOR SPECIAL EVENTS, FOOD TRUCKS
MAX ALLOWABLE HEIGHT
35’-0”
196
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A19
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
COLORS & MATERIALS - VEHICLE CHECK-IN & SERVICE
AUTO DETAIL/SERVICE SHOP CHECK-IN & INFO BUILDING
GENERAL STORE W/ MANAGER’S UNIT ABOVEOFFICE PATIO W/ SEATING & LANDSCAPESITE MAP - COMMERCIAL ZONE (VEHICLE CHECK-IN & SERVICE)
SITE WALL MATERIALS
PRIMARY RETAINING WALLS:
POURED CONCRETE
ACCENT SITE WALLS:
SMOOTH WHITE STUCCO
ACCENT SITE WALLS:
LOCALLY SOURCED SANTA BARBARA STONE
PAVING MATERIALS
TYPICAL ROAD FINISH:
ASPHALT
WOOD ACCENTS:
DARK STAINED OAK WOOD FINISH
ACCENT ROAD FINISH:
COBBLE FRAMED AGGREGATE CONCRETE
METAL ACCENTS:
DARK ANONDIZED BRONZE FINISH
PATIO PAVING:
SLATE FLAGSTONE PAVERS
BUILDING MATERIALS
PRIMARY PLASTER FINISH:
SMOOTH STUCCO - WHITE COLOR
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT CREAM COLOR
DOOR/WINDOW TRIM FINISH:
LIGHT GRAY PRECAST CONCRETE
ROOF TILES:
MEDITERRANEAN STYLE CLAY TILES
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT PEACH COLOR
PEDESTRIAN SIDEWALKS:
SMOOTH CONCRETE
197
09/27/2024
4
4
DD
3
3
1
1
CC
BB
AA
BUILDING 3
10
'
-
0
"
20
'
-
0
"
20
'
-
0
"
OFFICE
25' - 0"60' - 0"12' - 0"25' - 0"
GOLF CART SERVICE AREA
10
'
-
0
"
20
'
-
0
"
20
'
-
0
"
50
'
-
0
"
122' - 0"
50
'
-
0
"
RV SERVICE AREA
2
2
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: admin@ehdesignstudio.com
A1DEL RIO RANCH BUILDING 3 SCHEMATIC FLOOR PLAN
ATASCADERO, CA 93422 19001
10.18.2023
SCALE: 1/8" = 1'-0"1 BLDG. 3 SCHEMATIC FLOOR PLAN
AREA SCHEDULE
NAME AREA
REPAIR 4486 SF
OFFICE 501 SF
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A20
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
BUILDING 3 - VEHICLE SERVICE
0SCALE
1/8” =1’-0”
4 8 16
2 BLDG. 3 - SCHEMATIC FLOOR PLAN
SCALE: 1/8 = 1’-0”
1 BLDG. 3 - FRONT ELEVATION
SCALE: 1/8 = 1’-0”
INSPIRATION IMAGES
AUTO DETAIL/SERVICE SHOP OFFICE PATIO W/ SEATING & LANDSCAPE OFFICE PATIO W/ SEATING & LANDSCAPE
WOOD ACCENTS:
DARK STAINED OAK WOOD FINISH
BUILDING MATERIALS
PRIMARY PLASTER FINISH:
SMOOTH STUCCO - WHITE COLOR
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT CREAM COLOR
DOOR/WINDOW TRIM FINISH:
LIGHT GRAY PRECAST CONCRETE
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT PEACH COLOR
METAL ACCENTS:
DARK ANONDIZED BRONZE FINISH
ROOF TILES:
MEDITERRANEAN STYLE CLAY TILES
0’-0”
GROUND FLOOR F.F.
SECOND F.F.
18’-0”
PROPOSED HEIGHT
29’-0”
0SCALE
1/8” =1’-0”
4 8 16
MAX ALLOWABLE HEIGHT
35’-0”
198
09/27/2024
1
1
A A
3
3
B B
BUILDING 4 28
'
-
0
"
5'
-
0
"
33
'
-
0
"
8' - 0"20' - 0"30' - 0"
33
'
-
0
"
58' - 0"
5'
-
0
"
8'
-
0
"
20
'
-
0
"
2
2
50' - 0"
C C
1
A
3
B
MANAGER'S UNIT 20
'
-
0
"
50' - 0"
8' - 0"20' - 0"30' - 0"
58' - 0"
2
C
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: admin@ehdesignstudio.com
A1DEL RIO RANCH BUILDING 4 SCHEMATIC FLOOR PLAN
ATASCADERO, CA 93422 19001
10.18.2023
SCALE: 1/8" = 1'-0"1 BLDG. 4 GROUND FLOOR PLAN
AREA SCHEDULE
NAME AREA
GROUND FLOOR 1500 SF
SECOND FLOOR 1200 SF
240 SF
SCALE: 1/8" = 1'-0"2 BLDG. 4 SECOND FLOOR PLAN
1
1
A A
2
2
C C
23
'
-
0
"
BUILDING 5
23
'
-
0
"
20
'
-
0
"
3'
-
0
"
30' - 0"
5'
-
0
"
10
'
-
0
"
5'
-
0
"
3'
-
0
"
7' - 0"16' - 4"6' - 8"
30' - 0"
B B
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: admin@ehdesignstudio.com
A1DEL RIO RANCH BUILDING 5 SCHEMATIC FLOOR PLAN
ATASCADERO, CA 93422 19001
10.18.2023
SCALE: 1/8" = 1'-0"1 BLDG. 5 SCHEMATIC FLOOR PLAN
AREA SCHEDULE
NAME AREA
BUILDING 5 679 SF
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A21
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
BUILDINGS 4 & 5 - CHECK-IN, INFO & MANAGEMENT
1 BLDG. 4 - SCHEMATIC FLOOR PLAN
SCALE: 1/8 = 1’-0”
3 BLDG. 5 - SCHEMATIC FLOOR PLAN
SCALE: 1/8 = 1’-0”
4 BLDG. 5 - FRONT ELEVATION
SCALE: 1/8 = 1’-0”2 BLDG. 4 - FRONT ELEVATION
SCALE: 1/8 = 1’-0”
INSPIRATION IMAGES
GENERAL STORE W/
MANAGER’S UNIT ABOVE
0SCALE
1/8” =1’-0”
4 8 16
0SCALE
1/8” =1’-0”
4 8 16
BUILDING MATERIALS
PRIMARY PLASTER FINISH:
SMOOTH STUCCO - WHITE COLOR
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT CREAM COLOR
DOOR/WINDOW TRIM FINISH:
LIGHT GRAY PRECAST CONCRETE
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT PEACH COLOR
ROOF TILES:
MEDITERRANEAN STYLE CLAY TILES
UPPER LEVEL BALCONIES: WROUGHT
IRON RAILING W/ PRECAST TRIM
GENERAL STORE W/
MANAGER’S UNIT ABOVE ARCHITECTURAL STYLE & GLAZING
0’-0”
GROUND FLOOR F.F.
SECOND F.F.
14’-0”
SECOND T.O.P.
24’-0”
0SCALE
1/8” =1’-0”
4 8 16
PROPOSED HEIGHT
29’-0”
0’-0”
GROUND FLOOR F.F.
MAX PROPOSED HEIGHT
GROUND FLOOR T.O.P
16’-0”
12’-0”
0SCALE
1/8” =1’-0”
4 8 16
MAX ALLOWABLE HEIGHT
35’-0”
MAX ALLOWABLE HEIGHT
35’-0”
199
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A22
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
SITE PLAN - RESORT ZONE
LEGEND
TERRACED WATER & BOULDER FEATURE
GOLF CART PARKING STATION
NAVIGATIONAL SIGNAGE LOCATION
THE “OASIS” GLAMPING UNITS
THE “AIRSTREAM VILLAGE” GLAMPING UNITS
THE “NEST” GLAMPING UNITS
THE “TERRACE” GLAMPING UNITS
SITE WALLS & RETAINING
PRIVATE LAWN & SEATING AREA
NATURAL PEDESTRIAN PATHS
PRIVATE ADULT GROTTOS & BAR
CLUBHOUSE POOL & SUN DECK
NATURAL GRAVEL PARKING AREA
TURN CIRCLE & DROP-OFF
LANDSCAPE FEATURE @ TURN CIRCLE
CLUBHOUSE GATE & ENTRY
1
5
5
6
4
4
9
7
7
6
8
8
8
3
2
2
2
3
4
5
6
7
8
9
10
10
10
10
10
10
11
12
13
13
14
15
16
0SCALE
1” =60’-0”
30 60 120
11
12
13
14
15
16
1
200
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A23
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
THE COURTYARD AMENITIES & SERVICES
SPA & WELLNESS CENTER
STAIRS & TRAIL CONNECTIONS TO OTHER SITE AMENITIESCOBBLESTONE COURTYARD W/ PEDESTRIAN SCALE BUILDINGS
COLORS & MATERIALS - THE COURTYARD
PAVING MATERIAL
COURTYARD FINISH:
COBBLESTONE PAVING
GROUP HEALTH & FITNESS CLASSES
SELF-SERVICE LAUNDRY & CAFE GYM & FITNESS CENTER ACCENT ROAD FINISH:
COBBLE FRAMED AGGREGATE CONCRETE
SITE MAP - RESORT ZONE (THE COURTYARD)
BUILDING MATERIALS
PRIMARY PLASTER FINISH:
SMOOTH STUCCO - WHITE COLOR
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT CREAM COLOR
DOOR/WINDOW TRIM FINISH:
LIGHT GRAY PRECAST CONCRETE
ROOF TILES:
MEDITERRANEAN STYLE CLAY TILES
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT PEACH COLOR
GRAND STAIRS & FOUNTAIN
SITE WALL MATERIALS
PRIMARY RETAINING WALLS:
POURED CONCRETE
ACCENT SITE WALLS:
SMOOTH WHITE STUCCO
ACCENT SITE WALLS:
LOCALLY SOURCED SANTA BARBARA STONE
CLUB CAR/PEDESTRIANS ONLY
201
09/27/2024
1
1
A A
2
2
3
3
4
4
5
5
B B
C C
D D
BUILDING 6
32
'
-
0
"
5'
-
0
"
5'
-
0
"
13
'
-
0
"
2'
-
0
"
7'
-
0
"
125' - 0"
25' - 0"25' - 0"19' - 0"12' - 0"19' - 0"25' - 0"3' - 0"
128' - 0"
5'
-
0
"
20
'
-
0
"
7'
-
0
"
32
'
-
0
"
25' - 0"50' - 0"25' - 0"25' - 0"
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: admin@ehdesignstudio.com
A1DEL RIO RACH BUILDING 6 SCHEMATIC FLOOR PLAN
ATASCADERO, CA 93422 19001
10.18.2023
SCALE: 1/8" = 1'-0"1 BLDG. 6 SCHEMATIC FLOOR PLAN
AREA SCHEDULE
NAME AREA
1
1
A A
2
2
B B
BUILDING 7
20
'
-
0
"
16' - 0"4' - 0"10' - 0"20' - 0"
7'
-
0
"
6'
-
0
"
7'
-
0
"
20
'
-
0
"
2' - 0"50' - 0"2' - 0"
54' - 0"
7'
-
0
"
6'
-
0
"
7'
-
0
"
50' - 0"
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: admin@ehdesignstudio.com
A1DEL RIO RANCH BUILDING 7 SCHEMATIC FLOOR PLAN
ATASCADERO, CA 93422 19001
10.18.2023
SCALE: 1/8" = 1'-0"1 BLDG. 7 SCHEMATIC FLOOR PLAN
AREA SCHEDULE
NAME AREA
BUILDING 7 974 SF
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A24
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
BUILDINGS 6 & 7 - COURTYARD RESORT AMENITIES
4 BLDG. 7 - FRONT ELEVATION
SCALE: 1/8 = 1’-0”2 BLDG. 6 - FRONT ELEVATION
SCALE: 1/8 = 1’-0”
1 BLDG. 6 - SCHEMATIC FLOOR PLAN
SCALE: 1/8 = 1’-0”3 BLDG. 7 - SCHEMATIC FLOOR PLAN
SCALE: 1/8 = 1’-0”
0SCALE
1/8” =1’-0”
4 8 16
0
SCALE
1/8” =1’-0”
4 8 16
ACCENT SITE WALLS:
SMOOTH WHITE STUCCO
ACCENT SITE WALLS: LOCALLY
SOURCED SANTA BARBARA STONE CLUB CAR/PEDESTRIANS ONLY
SITE WALL MATERIALS
PRIMARY RETAINING WALLS:
POURED CONCRETE GYM & FITNESS CENTERSELF-SERVICE LAUNDRY & CAFEGROUP HEALTH & FITNESS CLASSES
AMENITIES
SPA & WELLNESS CENTER
CIRCULATION
COBBLESTONE COURTYARD W/
PEDESTRIAN SCALE BUILDINGS GRAND STAIRS & FOUNTAIN
0
SCALE
1/8” =1’-0”
4 8 16
0SCALE
1/8” =1’-0”
4 8 16
0’-0”
GROUND FLOOR F.F.
GROUND FLOOR T.O.P.
14’-0”
PROPOSED HEIGHT
21’-0”
0’-0”
GROUND FLOOR F.F.
GROUND FLOOR T.O.P.
13’-0”
PROPOSED HEIGHT
25’-0”
MAX ALLOWABLE HEIGHT
35’-0”
MAX ALLOWABLE HEIGHT
35’-0”
202
09/27/2024
1
1
A A
B B
C C
D D
E E
2
2
3
3
4
4
5
5
BUILDING 8 35
'
-
0
"
25' - 0"30' - 0"25' - 0"30' - 0"
25' - 0"30' - 0"55' - 0"
110' - 0"
30
'
-
0
"
5'
-
0
"
110' - 0"
25
'
-
0
"
5'
-
0
"
5'
-
0
"
35
'
-
0
"
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: admin@ehdesignstudio.com
A1DEL RIO RANCH BUILDING 8 SCHEMATIC FLOOR PLAN
ATASCADERO, CA 93422 19001
10.18.2023
SCALE: 1/8" = 1'-0"1 BLDG. 8 SCHEMATIC FLOOR PLAN
AREA SCHEDULE
NAME AREA
BUILDING 8 3005 SF
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A25
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
BUILDING 8 - COURTYARD RESORT AMENITIES
0SCALE
1/8” =1’-0”
4 8 16
1 BLDG. 8 - SCHEMATIC FLOOR PLAN
SCALE: 1/8 = 1’-0”
2 BLDG. 8 - FRONT ELEVATION
SCALE: 1/8 = 1’-0”
CLUB CAR/PEDESTRIANS ONLY
GYM & FITNESS CENTERSELF-SERVICE LAUNDRY & CAFEGROUP HEALTH & FITNESS CLASSES
AMENITIES
SPA & WELLNESS CENTER
CIRCULATION
COBBLESTONE COURTYARD W/
PEDESTRIAN SCALE BUILDINGS GRAND STAIRS & FOUNTAIN
BUILDING MATERIALS
PRIMARY PLASTER FINISH:
SMOOTH STUCCO - WHITE COLOR
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT CREAM COLOR
DOOR/WINDOW TRIM FINISH:
LIGHT GRAY PRECAST CONCRETE
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT PEACH COLOR
INSPIRATION IMAGES
GENERAL STORE W/
MANAGER’S UNIT ABOVE
UPPER LEVEL BALCONIES: WROUGHT
IRON RAILING W/ PRECAST TRIM
GENERAL STORE W/
MANAGER’S UNIT ABOVE
STAIRS & TRAIL CONNECTIONS
TO OTHER SITE AMENITITES
0SCALE
1/8” =1’-0”
4 8 16
0’-0”
GROUND FLOOR F.F.
SECOND F.F.
14’-0”
MAX PROPOSED HEIGHT
31’-10”
SECOND T.O.P.
25’-0”
MAX ALLOWABLE HEIGHT
35’-0”
203
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A26
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
SITE MAP - RESORT ZONE (THE CHATEAU)
POOL & SUN DECK W/ CABANAS & LANDSCAPE EXTERIOR PATIO W/ SEATING & HILLSIDE VISTA
MANICURED EVENT LAWN & GARDENSRESORT CLUBHOUSE W/ CONNECTION TO GLAMPING SITES
COLORS & MATERIALS - THE CHATEAU
BUILDING MATERIALS
PRIMARY PLASTER FINISH:
WHITE COLOR
DOOR/WINDOW TRIM FINISH:
LIGHT GRAY PRECAST CONCRETE
ROOF TILES:
MEDITERRANEAN STYLE CLAY TILES
STONE ACCENT FINISH:
LOCALLY SOURCED SANTA BARBARA STONE
SITE WALL MATERIALS
PRIMARY RETAINING WALLS:
POURED CONCRETE
ACCENT SITE WALLS:
SMOOTH WHITE STUCCO
ACCENT SITE WALLS:
LOCALLY SOURCED SANTA BARBARA STONE
PAVING MATERIALS
TYPICAL ROAD FINISH:
ASPHALT
WOOD ACCENTS:
DARK STAINED OAK WOOD FINISH
ACCENT ROAD FINISH:
COBBLE FRAMED AGGREGATE CONCRETE
METAL ACCENTS:
DARK ANONDIZED BRONZE FINISH
PATIO & POOL DECK FINISH:
SLATE FLAGSTONE PAVERS
PEDESTRIAN STAIRS & SIDEWALKS:
SMOOTH CONCRETE
204
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A27
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
ENLARGED CONCEPT SKETCH - THE CHATEAU
LEGEND
TERRACED WATER & BOULDER FEATURE
GOLF CART PARKING STATION
THE “OASIS” GLAMPING UNITS
THE “GARDEN” GLAMPING UNITS
SITE WALLS & RETAINING
NATURAL PEDESTRIAN PATHS
PRIVATE ADULT GROTTOS & BAR
CLUBHOUSE POOL & SUN DECK
TURN CIRCLE & DROP-OFF
LANDSCAPE FEATURE @ TURN CIRCLE
CLUBHOUSE GATE & ENTRY
SHARED RESTROOM FACILITY
BAR LOUNGE AND SEATING AREA
PRIVATE CABANAS
1
2
3
4
5
6
7
8
9
10
11
12
13
14
1
2
4
3
5
5
5
66
7
8
10
11
12
13
14
205
09/27/2024
1
1
A A
2
2
3
3
4
4
5
5
6
6
7
7
8
8
E E
B B
C C
D D
BUILDING 9
3' - 0"5' - 0"25' - 0"40' - 0"25' - 0"5' - 0"3' - 0"
106' - 0"
25
'
-
0
"
7'
-
0
"
10
'
-
0
"
15
'
-
0
"
5'
-
0
"
25
'
-
0
"
37
'
-
0
"
25
'
-
0
"
7'
-
0
"
10
'
-
0
"
15
'
-
0
"
5'
-
0
"
3' - 0"30' - 0"40' - 0"30' - 0"3' - 0"
25
'
-
0
"
37
'
-
0
"
106' - 0"
EXTERIOR COVERED AREA EXTERIOR COVERED AREA
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: admin@ehdesignstudio.com
A1DEL RIO RANCH BUILDING 9 SCHEMATIC FLOOR PLAN
ATASCADERO, CA 93422 19001
10.18.2023
SCALE: 1/8" = 1'-0"1 BLDG. 9 SCHEMATIC PLAN
AREA SCHEDULE
NAME Area
BUILDING 9 3230 SF
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A28
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
BUILDING 9 - THE CHATEAU
2 BLDG. 9 - FRONT ELEVATION
SCALE: 1/8 = 1’-0”
0SCALE
1/8” =1’-0”
4 8 16
1 BLDG. 9 - SCHEMATIC FLOOR PLAN
SCALE: 1/8 = 1’-0”
WOOD ACCENTS:
DARK STAINED OAK WOOD FINISH
BUILDING MATERIALS
PRIMARY PLASTER FINISH:
SMOOTH STUCCO - WHITE COLOR
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT CREAM COLOR
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT PEACH COLOR
ROOF TILES:
MEDITERRANEAN STYLE CLAY TILES
METAL ACCENTS:
DARK ANONDIZED BRONZE FINISH
INSPIRATION IMAGES
POOL & SUN DECK W/
CABANAS & LANDSCAPING RESORT CLUBHOUSE W/ CONNECTION TO GLAMPING SITES
0’-0”
GROUND FLOOR F.F.
PROPOSED HEIGHT
24’-0”
GROUND FLOOR T.O.P.
16’-0”
0SCALE
1/8” =1’-0”
4 8 16
MANICURED EVENT LAWN & GARDENS EXTERIOR PATIO W/ SEATING & HILLSIDE VISTA
MANICURED EVENT LAWN & GARDENS
MAX ALLOWABLE HEIGHT
35’-0”
206
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A29
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
SITE MAP - RESORT ZONE (THE GROTTO & THE TERRACE)
PRIVATE GROTTO POOL & SPAS
PRIVATE BAR W/ GLAZING BUILT INTO HILLSIDEPRIVATE GROTTO SPAS W/ FEATURE LANDSCAPE
COLORS & MATERIALS - THE GROTTO & THE TERRACE
SITE WALL MATERIALS
PRIMARY RETAINING WALLS:
POURED CONCRETE
ACCENT SITE WALLS:
SMOOTH WHITE STUCCO
ACCENT SITE WALLS:
LOCALLY SOURCED SANTA BARBARA STONE
PAVING MATERIALS
PEDESTRIAN STAIRS & SIDEWALKS:
SMOOTH CONCRETE
NATURAL BOULDER/WATER FEATURES
NATURAL BOULDERS & NATIVE LANDSCAPE
WATERFALL FEATURES SCATTERED THROUGHOUT SITE
INDOOR/OUTDOOR GROTTO BAR
FOLDING GLASS WALL SECURITY DOOR
NEUTRAL EARTH TONE COLORS & MATERIALS
WOOD ACCENTS:
DARK STAINED OAK WOOD FINISH
PATIO & POOL DECK FINISH:
SLATE FLAGSTONE PAVERS
METAL ACCENTS:
DARK ANONDIZED BRONZE FINISH
PEDESTRIAN TRAILS & CAMPSITES:
COMPRESSED DG NATURAL GRAY FINISH
ACTIVITY & EVENT LAWNS:
MANICURED NATURAL GRASS LAWN
TERRACE TRAILS/LANDSCAPETERRACE TENTS & CAMPSITES
207
09/27/2024
1
1
A A
2
2
B B
6' - 0"8' - 0"17' - 0"8' - 0"6' - 0"
8'
-
0
"
12
'
-
0
"
BUILDING 11
45' - 0"
20
'
-
0
"
20
'
-
0
"
8'
-
0
"
12
'
-
0
"
CANOPY ABOVE
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: admin@ehdesignstudio.com
A1SLO RANCH BUILDING 11 SCHEMATIC FLOOR PLAN
ATASCADERO, CA 93422 19001
10.18.2023
SCALE: 1/8" = 1'-0"1 Floor Plan
AREA SCHEDULE
NAME AREA
BUILDING 11 900 SF
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A30
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
BUILDING 11 - GROTTO BAR & LOUNGES
1 BLDG. 11 - SCHEMATIC FLOOR PLAN
SCALE: 1/8 = 1’-0”2 BLDG. 11 - RIGHT ELEVATION
SCALE: 1/8 = 1’-0”
0SCALE
1/8” =1’-0”
4 8 16 0SCALE
1/8” =1’-0”
4 8 16
0’-0”
GROUND FLOOR F.F.
PROPOSED HEIGHT
14’-0”
SITE WALL MATERIALS
PRIMARY RETAINING WALLS:
POURED CONCRETE
ACCENT SITE WALLS:
SMOOTH WHITE STUCCO
ACCENT SITE WALLS:
LOCALLY SOURCED SANTA BARBARA STONE
METAL ACCENTS:
DARK ANONDIZED BRONZE FINISH
BUILDING MATERIALS
WOOD ACCENTS:
DARK STAINED OAK WOOD FINISH
INSPIRATION IMAGES
PRIVATE BAR W/ GLAZING BUILT INTO HILLSIDE
NATURAL BOULDER/WATER FEATURES
INDOOR/OUTDOOR GROTTO BAR
TERRACE TRAILS/LANDSCAPE
PRIVATE GROTTO POOL & SPAS PRIVATE GROTTO POOL & SPAS
TERRACE TENTS & CAMPSITES
MAX ALLOWABLE HEIGHT
35’-0”
208
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A31
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
COLORS & MATERIALS - THE OASIS, NEST & AIRSTREAM VILLAGE
“OASIS” GLAMPING CLUSTERS W/ PEDESTRIAN TRAILS
“OASIS” GLAMPING UNITS W/ PRIVATE DECK ON THE WATER
“NEST” GLAMPING UNITS W/ PRIVATE DECK & SPA
PRIVATE AIRSTREAM PARKING AREA WITH COMMON PEDESTRIAN TRAILS
THE “AIRSTREAM VILLAGE” UNITS
PRE-FAB AIRSTREAM (OR SIMILAR) CAMPER:
STAINLESS STEEL FINISH
THE “OASIS” CABANAS
PLASTER FINISH:
SMOOTH WHITE STUCCO
PARKING AREA:
COMPRESSED DG NATURAL GRAY FINISH
PRIVATE DECK MATERIAL:
WOODEN DECKING NATURAL OAK FINISH
METAL A-FRAME STRUCTURE:
DARK ANONDIZED BRONZE FINISH
EXTERIOR GLAZING:
BLACK FRAME CURTAIN WALL SYSTEM
EXTERIOR CURTAINS:
HEAVY CANVAS PRIVACY DRAPES
DECK PRIVACY SCREEN:
HORIZONTAL WOODEN SLATS NATURAL OAK FINISH
PRIVATE DECK MATERIAL:
WOODEN DECKING NATURAL OAK FINISH
COMMON PAVING MATERIALS
NATURAL GRASS LAWNS
SMOOTH CONCRETE PEDESTRIAN SIDEWALKS
COMPRESSED DG PEDESTRIAN TRAILS
SITE MAP - RESORT ZONE (THE OASIS, NEST & AIRSTREAM VILLAGE)
“AIRSTREAM VILLAGE” CAMPSITE W/ PRIVATE PARKING STALL
209
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A32
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
ENLARGED CONCEPT SKETCH - THE OASIS
LEGEND
THE “OASIS” GLAMPING UNITS
NATURAL PEDESTRIAN PATHS
TURN CIRCLE & DROP-OFF
LANDSCAPE FEATURE @ TURN CIRCLE
CLUBHOUSE AREA
THE COURYARD
SITE WALLS & RETAINING
1
2
3
4
5
6
7
1
1
2
2
2
4
5
6 7
210
09/27/2024
1 COMPACTED DECOMPOSED GRANITE CART PATH
RAISED DECK PLATFORM (PROTECT OAKS)
DECK PLATFORM ON GRADE
CEDAR TUBS AT PREMIUM UNITS
CONCRETE PATIO
PICNIC TABLE
PARKING SPACE
SHADE TREES TYP
SCREENING SHRUBS TO PROVIDE PRIVACY
STANDARD HOOKUPS
ROLLING GATE FOR GROUP RESERVATION
CANVAS OR LIKE MATERIAL SEMI PERMANENT
STRUCTURE
FULLY CONDITIONED PERMANENT STRUCTURE
DESIGN KEY
2
3
4
5
6
7
8
9
POND
PERCHES
LAWN
TREE HOUSES
AIRSTREAM VILLAGE
OASIS BUNGALOWS
10
11
11
10
9
9
9
8
8
8
7
6
6
5 5
4
3
2
1
1
12
13
12
12
13
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A33
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
TYPICAL GLAMPING UNITS LAYOUT
TERRACES NESTS
OASIS BUNGALOS
AIRSTREAM VILLAGE
211
09/27/2024
1
1
A A
4
4
B B
C C
D D
E E
2
2
3
3
BUILDING 12
60' - 0"
15' - 0"30' - 0"15' - 0"
35
'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
5'
-
0
"
10
'
-
0
"
10
'
-
0
"
10
'
-
0
"
5'
-
0
"
35
'
-
0
"
60' - 0"
5960 West Mall Suite B | Atascadero, CA. 93422 | o: 805.556.7997 | e: admin@ehdesignstudio.com
A1DEL RIO BUILDING 12 SCHEMATIC FLOOR PLAN
ATASCADERO, CA 19001
10.18.2023
SCALE: 1/8" = 1'-0"1 BLDG. 12 SCHEMATIC PLAN
AREA SCHEDULE
NAME AREA
BUILDING 12 2000 SF
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A34
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
BUILDING 12 - THE VILLA
0SCALE
1/8” =1’-0”
4 8 161BLDG. 12 - SCHEMATIC FLOOR PLAN
SCALE: 1/8 = 1’-0”
2 BLDG. 12 - LEFT ELEVATION
SCALE: 1/8 = 1’-0”
0SCALE
1/8” =1’-0”
4 8 16
0’-0”
GROUND FLOOR F.F.
MAX PROPOSED HEIGHT
21’-0”
GROUND FLOOR T.O.P.
15’-0”
INSPIRATION IMAGES
NATURAL GRASS LAWN BASIN
AREA FOR SPECIAL EVENTS, FOOD TRUCKS
WOOD ACCENTS:
DARK STAINED OAK WOOD FINISH
BUILDING MATERIALS
PRIMARY PLASTER FINISH:
SMOOTH STUCCO - WHITE COLOR
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT CREAM COLOR
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT PEACH COLOR
ROOF TILES:
MEDITERRANEAN STYLE CLAY TILES
METAL ACCENTS:
DARK ANONDIZED BRONZE FINISH
RESORT FEEL ARCHITECTURE
EXTERIOR PATIO W/ SEATING & HILLSIDE VISTA
MANICURED EVENT LAWN & GARDENS
EXTERIOR LOUNGE SEATING MANICURED ADJACENT LAWN & PATIO
MAX ALLOWABLE HEIGHT
35’-0”
212
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A35
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
SITE PLAN - RV ZONE
LEGEND
PROJECT ENTRY SIGNAGE
VEHICLE & RV CAMPSITES W/ FULL HOOK-UPS
GOLF CART PARKING STATION
SITE WALLS & RETAINING W/ LANDSCAPE BUFFERS
DRY CREEK & LANDSCAPE FEATURE
RESTROOMS & SHOWERS BUILDING
1
6
6
2
2
3
2
2
4
4
1 5
4
2
3
4
5
6
4
213
09/27/2024
1 COMPACTED DECOMPOSED GRANITE
CONCRETE PATIO
PICNIC TABLE
BBQ (PREMIUM SITE OPTION)
FIRE PIT (PREMIUM SITE OPTION)
PARKING SPACE
SHADE TREES TYP
SCREENING SHRUBS TO PROVIDE PRIVACY
STANDARD HOOKUPS
DESIGN KEY
ROADWAY ROADWAY
ROADWAY ROADWAY
2
3
4
5
6
7
8
9
1
1
1
1
2
2
2
2
3
3
3
3
4
4
5
6 6
77
7 7
8
8
8
8
99
9
9
30X60 BACK IN ANGLE 20X40 BACK IN ANGLE
20X30 BACK + PULL IN 20X40 BACK + PULL IN
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A36
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
RV SITE TYPICAL LAYOUTS
214
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A37
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
PRIMARY PLASTER FINISH:
SMOOTH WHITE STUCCO
SITE MAP - RV ZONE (VEHICLE CAMPSITES & RESTROOMS)
COLORS & MATERIALS - VEHICLE CAMPSITES
LARGE VEHICLE BACK-IN CAMP SITES W/ FULL HOOKUPS
CONCRETE VEHICLE PAD W/ GRAVEL CAMPSITE AREASCATTERED LAWN GAMES & SEATING AREAS
BUILDING MATERIALS PAVING MATERIALS
TYPICAL ROAD FINISH:
ASPHALT
PEDESTRIAN TRAILS & CAMPSITES:
COMPRESSED DG NATURAL GRAY FINISH
ROOF TILES:
MEDITERRANEAN STYLE CLAY TILES
RESTROOM & SHOWER BUILDINGS:
STUCCO W/ CLAY TILE ROOF
VEHICLE PARKING PADS & SIDEWALKS:
SMOOTH CONCRETE
SITE WALL MATERIALS
PRIMARY RETAINING WALLS:
POURED CONCRETE
ACCENT SITE WALLS:
SMOOTH WHITE STUCCO
ACCENT SITE WALLS:
LOCALLY SOURCED SANTA BARBARA STONE
215
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A38
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
CONCEPT PLAN SKETCH - DEL RIO ENTRY & VEHICLE CAMPSITES
LEGEND
DEL RIO RD.
PROJECT ENTRY SIGNAGE
VEHICLE & RV CAMPSITES W/ FULL HOOK-UPS
GOLF CART PARKING STATION
SITE WALLS & RETAINING W/ LANDSCAPE BUFFERS
DRY CREEK & LANDSCAPE FEATURE
RESTROOMS & SHOWERS BUILDING
COMMERCIAL BUILDINGS
ENTRY KIOSK
LANDSCAPED MEDIAN
1
2
3
4
5
6
7
8
9
1
2
3
2
4 4
5
5
6
78
9
216
09/27/2024
1
1
A A
42' - 0"230' - 0"25' - 0"
5'
-
0
"
25
'
-
0
"
12
'
-
6
"
2
2
3
3
4
4
B B
C C
D D
297' - 0"
31' - 0"11' - 0"14' - 6"20' - 0"30' - 0"15' - 0"30' - 0"15' - 0"30' - 0"15' - 0"30' - 0"15' - 0"15' - 6"10' - 0"15' - 0"
297' - 0"
42
'
-
6
"
5'
-
0
"
25
'
-
0
"
2'
-
6
"
10
'
-
0
"
BUILDING 13
BUILDING 13
PRIVACY WALL DEL RIO
RV PARKING
GOLF CART
UTILITY
TYP.
20' - 0"
TY
P
.
30
'
-
0
"
42
'
-
6
"
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A39
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
BUILDING 13 - VEHICLE CAMPSITE SCREENING
2 BLDG. 13 - FRONT ELEVATION
SCALE: 1/16 = 1’-0”
0SCALE
1/8” =1’-0”
4 8 16
1 BLDG. 13 - SCHEMATIC FLOOR PLAN
SCALE: 1/8 = 1’-0”
0’-0”
GROUND FLOOR F.F.
TOP OF PRIVACY WALL
24’-0”
0SCALE
1/8” =1’-0”
4 8 16
MAX PROPOSED HEIGHT
50’-0”
BUILDING MATERIALS
PRIMARY PLASTER FINISH:
SMOOTH STUCCO - WHITE COLOR
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT CREAM COLOR
DOOR/WINDOW TRIM FINISH:
LIGHT GRAY PRECAST CONCRETE
SECONDARY PLASTER FINISH:
SMOOTH STUCCO - LIGHT PEACH COLOR
ROOF TILES:
MEDITERRANEAN STYLE CLAY TILES
MAX ALLOWABLE HEIGHT
35’-0”
217
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A40
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
CONCEPT PERSPECTIVE SKETCH - DEL RIO ENTRY
218
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A41
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
CONCEPT PERSPECTIVE SKETCH - EL CAMINO ENTRY
219
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422
A42
PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1: 109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
< 4%
<
4%< 4%
<
4%
< 4%
<
4%
< 4%
<
4%
< 4%< 4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
CONCEPT RENDERING - EL CAMINO & DEL RIO
1 2 3 4 765
MEDITERRANEAN MATERIALS
& LANDSCAPE PALETTE
SITE WALLS W/ SCUPPER
WATER FEATURE
SIMPLE STUCCO WALLS &
MEDITERANNEAN TILE ROOFS
SHOPS &
ENTERTAINMENT
FLEXIBLE PEDESTRIAN PLAZA & EVENT
PATIO W/ SEATING & LANDSCAPE
ARCHES, PRECAST TRIM,
SHUTTERS & IRON RAILS
CLAY TILE FASCIAS &
ITALIAN WALL SCONCES
1 56 676472 3
220
221
222
223
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422 PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1:109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
<4%
<
4%<4%
<
4%
<4%
<
4%
<4%
<
4%
<4%<4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
A43ARCHITECTURAL SITE SECTION 1
224
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422 PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1:109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
<4%
<
4%<4%
<
4%
<4%
<
4%
<4%
<
4%
<4%<4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
A44ARCHITECTURAL SITE SECTION 2
225
09/27/2024
DEL RIO RANCH
2115 EL CAMINO REAL - ATASCADERO, CA 93422 PLANNING
PACKAGE
R
4
8
'
-
0
"
R 68'
-
0
"
BUILDING 2:
THE VILLAGE
COMMERCIAL
10,000 SF
+
2nd/3rd level
10 BnBs
BUILDING 1:
THE VILLAGE
COMMERCIAL
15,000 SF
+
2nd level event
space
PARKING PROVIDED:
+/-148 REGULAR STALLS
+/- 45 GOLF CARTS
R
3
5
'
-
0
"
R
3
5
'
-
0
"
R 35' - 0"
R
3
0
'
-
0
"
R 4
0
'
-
0
"
923
918
910
900
870
883
THE RVs
32 Total
(10) 30x60's
(22) 20x40's
82
'
-
0
"
94 PARKING
SPACES
225' - 0"
30' - 0"
42
'
-
6
"
40
'
-
0
"
70' - 0"
140' - 0"
24'
-
0
"
24'
-
0
"
6'
-
0
"
4'
-
0
"
14
'
-
0
"
7'
-
6
"
7'
-
6
"
14
'
-
0
"
4'
-
0
"
6'
-
0
"
RR
R 39
'
-
0
"
R
5
1
'
-
0
"
40
'
-
0
"
20
'
-
0
"
loa
d
i
n
g
10'
-
0
"
dry
creek
175' - 0"
135.
0
0
°
1
3
5
.
0
0
°
135.00
°
135.
0
0
°
15' - 0"
525' - 0"
RR
356' - 0"
THE CHATEAU
4800 SF
THE VILLA
2000 SF
THE GLAMPING
NESTS
+15
pool
25x80
30.00°35.00
°
40'
-
0
"
R 3
0
'
-
0
"
R 30'
-
0
"
R 40' - 0"
R 40' - 0"
R 35' - 0"
stairs stairs
R 2
0
'
-
0
"
R 15' - 0"
72' - 0"
99' - 0"
8
10
18 PARKING
SPACES
fo
o
d
t
r
u
c
k
5' - 0"
5' - 0"
5' -
0
"
5' - 0"
35' - 0"
5' -
0
"
135.00°
WELLNESS
SPA
FITNESS
LNDRY.
UTILITY
RR
garden/lawn
garden/lawn
garden/lawn
THE
GROTTO
project
fountain/boulder
feature
landscape
/boulder
outdoor plaza
pop-ups
event space
water/
boulder
feature
grottos
bar
path
path
path
path
Italian
courtyard
stairs
cro
s
s
i
n
g
cro
s
s
i
n
g
cro
s
s
i
n
g
cobble
paving
d.g.
cobble
paving
path
stairs
crossing
crossing
6 golf
carts
RV
Ck-In
•
•
PARKING REQUIRED:
COMMERCIAL = 300/SF
SPACE/UNIT + 1 SPACE/10
UNITS
RESORT OVERNIGHT STAY
TIER 1:109
RV SITES (DEL RIO) - 63
RV SITES (RIO RITA ROAD) -32
RV SITES (EL CAMINO REAL)-14
TIER 2: 58
GLAMPING (CAMPSITES) -24
GLAMPING (OASIS CABANAS)-19
GLAMPING (NESTS)-15
TIER 3: 10
BNBS - 10
MANAGER'S UNIT - 1
TOTAL = 183
63 RV PARKING
40' - 0"
20
'
-
0
"
20
'
-
0
"
30' - 0"
14 RV PARKING
20X30'S
(33) 20x30's
(30) 20x40's
Detail Shop
Dump
Site
30' - 0"
26' - 0"
40' - 0"
35' - 0"
30' - 0"
26' - 0"
40' - 0"
General Store
1500 sf+ Manger's unit above
19 GLAMPING
(OASIS CABANAS)
Office
to pl
19' - 0"
18' - 0"24' - 0"18' - 0"25' - 0"
20' - 0"20' - 0"
11 parking
RV Service
parking
RV Service
parking
5 par
k
i
n
g
+
4
g
o
l
f
20
'
-
0
"
30' - 0"
loading
10 golf carts
26' - 0"26' - 0"26' - 0"
T.
Landscape Buffer
30' - 0
"
26' - 0
"
30' - 0
"
2
0
'
-
0
"
20' - 0
"
20 parking
6 golf
carts
6 golf carts
6 golf
carts
4 golf
carts
T.
T.
T.
T.
3 golf carts
T.
24 GLAMPING
(CAMPSITES)
x 882
x 905
x 880
x 910
4%
x E928
x 924.5
10%
4%
x 905
x 930x 926
x E925
x E925
x 925
x 893
x 889
x 883
x e869
x e877
x 883
x 883
x e870
x e873
x e873
x 887
x 882
x 886
7%
x e885
x 891
x 881
x e875
x 882
x 892
x 895.5
// e898
3%
x 903
x 905.5
x 902
x 883.5
x 889.5
x 892 x 893
10%
10%
trees //
e902x 900
4%
x 893
x 898
x 903
x 901
x 905
x UPPER POOL DECK 924
x 895.5
x 897.3
//
e899
5%
max
2%
max
POND
x920
//E912
x 924
CABIN
923 FF
CABIN
923 FF
CABIN
923 FF
5%
x 924
x 924
CABIN
923 FF
x 906
POND
x910
//E906
CABIN
913 FF
CABIN
913 FF
CABIN
913 FF
x
PLAZA
897
898
LOWER
912
UPPER
x 922
x 933 x 942x 938
x 928
x 925
x 947
x E957
x E929
x 931
x 948
x 951
x 945
x 941
x 944
x 938
x 934
x 937
x 931
x E952
<4%
<
4%<4%
<
4%
<4%
<
4%
<4%
<
4%
<4%<4%
7FT
DIFF
x 928 x 933 x 937
x 933
x 925
x e881
<
3%
x 890x e882
x e901
x e909
4%
x 908.5
x 906
x e927
4%
x 895
x 903
x 905.5
x 901
x 909 / 927
x 904.5
x 901
x 906
x 902
x 894
x 897
x 899 x 898
x e889
x e895
9%
x 916
10%
x 910
x 917 12%x 917x 922
1.5%
x 918
11-12%x 947
x E961
x 954
x E968
x E956
x
954.25
x 947.5
x 955 x 959
11-12%
x E954
x 956
11-12%
x 956 960 x
x 904.5 LOWER
POOL DECK
x 893 PATH
x EDGE OF LAWN 921
x EDGE OF PLANTER 919
ATASCADERO
HOSPITALITY DESTINATIONMASTER PLAN // SITE L103 29 24 1" =50'-0"
A45ARCHITECTURAL SITE SECTION 3
226
227
228
870
8
8
0
890
900
910
920
930
940
95
0
9
6
0
8
8
0
890
900
910
920
930
940
95
0
880874876878
882
88
0 89
0 90
0 91
0 92
0 93
0 94
0
95
0
PAGE 1 OF 1
PP24-8063 DRR
BY: RAH/ZKP
Date: 9/26/2024
LEGEND:
DEL RIO RANCH PROJECT BOUNDARY
TOTAL AREA = 25.58 AC
IMPERVIOUS SURFACE
AREA = 62,102 SF
FOR REVIEW ONLY.
NOT FOR CONSTRUCTION.
Del Rio RanchExisting Drainage Exhibit
0 50'100'
(IN FEET)
25'
GRAPHIC SCALE
1 IN = 50 FT
DE
L
R
I
O
R
O
A
D
EL CAMINO REAL
RIO RITA ROAD
M
A
D
E
R
A
P
L
A
C
E
OUTLET #1
EXIST. CITY STORM DRAIN
INLETS
OUTLET #2
SURFACE RUNOFF DOWN EL
CAMINO REAL TO OFFSITE
CATCH BASIN
EXIST. CONCRETE CHANNEL
TO CITY STORM DRAIN
INLETS
Existing Watershed #1 (EX1)
AREA = 879,413 SF
AREA = 20.19 AC
Existing Watershed #2 (EX2)
AREA = 234,889 SF
AREA = 5.39 AC
229
XX
XX
870
8
8
0
890
900
910
920
930
940
95
0
9
6
0
8
8
0
890
900
910
920
930
940
95
0
880874876878
882
88
0 89
0 90
0 91
0 92
0 93
0 94
0
95
0
8
8
0
8
8
0
89
0
890
880
890
9
0
0
890
900
910
92
0
93
0
9
4
0
890
90
0 91
0
92
0
9
3
0
880
8
8
0
920
89
0
900
91
0
92
0
890
900
PAGE 1 OF 1
PP24-8063 DRR
BY: RAH/ZKP
Date: 9/25/2024
LEGEND:
DEL RIO RANCH PROJECT BOUNDARY
TOTAL AREA = 25.59 AC
IMPERVIOUS SURFACE
PERVIOUS DECOMPOSED GRANITE SURFACE
(NO BINDING AGENTS)
POTENTIAL DETENTION/ RETENTION BASIN
POTENTIAL UNDERGROUND STORAGE
(E.G., STORMTECH CHAMBERS)
POTENTIAL BIOSWALE WITH UNDERGROUND
GRAVEL TRENCH
OUTLET #1
EXIST. CITY STORM DRAIN
INLETS
FOR REVIEW ONLY.
NOT FOR CONSTRUCTION.
Del Rio RanchPreliminary Proposed Drainage Exhibit
0 50'100'
(IN FEET)
25'
GRAPHIC SCALE
1 IN = 50 FT
OUTLET #2
SURFACE RUNOFF DOWN EL
CAMINO REAL TO OFFSITE
CATCH BASIN
DETENTION BASIN #1
DETENTION BASIN #2
UNDERGROUND STORMTECH
CHAMBER SYSTEM #1
DE
L
R
I
O
R
O
A
D
EL CAMINO REAL
RIO RITA ROAD
M
A
D
E
R
A
P
L
A
C
E
DMA X3 - (Drains Offsite to El Camino Real, Southward)
AREA = 10,474 SF
AREA = 0.24 AC
DMA A
(StormTech Chamber System #1)
AREA = 548,753 SF
AREA = 12.60 AC
DMA C
(Large Basin)
AREA = 320,810 SF
AREA = 7.36 AC
DMA B
(StormTech Chamber System #2)
AREA = 198,066 SF
AREA = 4.55 AC
DMA X2 - (Drains Offsite to El Camino Real, Northward)
AREA = 7,764 SF
AREA = 0.18 AC
DMA X1 - (Drains Offsite to
Del Rio Road, Westward)
AREA = 27,913 SF
AREA = 0.64 AC
UNDERGROUND
STORMTECH
CHAMBER
SYSTEM #2
230
DEL RIO RANCH
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12/17/24 | Item 3 | Staff Report
ATTACHMENT 3: AMMENDED GENERAL PLAN HOUSING ELEMENT
DEV24-0044
CITY OF ATASCADERO
Community Development Department
TO: Phil Dunsmore, Community Development Director
FROM: Kelly Gleason, Planning Manager
PREPARED BY: Erick Gomez, Associate Planner
SUBJECT: Addendum to Del Rio Road Commercial Area Specific Plan FEIR
DEV24-0044, Del Rio Ranch
Del Rio Specific Plan Area - South-East Project Site
INTRODUCTION
An application has been submitted to the City of Atascadero for a General Plan Amendment,
Zoning Change, Specific Plan Amendment, and Master Plan of Development for a commercial
complex and lodging resort on the South-East Project Site of the Del Rio Road Commercial Specific
Plan Area. The proposed entitlements are subject to the California Environmental Quality Act
requires public agencies to analyze and consider the environmental consequences of decisions
to approve development projects that they exercise discretion over. The City is proceeding with
the preparation of this EIR Addendum pursuant to CEQA Guidelines Section 15162 because the
nature and scope of the proposed are adequately accounted for and addressed through a the
previous Environmental Impact Report (EIR) and the preparation of a subsequent EIR is not
necessary. There are no impacts, circumstances, or other factors unique to this project that
require modifications to the existing EIR, including the associated Mitigation Monitoring and
Reporting Program.
PROJECT SUMMARY
The Project is a General Plan Amendment, Zoning Amendment, and Master Plan of Development
for the South-East project site within the Del Rio Specific Plan. The master plan proposes a
commercial resort with approximately 72,000 SF of structural development, RV and Glamping
facilities, and an event areas. As traffic impacts and peak hour timing vary from the previous EIR
addendum, a new addendum is being prepared to ensure that mitigation measures are
appropriately correlated to the impacts and to show that impacts remain the same or are
reduced as required by CEQA. A detailed description and analysis of the project is provided in the
Planning Commission Staff Report dated December 17, 2024 and is included herein by reference.
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BACKGROUND
The California Environmental Quality Act (CEQA) requires public agencies to analyze and consider
the environmental consequences of decisions to approve development projects that they
exercise discretion over. CEQA achieves this objective by requiring agencies to prepare
Environmental Impact Reports (EIR’s) for projects with the potential to cause significant impacts
on the physical environment. EIR’s are public documents that analyze environmental effects
related to the planning, construction, and operation of a project, and indicate ways to reduce or
avoid possible environmental damage. An EIR also discloses growth-inducing impacts, effects
found not to be significant, significant cumulative impacts, and sign ificant impacts that cannot
be avoided, if any. The purpose of an EIR is to inform. EIR’s are not policy documents that
recommend project approval or denial. Public Resources Code Section 21166 limits the ability of
an agency to require an additional EIR, once one has been certified for a project.
The City of Atascadero prepared an Environmental Impact Report (EIR) for the Del Rio Road
Commercial Area Specific Plan in compliance with the California Environmental Quality Act
(CEQA) (Public Resources Code, section 21000 et seq.) and the State CEQA Guidelines (California
Code of Regulations, Section 15000 et seq., as amended). The City Council certified the Final
Environmental Impact Report (Final EIR) for the Del Rio Road Commercial Area Specific Plan
(DRCASP) at a public hearing on June 26, 2012. As noted in the Final EIR, the analysis in the Final
EIR was at a “project” level of detail, which anticipated the potential impacts of future approvals
to implement the project.
In 2017, the City amended the DRCASP and approved a Master Plan of Development to allow the
Hilton Hotel on the western portion of the “Annex” site of the Del Rio Specific Plan to allow for a
hotel instead of retail development. An EIR Addendum that was adopted with those entitlements
recognizing a reduction in vehicle trips and associated environmental impacts. Construction of
the four-story, 120-room hotel, north of Del Rio Road, between Hwy 101 and El Camino Real was
completed in 2020 as a result of that amendment.
In 2017, Walmart notified the City that they would no longer be pursuing the development of
their Del Rio store in Atascadero. In 2019, development plans were officially withdrawn and the
site is being marketed for sale. On July 12th, 2020, the tentative parcel map and associated Master
Plan of Development for the project expired. In 2020, amendments to the Specific Plan were
adopted modifying the list of allowed uses on the site, including the removal of high traffic
generating uses, and mitigation measures were modified to recognize the reduction in trips and
traffic impacts through an addendum to the EIR.
In 2022, the City to accommodate the development of Del Rio Market Place, a mixed-use
commercial center that includes retail, office, light-industrial, and residential components. AN
EIR Addendum was adopted with those entitlements that revised Mitigation, Monitoring, and
Reporting Program the timing by which to several Traffic/Circulation mitigation measures needed
to be implemented for projects within the DRCASP. The Commercial Center is actively under
Construction as of December 2024.
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Traffic and Circulation
The DRCASP FEIR included a traffic analysis originally completed in 2010 for the Specific Plan. In
2019 and 2020, following Walmart’s cancelation of the Atascadero store and submittal of the
Annex site Master Plan of Development amendment, staff consulted with W-trans to complete a
traffic sensitivity analysis of the Del Rio Road Interchange corridor to assess the intensity of
development that can be accommodated in the vicinity of the Del Rio Road interchange while
maintaining acceptable operations and identify final buildout configurations. New future growth
assumptions were factored in as well as updated regional modeling to ensure the most accurate
impact analysis.
The July 2020 Analysis considered the following:
1. In addition to a higher-altitude evaluation of the traffic generated by predictive land use
development scenarios completed in 2019, the 2020 analysis incorporated regional
growth and 20-year forecast scenarios in order to allow Caltrans to determine long-range
impacts to their facilities and ensure informed future planning efforts.
2. The analyses investigated the traffic signal configurations, roadway geometrics, and right-of-
way impacts including delay time and queue length. The 2020 analysis concluded that the
mitigation measures proposed (detailed below) are feasible and appropriate to the impacts.
3. Caltrans owns and operates the two traffic signals at the ramp intersections of Del Rio and
US 101. Caltrans priority will be mainline traffic operations on US 101 and ensuring exiting
traffic does not queue onto the mainline traffic lanes from off ramps. The analyses studied
the timing of the traffic signals and ramp queuing in preparation for coordinating with
Caltrans on implementing the proposed mitigation measures.
The certified DRCASP FEIR, with the inclusion of mitigation measures in the certified Final EIR,
modified with input from Caltrans, concluded that, in order to mitigate impacts created by the
completion of the Del Rio Road Commercial Area Specific Plan, a new 5-legged roundabout would
be needed at the US 101 / Del Rio Road interchange. With the revised land -use development
scenarios including updated future regional impacts and future anticipated development within
the City, the new 2020 traffic analysis concluded that construction of roundabouts is not
warranted and that alternative mitigation strategies can be implemented that will maintain
functionality of the overpass and intersections. With the revised land-use development scenarios
for the Specific Plan area and updated projections for local and regional growth, traffic impacts
at the Del Rio / 101 interchange and at the Del Rio / El Camino Real intersection decrease . A
supplemental traffic analysis was completed for the Del Rio Marketplace in 2022 and an EIR
addendum was adopted with minor technical modifications to the timing of mitigations measures
associated with Traffic Impacts of the related to the build-out of the DRCASP.
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BASIS FOR PREPARATION OF AN EIR ADDENDUM
Pursuant to CEQA Section 21166 and Guidelines Section 15162 and 15164, an EIR Addendum can
be prepared for a project when some changes or additions to a previously certified EIR are
necessary but the conditions for the preparation of a new EIR have not been met. The guidelines
provide a list of three conditions to determine if a subsequent EIR is necessary. After reviewing
the facts and analyzing the circumstances, City staff has determined that a new EIR is not required
because none of the criteria described in CEQA Section 21166, as implemented by CEQA
Guidelines Section 15162, would be met. An addendum is appropriate to incorporate the Traffic
Generation Comparison provided for the project into previously certified DRCASP EIR and to
verify that mitigation measures associated with residential development on the property (i.e.
MM NOI-6 and MM Tran 6c) are no longer applicable.
The criteria are listed below followed by a brief discussion:
1) Substantial changes are proposed in the project which will require major revisions of the
previous EIR or negative declaration due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified
significant effects.
FACT: No new significant environmental effects or increase in severity of previously
identified significant effects would occur because of the proposed project. The 2020
addendum analyzed land uses comprised of a mixture of residential, retail, office park,
and tourist serving uses. The City approved a different iteration of the Del Rio Ranch
project in 2021 and subsequently approved the Del Rio Marketplace project in 2022.
Development related impacts related to that development scenario were assumed to be
mitigated to the greatest extent feasible with minor changes to the timing traffic related
mitigations occurring under the approval of the Del Rio Marketplace project and adoption
of the associated DRCASP FEIR Addendum. The proposed project would result in the
expansion of already allowed or conditionally allowed commercial uses on the DRCASP
South-East project site and removal of the residential development previously assumed.
The mitigation measures previously adopted for all development in the DRCASP
sufficiently account for the proposed amendments and master plan of development.
Notably, comparative traffic generation calculations have been conducted that indicate
trips generated by the current project will be less than those of the project iteration
approved in 2021.
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12/17/24 | Item 3 | Staff Report
2) Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions of the previous EIR or negative declaration
due to the involvement of new significant environmental effects or a substantial increase
in the severity of previously identified significant effects .
FACT: There is no evidence suggesting that there have been substantial changes with
respect to the circumstances under which the project is undertaken which will require
major revisions to the previous EIR due to the involvement of new significant impacts or
increases in the severity of previously identified impacts. All uses proposed are allowed
or conditionally allowed within the underlying Commercial Retail (CR) zoning designation.
The land use changes, and specific plan amendments proposed to the Specific Plan Area
accommodate a greater percentage of the project site being utilized an RV Resort to
increase commercial viability. However, these changes are not considered substantial
given that the master plan of development has been concurrently submitted and the
proposed development and is consistent pattern of development previously envisioned
by the DRCASP FEIR.
3) New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR was
certified as complete or the negative declaration was adopted, shows any of the following:
a. The project will have one or more significant effects not discussed in the previous
EIR or negative declaration;
b. Significant effects previously examined will be substantially more severe than
shown in the previous EIR;
c. Mitigation measures or alternatives previously found not to be feasible would in
fact be feasible and would substantially reduce one or more significant effects of
the project, but the project proponents decline to adopt the mitigation measure or
alternative;
d. Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant
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12/17/24 | Item 3 | Staff Report
effects on the environment, but the project proponents decline to adopt the
mitigation measure or alternative.
FACT: There is no new information of substantial information which was not known or
could not be known during the certification of the DRCASP EIR or adoption of subsequent
amendments. Ongoing development approvals have been closely coordinated and
reviewed to ensure that envisioned development of the DRCASP continues to be feasible .
The proposed project is generally consistent with uses envisioned for the DRCASP, and
project related impacts are considered to be analyzed by the DRCASP FEIR and mitigated
to the greatest extent feasible with the application of the mitigation measures. The
proposed project eliminates a previously envisioned residential use, in favorable of a
more viable commercial site with commercial retail and indoor and outdoor lodging uses.
Notably, a different Master Plan of Development was approved in on the South -East
project site in 2021. Those entitlements have since expired. However, a comparative
traffic analysis has been provided which indicate that trips generated by the current
project will be less than those previously approved by the 2021 development proposal.
CONCLUSION
This Addendum to the DCASP FEIR pursuant to Pursuant to CEQA Section 21166 and Guidelines
Section 15162 and 15164 for proposed development of a lodging resort with a commercial
complex, event lawn, and associated amenities on the South-East project Site of the DRCASP. The
nature and scope of the project are in substantial conformance with the development scenarios
assumed in the preparation of the DRCASP FEIR. More specifically, a comparative traffic analysis
has been prepared for the project showing reduced trip generations from a previously approved
project iteration. No substantial changes in the project scope or undertaking or new information
are identified that would require the preparation of a new EIR of compromise the effectiveness
of the adopted mitigation measures.
ATTACHMENTS
Attachment 1: Del Rio Ranch – Trip Generation Comparison and Site
Access Memorandum dated 08/19/2024
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ATTACHMENT A: Del Rio Ranch – Trip Generation Comparison and Site Access
Memorandum dated 08/19/2024
DEV24-0044
238
(805) 316-0101
895 Napa Avenue, Suite A-6, Morro Bay, CA 93442
MEMORANDUM
Date: August 19, 2024
To: Eddie Herrera, AIA, EH Design Studio
From: Joe Fernandez and Michelle Matson, CCTC
Subject: Del Rio Ranch – Trip Generation Comparison and Site Access
This memorandum presents the trip generation comparison for the proposed Del Rio Ranch project located at
2055 El Camino Real in the City of Atascadero. The project was previously evaluated in a Transportation
Impact Study (‘TIS, CCTC, May 2021) with 24,000 square feet (s.f.) of general light industrial buildings, 130
multifamily dwelling units, 100 hotel rooms, 109 recreational vehicle (RV) campsites, 45,600 s.f. of shopping
center uses, a 15,000 s.f. conference center, and a 300-seat amphitheater.
The project description has changed, and now includes 5,800 square feet of light industrial uses, 98
glamping/bed and breakfast units, 98 RV camping sites, 30,300 square feet of retail uses, and amenities for
guests staying on site.
The trip generation of the proposed project is lower than the previously analyzed project and no new traffic
impacts are expected.
The following sections summarize the trip generation comparison and site access.
TRIP GENERATION COMPARISON
The Institute of Transportation Engineers (ITE) Trip Generation Manual 11th Edition was used to estimate
project trip generation on a typical weekday. No internal capture or pass-by reductions were applied to enable
a direct comparison to the prior analysis. Table 1 summarizes the project trip generation.
Table 1: Del Rio Ranch Trip Generation
Daily
Land Use Size Total In Out Total In Out Total
General Light Industrial1 5.8 KSF 28 4 0 4 1 3 4
Hotel2 98 rooms 783 25 20 45 29 29 58
RV Park3 98 sites 260 7 14 21 17 9 26
Retail4 30.3 KSF 1,650 43 29 72 100 100 200
2,721 79 63 142 147 141 288
3,918 92 98 190 182 169 351
-1,197 -13 -35 -48 -35 -28 -63
DU = Dwelling Unit; KSF = Thousand Square Feet; ITE = Institute of Transportation Engineers.
1. ITE Land Use Code #110, General Light Industrial. Average rates used.
Weekday Vehicular Trip Generation
AM Peak Hour PM Peak Hour
Subtotal Gross Vehicular Trips
May 2021 TIS Gross Vehicular Trips
Change from May 2021 TIS
2. ITE Land Use Code #310, Hotel. Average rates used.
3. ITE Land Use Code #416, Campground/Recreational Vehicle Park. Average rates used. Daily trips assumed 10 times PM trips.
4. ITE Land Use Code #822, Strip Retail Plaza (<40k). Average rates used.
Source: ITE Trip Generation Manual, 11th Ed. and Trip Generation Handbook, 3rd Ed., 2017; CCTC, 2024.
239
2 Del Rio Ranch – Trip Generation Comparison and Site Access
Central Coast Transportation Consulting August 19, 2024
The proposed project would generate 2,721 gross vehicular trips per weekday, including 142 AM peak hour
trips and 288 PM peak hour trips. The trip generation would be lower than that of the previously approved
project during all of the time periods.
SITE ACCESS
Project Driveways
The project proposed three driveways, one on El Camino Real and two on Del Rio Road. We recommend
truck turning templates be applied to the project driveways and site plan to confirm access for Class A RVs
with towed vehicles, or the largest permitted RV are accommodated. All project driveways will be required to
comply with City Standard 414 Minimum Sight Distance for Driveways and Intersecting Roads with Stop
Control.
The following summarizes the recommendations for each of the project driveways.
• El Camino Real Driveway at Mission Oaks South: The project will construct an east leg of the
intersection as well as a southbound left turn pocket and northbound right turn pocket at the
intersection. We also recommend a northbound left turn lane at the intersection, currently there is a
two-way left turn lane. The addition of project traffic would cause the eastbound approach to operate
unacceptably at LOS D under Cumulative Conditions reflecting buildout of land uses in the area.
Assuming the 85th percentile speed on El Camino Real exceeds 40 MPH, the intersection would meet
the peak hour signal warrant. The warrant is not met otherwise. Installing a traffic signal would bring
intersection operations to LOS B, is consistent with the adopted Del Rio Road Commercial Area
Specific Plan, and would provide a dedicated pedestrian crossing. Alternatively, the City’s Circulation
Element specifies LOS D operations are acceptable upon City Council approval.
• Del Rio Road Western Driveway: As currently shown, the Del Rio Road outbound left turning
vehicles are not lined up with the driveway across the street. We recommend narrowing the project’s
driveway median to improve the alignment and clarify path of travel for exiting left turns.
• Del Rio Road Eastern Driveway at Obispo Road: There is currently limited sight distance at the
intersection. The intersection could be omitted, restricted to right-in/right-out only, or clear sight lines
could be obtained with moderate grading of the slope blocking sight lines.
Golf Cart Access
Per the California Vehicle Code (CVC) and the Streets and Highways Code, no person shall operate a golf cart
on any highway except in a speed zone of 25 miles per hour or less. The posted speed limit on El Camino Real
is 40 miles per hour and the recommended speed limit on Del Rio Road is 35 miles per hour per the City’s
2020 Speed Zone Survey Update. The CVC does allow local authorities to establish golf cart crossing zones;
however, the statute is limited to streets immediately adjacent to golf courses. We recommend all golf carts
remain on site.
Pedestrian and Bicycle Access
We recommend pedestrian and bicycle access be provided between all on-site uses and we recommend
pedestrian sidewalk connections from the site to the El Camino Real and Del Rio Road fronting sidewalks.
Crosswalks, either marked or unmarked, exist at all intersections of streets unless the local authority has adopted
regulations to restrict the crossing of pedestrian traffic. The Federal Highway Administration (FHWA)
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.
240
3 Del Rio Ranch – Trip Generation Comparison and Site Access
Central Coast Transportation Consulting August 19, 2024
We recommend pedestrians use the existing El Camino Real/Del Rio Road traffic signal crosswalks to access
adjacent developments. Uncontrolled crossings and crosswalks are not recommended on El Camino Real. If a
traffic signal is not constructed at El Camino Real/Mission Oaks South, we recommend pedestrian crossings
on El Camino Real be prohibited at this intersection with the installation of signage.
On Del Rio Road, a future crosswalk could be considered. The crosswalk would be recommended on the east
leg of the western driveway intersection to minimize vehicle conflicts. On-site crosswalks also may be marked
at convenient locations for internal pedestrian travel. These crosswalks should be monitored and enhanced
with treatments such as Rectangular Rapid Flashing Beacons (RRFB) in addition to pedestrian warning signage
if applicable volume thresholds are met.
Please let us know if you have any questions.
REFERENCES
California Department of Transportation. July 2020. Highway Design Manual, 7th Edition.
_____. 2021, Revision 6. California Manual on Uniform Traffic Control Devices, 2014 Edition.
City of Atascadero. September 2010. Bicycle Transportation Plan.
______. March 2014. Standard Specifications and Drawings.
______. 2016. General Plan 2025, Update #3.
GHD. January 2020. 2020 Speed Zone Survey Update.
Institute of Transportation Engineers (ITE). 2017. Trip Generation Handbook, 3rd Edition.
_____. 2017. Trip Generation Manual, 10th Edition.
Transportation Research Board. 2016. Highway Capacity Manual, 6th Edition.
W-Trans. 2008. Interchange Improvement Study for the City of Atascadero.
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12/17/24 | Item 4 | Staff Report
Department: Community
Development
Date: 12/17/2024
Placement: Public Hearing
TO: PHIL DUNSMORE, COMMUNITY DEVELOPMENT DIRECTOR
FROM: KELLY GLEASON, PLANNING MANAGER
PREPARED BY: SAM MOUNTAIN, ASSISTANT PLANNER
SUBJECT: ADU Ordinance Update
RECOMMENDATION:
Planning Commission adopt Draft PC Resolution recommending the City Council amend Title 9,
Planning & Zoning, to revise Chapter 5, Accessory Dwelling Units, for consistency with State law
and determining this ordinance is exempt from review under the California Environmental Quality
Act.
DISCUSSION:
BACKGROUND
The City adopted an ADU ordinance in 2003. State law related to ADUs constantly evolves and
the City has amended the ordinance a number of times to ensure consistency with State
regulations as they are enacted. The State passed two new bills in 2024 that affect the City’s
implementation of ADU law: SB 1211 and SB 477.
• SB 1211 requires local jurisdictions to allow a greater number of ADUs in multifamily
developments and prohibits them from requiring that any parking spaces demolished for
ADU construction be replaced, whether within a garage or as surface parking. The
language within SB 1211 requires that local jurisdictions update their ADU ordinances for
consistency or the entire ADU code is deemed null and void when the law goes into effect
on January 1, 2025.
• SB 477 reorganizes and renumbers the portions of the California Government Code
relating to ADUs but does not make any practical changes to existing regulation.
ANALYSIS:
The proposed code text amendment would make two substantive modifications to the City’s ADU
regulations, various citation updates to account for SB 477, and several minor revisions intended
to improve the ordinance’s clarity, efficacy, and consistency with State law.
MULTI-FAMILY ADUs
The Municipal Code currently allows for one ADU in addition to an allowance for the conversion
of existing non-habitable space. With the passage of SB 1211, State law now requires that local
jurisdictions ministerially allow up to eight detached ADUs on existing multi-family developments
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12/17/24 | Item 4 | Staff Report
in addition to the conversion allowance. Proposed multi-family developments are allowed to
construct two detached ADUs above the unit count allowed by their zoning.
The proposed amendment, consistent with this law, increases the number of ADUs allowed to
equal the number of existing units on site, up to a maximum of eight, for existing multi-family
developments. Existing developments are those that were existing prior to January 1, 2020. The
code has also been amended to allow new multifamily projects to add two detached ADUs above
permitted site density, an increase from the one unit previously allowed .
SURFACE PARKING DEMOLITION
SB 1211 modifies the removal of parking spaces in conjunction with ADU development. While
current code only exempts garage conversions from requirements for replacement parking,
surface parking demolished as part of the construction of an ADU must be replaced if it brings
the property out of compliance with the City’s parking standards. SB 1211 removes this discretion
and allows land used for surface parking to be repurposed without replacement parking if doing
so is necessary to accommodate ADU development.
MINOR AMENDMENTS
The proposed code text amendment includes minor changes intended to improve the clarity of
the ordinance and its consistency with State law. Minor changes include:
• Defines “livable space” to clarify where conversions of existing space can occur in
multifamily buildings consistent with SB 1211.
• Simplifies the language within the City’s requirements for ADUs on septic systems without
changing the City’s application of these requirements. Current Municipal Code standards
require a minimum of one acre for ADU development; this amendment changes that
language to specify that properties on septic systems require one-half acre per unit. This
provides clarity for properties that propose both an ADU and a UDU. No modifications are
proposed to the existing exception for pre-treatment septic systems.
• Adds titles to clauses in the ordinance which previously lacked them (e.g. “Garage
Demolition.”) for internal consistency and easier reference.
• Adds a clause clarifying that no ADUs may be established in lots subdivided under SB 684
(small lot home subdivisions).
• Modifies parking requirements for garages converted to ADUs. The Municipal Code
currently states that garage conversions do not need to replace lost parking spaces but
must provide a single parking space for ADU residents. This requirement has been
removed for consistency with State law.
• Eliminates an existing standard limiting paving in the front setback area. SB 1211 prohibits
local jurisdictions from imposing any development standards not directly authorized by
Government Code Section 66323 on ADU development. This section includes the State’s
minimum ADU setbacks, maximum heights, and other objective development standards,
but does not regulate paving in setback areas.
CONCLU SION
The proposed text amendment to the City’s ADU ordinance ensures that local regulations align
with recent changes in State law as outlined in SB 1211 and SB 477. These updates address
requirements for multifamily ADU development, clarify parking standards, make various minor
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changes for consistency and readability, and fix Government Code citations to reflect the
Government Code reorganization.
ENVIRONMENTAL DETERMINATION:
This Project is exempt from the California Environmental Quality Act (CEQA), Public Resources
Code Section 21000 et seq., because it can be seen with certainty that there is no possibility that
the enactment of this Ordinance would have a significant effect on the environment (Pub.
Resources Code § 21065; CEQA Guidelines §§ 15378(b)(4), 15061(b)(3).
FINDINGS:
To recommend approval of a zone text amendment, the Planning Commission must make the
following findings. These findings and the facts to support these findings are included in the
attached resolution.
1. The Planning and Zoning Text Change is consistent with General Plan policies and all other
applicable ordinances and policies of the City;
2. This Amendment of the Zoning Ordinance will provide for the orderly and efficient use of
lands where such development standards are applicable;
3. The Text Change will not, in itself, result in significant environmental impacts.
ALTERNATIVES TO THE STAFF RECOMMENDATION:
1. The Planning Commission may recommend modifications to the proposed code
amendments.
2. The Planning Commission may determine that more information is needed on some
aspect of the amendments and may refer the item back to staff to develop the additional
information. The Commission should clearly state the type of information that is required
and move to continue the item to a future date.
REVIEWED BY OTHERS:
This item has been reviewed by the Planning Manager and Community Development Director.
ATTACHMENT(S):
1. Draft Resolution
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ATTACHMENT 1: Draft Resolution
ZCH24-0098
DRAFT PC RESOLUTION
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, RECOMMENDING
THE CITY COUNCIL AMEND TITLE 9, PLANNING & ZONING, TO
REVISE CHAPTER 5, ACCESSORY DWELLING UNITS, FOR
CONSISTENCY WITH STATE LAW AND CLARITY RELATED TO
DEVELOPMENT STANDARDS, AND DETERMINING THIS ORDINANCE
IS EXEMPT FROM REVIEW UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
ACCESSORY DWELLING UNITS
(ZCH24-0098)
WHEREAS, the City of Atascadero is considering Zoning Code Text Change
Amendments to Title 9 of the Atascadero Municipal Code for consistency with newly enacted
State laws; and
WHEREAS, the State of California has adopted revisions, repeals, and amendments to
Government Code Sections 65582.1 to 66499.41, Health and Safety Code Sections 18214,
50504.5, 50515.03, and 50843.5, Public Resources Code Sections 10238 and 21080.17, and Water
Code Section 10755.4, altogether known as Senate Bill 477, which has led references to these
Sections in the Atascadero Municipal Code to be no longer applicable; and
WHEREAS, the State of California has adopted amendments to Government Code
Sections 66313, 66314, and 66323, altogether known as Senate Bill 1211, which mandate that
local jurisdictions update and adopt new standards and requirements related to the development of
Accessory Dwelling Units (ADUs); and
WHEREAS, portions of the City’s current regulations require amendment to remain
consistent; and
WHEREAS, ADUs and Junior ADUs do not count as additional residential density per
State law for the purposes of zoning compliance and CEQA; and
WHEREAS, the City recognizes opportunities to implement policies and programs of the
Atascadero General Plan housing element providing for, and regulating, expanded housing
opportunities for all persons within the community; and
WHEREAS, the Planning Commission has determined that it is in the best interest of the
City to enact these amendments to Chapter 5 of Title 9, Planning and Zoning, of the Municipal
Code for consistency with State law and to maintain a clear and legible set of Zoning Regulations
that is easily interpreted by the public and staff; and
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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 Planning and
Zoning Text Amendment 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
Planning and Zoning Text Amendment; and
NOW THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of
Atascadero, California, makes the following findings, determinations, and recommendations with
respect to the proposed Zoning Code Text Amendment:
SECTION 1. Recitals. The above recitals are true and correct and incorporated herein as
if set forth in full.
SECTION 2. Public Hearing. The Planning Commission of the City of Atascadero, in a
regular session assembled on December 17, 2024, resolved to approve a Zoning Code Text
Amendment to update Title 9, Chapter 5, Accessory Dwelling Units, for consistency with State
law and clarity relating to development standards (ZCH24-0098).
SECTION 3. Findings. The Planning Commission finds as follows:
1. The Planning and Zoning Text Change is consistent with General Plan policies and all
other applicable ordinances and policies of the City;
Fact: The proposed amendment updates an existing chapter for consistency with State
law. The updates are consistent with the City’s Housing Element and are intended to
implement revisions to the Government Code associated with Senate Bill 477 and
Senate Bill 1211.
2. 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 amendment does not remove or materially modify existing
provisions in Title 9, Chapter 5 which address Atascadero’s unique development
characteristics such as elevated fire risk and a high proportion of households without
access to City sewer. Regulations in the Atascadero Municipal Code will continue to
provide for the safe and orderly development of Accessory and Junior Accessory
Dwelling Units consistent with State law.
3. The Text Change will not, in itself, result in significant environmental impacts.
Fact: The State of California does not recognize accessory or junior accessory dwelling
units as primary units for the purposes of determining density nor as projects for the
purposes of environmental review. Standards in the Atascadero Municipal Code
intended to minimize the environmental impact of ADU development are not proposed
to be modified as part of this amendment.
SECTION 4. CEQA. This ordinance is exempt from the California Environmental Quality
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Act (CEQA), Public resources Code Section 21000 et seq., because it can be seen with certainty
that there is no possibility that the enactment of this Ordinance would have a significant effect on
the environment (Pub. Resources Code § 21065; CEQA Guidelines §§ 15378(b)(4), 15061(b)(3).
SECTION 5. Recommendation of Approval. The Planning Commission of the City of
Atascadero, in a regular session assembled on December 17, 2024, resolved to recommend that
the City Council introduce, for first reading by title only, an Ordinance that would amend Title 9,
Chapter 5 of the Atascadero Municipal Code consistent with the following:
EXHIBIT A: Amendments to Title 9, Chapter 5
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered forthwith by
the Planning Commission Secretary to the City Council of the City of Atascadero.
On motion by Commissioner ____________________, and seconded by Commissioner
_________________________, the foregoing resolution is hereby adopted in its entirety by the
following roll call vote:
AYES: ( )
NOES: ( )
ABSENT: ( )
ABSTAINED: ( )
ADOPTED:
CITY OF ATASCADERO, CA
_________________________________________
Tori Keen
Planning Commission Chairperson
ATTEST:
___________________________________
Phil Dunsmore
Planning Commission Secretary
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EXHIBIT A: Amendments to Title 9, Chapter 5
ZCH24-0098
Amend Sections 9-5.010 through 9-5.070 as follows:
§ 9-5.010. Purpose.
(a) The purpose of this chapter is to prescribe objective development and site regulations
that apply, except where specifically stated, to accessory dwelling units (ADUs) and junior
accessory dwelling units (JADUs). This chapter is intended to implement Government
Code Sections 65852.266310 to 66342, as amended from time to time. Implementation
of this chapter is meant to expand housing opportunities by increasing the number of
smaller units available within existing neighborhoods while meeting Statewide housing
goals and responding to wildfire and wastewater constraints.
(b) The City recognizes opportunities to implement policies and programs of the Atascadero
General Plan housing element providing for, and regulating, expanded housing
opportunities for all persons within the community.
(c) Implementation of this chapter is meant to expand housing opportunities for very low -,
low- and moderate-income and/or elderly households by increasing the number of
affordable by design and rental units available within existing neighborhoods.
(d) As mandated in Section 65852.266314 of the Government Code, units that comply with
this chapter are considered not to exceed the density limits prescribed by the General
Plan and/or this title from residential zoning districts.
§ 9-5.020. Definitions.
As used in this chapter:
Accessory Dwelling Unit (ADU). ADUs are defined by Government Code Section 65852.266313 to
mean an attached or detached residential dwelling unit that provides complete independent
living facilities for one or more persons. ADUs shall include permanent provisions for living,
sleeping, eating, cooking, and shall have a bathroom, and shall be located on the same parc el as
the single family or multifamily dwelling per the standards set forth in this section. An accessory
dwelling unit also includes an efficiency unit as defined in Section 17958.1 of the Health and
Safety Code and a manufactured home as set forth in Sec tion 18007 of the Health and Safety
Code.
Existing Structure. For the purposes of this chapter and implementation of Government Code
Section 65852.266314, an existing accessory structure or existing primary structure is defined as
a structure, or the confines of a structure, that has received a passed final inspection prior to
January 1, 2020.
Guesthouse. Guesthouses are defined as residential occupancy construction (R) structures
permitted prior to 2004 with a full bathroom, partial kitchen, and are the same as a residential
dwelling unit for the purposes of defining use and calculating fees.
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Junior Accessory Dwelling Unit (JADU). JADUs are defined by Government Code Section
65852.266313 to mean a residential dwelling unit internal to an existing or new primary dwelling
unit that provides complete independent living facilities for one or more persons. JADUs shall
include permanent provisions for living and shall be located on the same parcel and w ithin the
same structure as the single-family dwelling. A junior accessory dwelling unit also includes an
efficiency unit as defined in Section 17958.1 of the Health and Safety Code.
Livable Space. A space in a dwelling intended for human habitation, including living, sleeping,
eating, cooking, or sanitation.
Primary Dwelling Unit. A primary dwelling unit (primary unit) is a principal or urban dwelling unit.
Principal Dwelling Unit. An existing or new proposed dwelling unit on a residential zoned legal lot
of record permitted as allowed by the City's zoning and allowed density of the parcel and not
constructed under the provisions for Chapter 5 or Chapter 18 of this title. Any additional existing
units above the base residential density shall be considered an ADU or UDU. New units built as
part of an SB9 lot split shall not be considered a principal dwelling unit if a principal unit already
exists on the parent parcel or new parcel that is created from the lot split.
Residential Multifamily Development. A residential multifamily property zoned for multiple
principal dwelling units that has been developed to the maximum allowed density and which
shares access, parking, and/or amenities regardless of the number of underl ying parcels. This
may include, but is not limited to, attached or detached residential units, common interest
subdivisions, and related residential development on a single or multiple lots developed as a
single development project with a developable density of at least 10 units per acre.
Residential Single-Family Property. A property zoned for single-family development with a base
density of one dwelling unit per parcel.
Short-Term Rental. Short-term rentals (vacation rental) shall be defined as rental units with stays
of 30 consecutive calendar days or less per individual or party.
Small-Lot Single-Family Subdivision. A subdivision with private side and rear yard areas built to a
density of less than or equal to nine dwelling units per acre.
Urban Dwelling Unit (UDU). A primary dwelling unit established or proposed to be developed in
accordance with the standards, procedures, and requirements set forth under Government Code
Section 65852.21 and Chapter 18 of Title 9, either as a primary or sec ondary primary unit on a
parcel.
§ 9-5.030. General requirements.
(a) Building Permit Required. A building permit application shall be required for the
construction, occupancy, or conversion of any ADU or JADU.
(b) Ministerial Review Process. An application for development of an ADU or JADU, will be
reviewed as a ministerial permit, without discretionary review or a hearing if it meets all
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the requirements set forth in this section, does not impact environmental (including
historic) resources, and after payment of all applicable submittal fees.
(c) Garage Demolition. A demolition permit for a detached garage that is to be replaced with
an accessory dwelling unit be reviewed with the application for the accessory dwelling
unit and issued at the same time.
(d) Water Service. All habitable dwelling units shall be served by a public water system.
(e) Wastewater Service. To avoid health and safety impacts to ground water quality and
nitrogen loading, ADUs shall be served by the City sanitary sewer system when located
on lots with a gross area less than one acre, except whensubject to the following
exceptions:
(1) The parcel is three-quarters (0.75) gross acres or greater and all of the following
criteria can be met:
(i) It can be demonstrated that all properties within a one-quarter (1/4) mile
radius are of sufficient size, considering possible future lot splits and full
development potential, to provide a minimum density of at least one -half
(0.5) acres per unit within the one quarter (1/4) mile radius.
(ii) It shall be demonstrated that a new or expanded onsite wastewater
disposal system can accommodate the additional unit while meeting
requirements of the City's Local Area Management Plan (LAMP).
(2) The parcel contains a gross lot area of 0.5 acres per unit or greater, including
existing units and all units proposed at the time of application.
(i) For the purposes of this paragraph, “units” means all primary and
accessory dwelling units, but shall not include Junior ADUs.
(3) ADUs that do not meet the above requirements and do not have the ability to
connect to City sewer must be served by an on -site wastewater system that
includes pre-treatment and shall be subject to the approval of the City Engineer.
andThese systems must be approved and constructed in accordance with the
City’s LAMP standards.
(f) The maximum amount of paving for parking and access for any principal dwelling unit,
ADU, JADU and UDU in a front setback area is limited to 50% of the front yard setback
area.
(gf) Design. The design of an ADU and/or JADU shall be consistent with any objective design
standards listed in this chapter.
(hg) Short-Term Rental Prohibited. ADUs and JADUs developed in accordance with
Government Code Sections 65852.266314 to 66339 shall not be rented for terms of 30
days or less.
(ih) Illegal Unit. The construction, establishment, or occupancy of an ADU and/or JADU that
has not received a valid construction permit and is contrary to the provisions of this
chapter is declared to be unlawful and shall constitute a misdemeanor and a public
nuisance.
(ji) Deed Notification Required. Prior to issuance of a building permit for the ADU, the
property owner shall submit to the City a deed covenant for recordation with the County
Recorder in a form approved by the Community Development Director, which shall run
with the land and include at a minimum the following provisions:
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(1) A prohibition on the sale of the ADU separate from the sale of the principal
dwelling unit, unless specifically authorized by State law or a subsequent lot split
is approved and recorded.
(2) A restriction on the size and attributes of the ADU that conforms with this section.
(3) A prohibition on using the ADU as a short-term rental.
(4) Owner occupancy requirements for properties constructing or containing a JADU,
as applicable.
(5) A statement that the restrictions shall be binding upon any successor owner of the
property and that failure to comply with the restrictions shall result in legal action
against the owner.
§ 9-5.040. Applicability.
(a) Permitted Zoning Districts. Accessory and junior accessory dwelling units shall be allowed
in all areas zoned to allow single-family or multifamily dwellings consistent with the
standards of this section. ADUs shall not be allowed within the following locations:
(1) Pursuant to the authority provided by Section 65852.21(f) of the Government
Code, no accessory dwelling unit or junior accessory dwelling unit shall be
permitted on any lot in a single-family zoning district if: (i) an urban lot split has
been approved pursuant to Title 11; and (ii) two units (primary dwelling unit, UDU,
ADU, or JADU) already exist or are approved for construction.
(2) No ADUs shall be allowed inconsistent with the California Code of Regulations
Section 1273.08.
(3) No ADU may be established in a commercial district unless all of the following
conditions have been met:
(i) The ADU is part of an approved mixed-use development;
(ii) The ADU is built above the ground floor; and
(iii) The ADU is within a mixed-use development that has reached its maximum
allowable residential density.
(4) No ADU may be established on a lot subdivided pursuant to Government Code
Section 66499.41 (“Senate Bill 684”), as amended from time to time.
§ 9-5.050. Objective design standards for accessory dwelling units.
Standards for the development of Accessory Dwelling Units (ADUs) shall be governed by this
chaptersection. Each ADU shall be subject to compliance with the California Building Code and
the following standards:
(a) Maximum Floor Area. ADUs shall have a maximum floor area of 1,000 square feet, except
as follows:
(1) A garage or other unconditioned space may be attached to an ADU providing any
attached space with a non-R occupancy shall be limited to 300 square feet, or 500
square feet on lots one acre or greater. Any non-R Occupancy space may be up to
500 square feet if it is on a different level than the ADU and used for vehicle
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parking and the entirety of the ADU is located on a different floor with the
exception of an entry and stairs. If an existing accessory structure is converted to
an ADU and the size of the unconditioned space exceeds the maximum limit, the
existing space may remain but shall not be expanded.
(2) Properties may have a detached ADU up to 1,200 square feet when all of the
following are met:
(i) The property is a minimum of one gross acre; and
(ii) The ADU has a setback of at least 10 feet from side and rear property lines;
and
(iii) The ADU height is limited to 18 feet; and
(iv) All other property development standards applicable to the zoning district
shall apply.
(3) Any dwelling unit other than the principal dwelling unit, that was established on
the lot prior to the submittal of a complete application for a development
pursuant to this chapter, may not be altered or expanded to a size greater than
allowed by this chapter. No additional unconditioned space can be added if
greater than the maximum allowances described in subsection (i) below(a)(1)
above. If existing units exceed the maximum size thresholds, no expansion or
additions shall occur.
(b) Required Parking. One off-street parking space (standard or tandem within a driveway)
shall be required for each ADU, with the following exceptions ;:
(1) No parking shall be required if the ADU is within 1/2 mile walking distance of public
transit.
(2) No parking shall be required when the ADU is within a designated historic district
or on the site of a designated historic property within a one mile walking distance
to public transit.
(3) No parking shall be required when the ADU is part of a proposed or existing
primary residence or a converted existing accessory structure.
(4) No parking shall be required when there is a car-share vehicle available to the
tenant of the ADU and located within one block of the ADU.
(5) No parking shall be required when a permit application for an accessory dwelling
unit is submitted concurrently with a permit application to create a new single -
family dwelling or a new multifamily dwelling on the same lot, provided that the
accessory dwelling unit orand the parcel satisfies any satisfy all other criteria listed
in this chapter.
(c) Garage Conversions. Garages may be converted to ADUs provided that one parking space
is reserved for the ADU on the site. A parking space that is lot as part of the garage
conversion need not be replaced other than the parking required for the new
ADU.Replacement Parking. No replacement parking shall be required when p arking
spaces are removed or demolished to accomodate the construction of an ADU.
(d) Accessory Structure Conversion. ADUs may be constructed within existing accessory
structures subject to the following:
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(1) The size of the ADU shall comply with the size limitations set forth in subsection
(a) above.
(2) Any portions of the accessory structure not utilized for the ADU shall remain as
nonhabitable storageaccessory space and shall be separated with a permanent
wall from the interior space of the ADU. Any openings (doors) between the ADU
and non-habitable space shall comply with building and fire code standards.
(3) Conversions of existing legal accessory structures built prior to January 1, 2020,
may be subject to different standards, consistent with Government Code Section
65852.2(e)66323.
(e) Height. The maximum height of an ADU shall be as follows:
(1) Sixteen feet for any detached ADU where the setback is less than the minimum
required setbacks for the underlying zoning district.
(2) Eighteen feet in a multifamily zone for any detached ADU where the setback is
less than the required minimum setbacks for the zoning district if the multifamily
dwelling on the same site is multi-story.
(3) Twenty feet for any detached ADU that complies with the setbacks of the
underlying zoning district.
(4) Twenty-five foot height limitfeet if setbacks are increased to 15 feet from the side
and rear property
(5) Twenty-five foot height limitfeet for an ADU that is attached to a primary dwelling.
(6) No ADU shall exceed two stories.
(f) Setbacks. An ADU shall maintain the following setbacks.
(1) Side Setback. A minimum of five feet except for the following:
(i) ADUs that are 16 feet or less in height located on a lot with a proposed or
existing primary residence may be set back a minimum of four feet from
the side property line;
(ii) ADUs that exceed 20 feet in height shall increase the side setback to 15
feet;
(iii) ADUs that are 18 feet or less in height located on a lot with a proposed or
existing multi-story multifamily building may be set back a minimum of
four feet from the side property line.
(2) Primary Street Frontage. Twenty-five feet for single-family properties, 15 feet for
multifamily properties.
(3) Corner Street Frontage. Ten feet.
(4) Secondary Street Frontage. One half the front setback.
(5) Rear. A minimum of 10 feet except for the following:
(i) ADUs that are 16 feet or less in height located on a lot with a proposed or
existing single-story primary residence may be setback a minimum of four
feet from the rear property line.
(ii) ADUs that exceed 20 feet in height shall increase the rear setback to 15
feet.
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(iii) ADUs that are 18 feet or less in height located on a lot with a proposed or
existing multi-story multifamily building may be set back a minimum of
four feet from the rear property line.
(6) Access Way (Flag or Easement). Ten feet.
(7) No setback is required for an existing permitted structure or a structure
constructed in the same location and to the same dimensions as an existing
permitted structure.
(g) Building Separations. A minimum separation of five feet shall be maintained between a
primary dwelling unit and a detached accessory dwelling unit.
(h) Fire Sprinklers.
(1) An ADU shall comply with all applicable fire safety provisions of State law, as well
as locally adopted building and fire codes under Chapter 4 -7 and Title 8 of this
code.
(2) A detached ADU shall be required to be equipped with fire sprinklers unless the
primary dwelling unit is not sprinklered.
(3) An attached ADU shall provide fire sprinklers per the standards for residential
additions.
(i) Number of ADUs Permitted.
(1) Single-Family Zoned Parcels and Small-Lot Single-Family Subdivisions. One ADU
per parcel shall be permitted. If a lot contains the maximum number of allowed
dwelling units no additional ADU or JADU shall be allowed.
(2) Residential Multifamily/Mixed-Use Developments. ADUs shall be permitted in
multifamily and mixed-use developments subject to the following:
(i) Existing non-habitable space within a multifamily buildingPortions of an
existing multifamily building not used as livable space may be converted to
one or more ADUs at a maximum ratio of 25% of the existing on-site units
above the permitted site density.
(ii) In addition to the units authorized by subsection (i)(2)(i) above, one
additional detached accessory dwelling units above the permitted site
density shall be permitted within a multifamily or mixed-use development.
at the following quantities:
a. On a lot with an existing multifamily dwelling, eight detached
accessory dwelling units, or a quantity equal to the number of
existing principal dwelling units on the lot, whichever is fewer.
b. On a lot with a proposed multifamily dwelling, not more than two
detached accessory dwelling units.
(iii) All residential units in a mixed-use development must meet the provisions
of the underlying zoning district, except as provided for by Government
Code Sections 65852.266310 to 66432, and must be consistent with all
land use definitions for such development.
(3) If multiple units exist on a site a site proposed for development contains one or
more residential units that were constructed prior to designation as an ADU, JADU
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or UDU, and that site now exceeds its zoned density, those units must be
designated as one of the permitted housing unit types prior to further
development of the property.
(ji) Nothing in this section shall prohibit the construction of an ADU in accordance with
Government Code Sections 65852.2(c)(2)(C) and Government Code Section 65852.2(e)
and (c)(2)(D)(ii) and (iii) 66321(b)(3), 66321(b)(4)(B), 66321(b)(4)(C), and 66323.
§ 9-5.060. Objective design standards for junior accessory dwelling units.
Standards for the development of Junior Accessory Dwelling Units (JADUs) shall be governed by
this section. Each junior accessory dwelling unit (JADU) shall be subject to compliance with the
building permit requirementsCalifornia Building Code and the following standards:
(a) Maximum Floor Area. Each JADU shall be constructed within the walls of an existing or
proposed primary dwelling unit and shall be a maximum of 500 square feet.
(b) Septic Systems. JADUs may be served by the system serving an existing or proposed
primary unit or a secondary septic system, subject to the approval of the City Engineer
and provisions of the City’s LAMP.
(c) Number of JADUs Permitted. One JADU is permitted per single-family residential property
or small-lot single-family residential subdivision parcel. If a lot contains the maximum
number of allowed dwelling units, no additional ADU or JADU shall be allowed.
(d) Design Standards.
(1) Each JADU may contain separate sanitation facilities or may share sanitation
facilities with the principal dwelling unit.
(2) Each JADU shall include a separate entrance from the main entrance to the
existing or proposed principal dwelling unit and may include an interior entry to
the main living area.
(3) Each JADU shall, at a minimum, include an efficiency kitchen as defined by the
building code.
(e) Owner Occupancy. The property owner shall reside on site and maintain primary
residency in either a primary dwelling unit, ADU, or the JADU.
(f) Nothing in this section shall prohibit the construction of an JADU in accordance with
Government Code Section 65852.2(e)66323.
§ 9-5.070. Development fees.
Accessory units, whether attached or detached, shall be exempt from development impact fees
when the gross floor area is less than 750 square feet. Units 750 square feet and larger shall be
subject to the City's adopted development impact fee schedule.
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