HomeMy WebLinkAboutOrdinance 562 CERTIFICATION
1, Marcia McClure Torgerson, C.M.C., City Clerk of the City of Atascadero, hereby
certify that the foregoing is a true and correct copy of Ordinance No. 562, adopted by the
Atascadero City Council at a regular meeting thereof held on July 10, 2012, and that it has been
duly published pursuant to State Law.
DATED: 4 �'
Marcia McClure Torgerson,n,'LC.M.C.
City Clerk
City of Atascadero, California
i
ORDINANCE NO. 562
SPECIFIC PLAN DOCUMENT ADOPTION
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
ATASCADERO, CALIFORNIA, AMENDING THE
ATASCADERO MUNICIPAL CODE BY ADDING A TABLE
FOR THE SPECIFIC PLAN DOCUMENT FOR THE SP-2
ZONING DISTRICT FOR THE
DEL RIO COMMERCIAL AREA
(SP 2009-0003)
DEL RIO COMMERCIAL AREA SPECIFIC PLAN
WALMART STORES INC. /THE ROTTMAN GROUP/
MONTECITO BANK AND TRUST
WHEREAS, an application has been received from:
Walmart Stores, Inc. (2001 S.E. 10th Street Bentonville, AR 72716-0550) Owner, and
EDA Design Professionals (1998 Santa Barbara St. Suite 200 San Luis Obispo, CA 93401)
Applicant,and;
The Rottman Group (P.O. Box 227 Santa Maria, CA 93456-0227) Owner, and Omni
Design Group (689 Tank Farm Road San Luis Obispo, CA 93453) Applicant, and;
Montecito Bank and Trust (1010 State Street, Santa Barbara, California 93101) Owner,
and Omni Design Group (689 Tank Farm Road San Luis Obispo, CA 93453)Applicant,
to consider Planning Applications PLN 2007-1245 and PLN 2007-1246, for a project
consisting of General Plan Amendments, Zone Text and Map Amendments, Specific Plan,
Vesting Tentative Parcel Maps, Tree Removal Permits and certification of an Environmental
Impact Report ("EIR") on a 39.3± acre site located on El Camino Real and Del Rio Road,
Atascadero, CA 93422 (APN 049-112-002, 018, 019, 022, ,036, 039, 049-151-005, 036, 037,
040, 041,049-102-020, 031,032,045, 048, 056 and 049-131-070); and,
WHEREAS, the site's current General Plan Land Use Designation is General
Commercial (GC), Commercial Park (CPK), Single-Family Residential (SFR-X), High-Density
Residential (HDR), Medium-Density Residential (MDR), and Suburban Estates(SE); and,
WHEREAS, the site's current Zoning Designation is Commercial Retail (CR),
Commercial Park (CPK), Residential Single-Family (RSF-X), Residential Multi Family (RMF-
20), Residential Multi Family(RMF-10), and Residential Suburban(RS); and,
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CITY OF ATASCADERO
DEL Rio ROAD
COMMERCIAL AREA
I FS PECIFIC PLAN
PdAi
Adopted July 2012
- WENTIONALLY LEFT BLFxR-
CITY OF ATASCADERO
DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
Prepared for:
The City of Atascadem
PrepareCby:
PedAna
etla
� � 3rc AM
n Lu �As4 i
051 sr� A
In Conjunction with:
Omni Design Group, Inc.
Perkowitz + Ruth Architects
Conceptual Design & Planning Company
ACKNOWLEDGEMENTS
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 Winged, 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
ORDINANCE NO.562
SPECIFIC PLAN DOCUMENT ADOPTION
AN ORDINANCE OF TRE MY COUNCIL OF THE CITY OF
ATASCADERO,CALIFORNIA,AMENDING THE
ATASCADERO MUNICIPAL CODE BY ADDING A TABLE
FOR THE SPECIFIC PLAN DOCUMENT FOR THE SP-2
ZONING DISTRICT FOR THE
DEL RIO COMMERCIAL AREA
ISP 2009-01103)
DEL RIO COMMERCIAL AREA SPECIFIC PLAN
WALMART STORES INC./THE ROTTMAN GROW/
MONTECPI'O BANK AND MUST
WNERFA6,me{pliutimF Mevrcaxivctl fiom:
W Wnm Slorta. loa (2001 SR 1M Seem AR 2221612550) Own¢ uW
®A Ooim Pmf®umils (1995 Smm Barbara St Suit, 2W Sm Lib Obispo, CA 9301)
Apdium,mtl:
Tw Ropmm Group (P,O. ma 222 SmM1 MWa CA 9%56022G OumS eM g i
Omign Omup(689 Tank Fam Road Sm Ito 011ila,CA 93453)Applkml,mi:
Monletib Bank mtl Tw1(1010 Sark Street, Smm BmWle, Celifomu 93101) Owm,
a,d Oiml Omim Qaup(659 Tmk Paw Sotl 6m loie ONW.CA 93453)AppF[my
emeihe Flaming APPliutions PLN 200]-129 uW PLN 2007-1246, fm a pgen
naieluig of Gmml PIM AmnWnmm, lone Teal Ad Mq AmenJmenq SIa'ifil Platy
Vmling Tenmtive parcel Mnp, Tw It to W Permits m eenifilmion If Em'wmnmml
Import Repnn ('EM-) an a 353t mm dle I¢YM on M Cmtlm Real and Bal R1a Road-
Ahcvdw, CA 93422 (APN W4112-00; 013, 019, 024 ,03N 059, 049-151-005,036, 039,
Ob,MI,W9�IO2-030031.03;M5.046056aM mW,
WHEREAS, We tikawmmml cl GePlm M O
ISUw zigvmYpn m Gl
Commnoi d (OC).CommeW
PM (CPK), S1001,-Family RmidmOY (SFR-X), IGgkCm4ry
M,Lenlul(fftlt MNi,omCendryReaidwiW(MOR),etl G NLm Rabin(SEX AS.
WHEREAS. Om alta', nm t Z,,mg OuiyWlm m Cmmmoial IfIxIi (CR),
Co,mneaiW Park(CPS), RvidemW SM91,-Fmuily(RSF-X), R,,,JA W MWti Family(RIF-
20),RmihMilMuWFnmlly(RMFIOAand ke idmOY SubmGn(RS);mG
(de eA� aw
Paid,2 0 11
WHEREAS,We Plurvtiog Contagion W .meanness An Oe City Cowtll nami
a
General Plnn Ind Use Diagrem AmeMmon to elwge Mae Iend Use Campari® of ton
whin Me Met is Comae ial Rmil(CR),Hhgh-fluuity Reetlmtiel MR),ell Sinsin
Fmnily ReidmMJ MFR-%);md,
WHEREAS,the Plmnin8 Comments is not eaomm<ndM than Int City Court apgon,
e2sot(bNinanu Test Cemin,and ymmsg Map Amodhown to establish ming elle butt fob
Svsi(e Plan lune 2 oM to tlunge Me ming or bods nit Ne pmjeet on b Cammaeig Pont
(CR), Rpibi Single Forst (RSF-Rs and Rnsposal adni Felly (RMF 20). .,in a
Spoi(o Pin s5c"2 oway on Me new annnot site:was.
WHEREAS, Me Coined Plm We designated Can p,Mm mi, m an mm requi ing n
cmn m ensna m plan in mea m menial i opssa' ell mix
mwubilhty (Cost Ple Table n-s)ma w mamma calmly and dwmonlanea
dnR,p,prcntt ones i n,nd,animus itym Wt ndliss apedel sw enaenwmn4 and.
WHEREAS, a FLW FlR Flat of Feet mM Statement of Oymidip Cowidwa,m,
Mn hen defend fon ie pyees and made nations fat public mics in un ,di wit,Re
"instant, fMe California 6minmmmW Quality Act(CEQAC and,
WHEREAS, too lease and neoplXian elating bo the pnanim and aide, nonce of
Glimrul docoenss,as in Ran in the SUIS mW local gwdeLw f,impimmmtim off,
vnmsom EmvommW Ijmhp Ant CCEQA)bm ban mnertd m:all,
WHEREAS,than loan DIC Io dins of Co,an Stamm off arnern eom,eadhnro
have Men rtmmmmdM by Oe Plmmm a Cnmmiawn the rcidtwthon O Nt City Coined,and
WHEREAS,We Plnnied Commission has delemdzd done;in Me MN latest ofMe
City in net thio maiMmenl to the Code Text b pmRG Me MYW, faRty and snidest a its
man by "Plying wi deuelopmM and expelling mmmertW oypmwhan nn, Re
Cay;wd.
WNERLASttimely and Pond)naiad Total,Hsedngs trays the suljW Spsibo Pin
epplinaw xas hold by td, Plantan Connotes and City Conch of My City of AWaedem be
which boring c,,dim t oat mil dnaMoney, was admitted on behedf of and mnaeg
Condense.ones.
WHEREAS Me Planing Cnanhssion of Ice City of Atuoedno, at a Public flowing
field nn Ise 5,2012, studiM and cnwhrtd the Cel Rio Rmd Coadnertial Am Spcinc Plan
(SP 2009.000)), Car Red adyinte all Mean Ilea Can EIR, Filling of Fed and
StamwtofOrcmdinBCowdentintipelwM fotlnegojei W.
WHEREAS,tM PIaImUg Com emim ufye City adhesedw recommended the City
Cwetil appose the IXl Rio Road Confined Aaa SRutae Plan(SP 2009.0005)1 ands-
WHEREAS, the smoven o City Cawood, or n Phil, Hearing held on runt 2 2012,
sWhad as Closing Connotes mommadaan any conidaed the Rh Rio Rwd
�bwq.Warner
a.q
No,3 all
Commercial Art, SpWifc Plus (SP 3INT W E, after fit mWymg and wnadi the Final
EIR,Fath of Far and SWeementof Overcoat CmtikNimn peytW for OR pojal:WWI
NOW,THEREFORE,THE CITY COUNCIL OF THE CRT OF ATASCAOER )
HEREBY ORDAINS AS FOLLOWS:
SECTION 1. FirmEds,for App wel of Del Rio Rota Cmnmettial Am Specify Plan.
The City Correct,I bade ae folio's:
1. The propose fe jrs W hien evfie(e 11 hospitals, pue4ied, of We T le
(lumug ONhorma imlud-mg the 50.1 OrdWemwi hood,
2. The Mablulifflimt, and mbaey WWWt of Mea wig o0
beem aof hot im,mN,maad wndscuss applie!in the paMwlrt com,be
dmnm,wd to the health,eatery.or welfare of the guano] public or pueone
rcid'mg or washing In As neighborhood of Me u. or h wam debeor
Institute to pgnry
por improvement in the licitly of the one:"it,
3. Thep ywetl Speuh Plan will w comp ill, with eNdag or dreared
wodilima in umdiag mighMMood, hoad mr,awtMg Grand Pin,
M1md mit and Gum]Plan Wilda.
Ax dirm>m m GereM Plan Amendment FVAing No, 5, We proposed Fmjat
will No wmpatible 'Rh adding aM 001rc0 melmort in suaoundimg
mishWAwd,. The Proposed Pgla wu10 allow the Muebpment of an
efficient and ulwctiw eommunby WWI hub in NOM Alva . The Pmjwl
all I'll the growing ]owl Emend for WWI prMatS covens,ad NlammY
11 NOW Aw ardwo, 'Elle Y sm same time mNlizi a Wa of the Pay'l lugu
aotl how ,11,programs trucali off Highway 101. AN Nal of the Pmjal
will am, fon Me damopnsnl of a msslet plarms0 wmmxid anld muubN
w th GeneN Pin polities.
Ae diacumed in Mtil M GmeN Plan Amendment Firing No. 4, We propz0
Pmjuct Is in wnfmtnawe with the Wdooll GewN Plan Cm rs, Polities, and
Pmgremaend the o,w rl Went of fl,chattel Plan
Mrs, ion of coming offlaums, Mtlopueat samdaal or pgeeWag
mamlgmemb Woodcarver!br As deeigt aid careful,himaorad.
As diquue0 in GezN Plan Amevtlment Findings No. 3 and 5, pmjm deviw,
r eM assurance wig mmufom, . menlly mremfi ed mmo, im
tii mad fish in an ideal location. training an Wahl, mW w sort'
b
Orion q We hardware wdeunw admig mn, .ad xrvmg Me gmw ns lied
demaM her nor il ad gmanim m Nomh Awaskm War imc mmi on of We
nip deign, Iu.Eupimg uM whanolwal tests' lisuvad w We OeneM Plan
Amendment Fi dhoW ft Parts has hen gcifidely duiywl to be compatible
With musing development reiglMhoods and Iht swim tmm. Ethical tM
clififfilwWwwwro
Q 1002 Nam
angora of lbs Stetlh PIN, your Cbuye and Geterel Pin Ammmmr, IN
Cut's mal of running uo Nuu m, mmmN ml soh®ve mawutpho and
Nninn itl emir of by pogo m min most location wowd nm In pnnahle. IS
wmxmn to Imfiy additional unpinymenn and boniness npyNwAies and
a mninB much ...on nu: mumm, the Put ,It emiry me Imm; ti
drmnda a mWanu fora guery norm In me mMem Pon of IM any wi e
among a broad may of mmcwa
shopping eNotrvs t option,
Aan.Wngly, modifim of mningonMiumm, wd development syndmds is
wmamM by ted Palen design Not N amenities provided by IN Funny,
5. The Sp"i@ PIN rtnad,Hs oupwill enhanu We
mniry
"Pusto WN Nlibe N,ixI ehvnnemm, of mum ,it wgl have
hmefieialeRnNthe nen.
The proposed Genal PIN Amendment, lune CIwBe um Specs le Plan sword
mlow rn dewltpment ofa Nno,pluued, vicun out Wnniw and consist
carrummunity most hub to NOM Sa Ni rowhish is not possible unties me ewrtnn
mn'mg IN Nvjm Sill No, IS, growing IoW demand foe discowl MWI,
pryceries aM immnmu 11 North AlattWuo,whim est No same tins rcvi bang
e of me City', WPeu NO more visible ptgertms. Appwsl of We Spufie
Plan, Lane Chortle son (Nord Pon Amendment will mlow df,b proem of
mnunudm.gores wN wonoms,doelopmem arm,vu,.
The puRna of the I)i M, Rued Commeriil Am spsJa PIN is to ntiu in
No Mvelopmmt of We Ae in amwme Wt Nwfiu tool rhoppuv W poison
public. Not IN City of AlnaeMem. The Spmile Puts, azmmplidev moor
purposes by pwidmg for tlw emntm a of nod, ring compatibility
nnwem NiNN and swumed Imo tan, and esumlmine mvtromnmW am
&wI"mNm nmldn No prN dorm to be can m devenopmem of no spuiM
Pon No The devaapnmt te8nnatrom I'Mound In the spiting PW abbi
to myu ebrxbimin of me vim IN Sur owGng pNmN,, as Pell nes Ne
nada of N mmmucin oM mm poNt fm on, Sim Tsx elf No
nim odi to Wan peon gnomic devtlopit and NUN cprynwities' Nm
Not be wimcmd Ilwugb IN nue of anmsrioml sitting aN dtvdoposm
nmmada.
The ImmfY denvM form les Spoifie PIN ewwr N mwmbly NIN,N
mmugS turin development a4dWa in Naming mgwmamu. The Cel Rio
Pool Commertial Ama Spei&PIN awes N the nwrhy cane for tie Projex
The Spxila PW, bgHM nim We wdNyog mtiog on the lite., mmbnisM
pemrinM now and Pmvidm deS,1N mm rtgulmimu mNiremnm, Nd dntgn
guMelimy for all drvebpmnn wino. be WUMai N Me sprints PIN w.
led Sleaific PIN spmila Ind mt almdrds wd policies fm th Am utl
muNiisns dNtonul Mom gui&Ihw m well Is Imlaupiiy, lifptin8,'gral
mot rist and strsnim, oneM 6NNINm haling wd mdt Nmy, Hammes
mm are Nor occurred in We CNe and but mumu a fish mmad of d Np.fm dor
Sim m Ion t mwta Mnm tMgnty btm ril nn.anny of nes fes.,
to11t .lw enamI a.mJo.m p.,R;ne.pac==w,tmf Tik m.spa;f.Rim
gJdel;m iw art w;wma to M, pxifu J llmosmt
mossim not m.lel wO Rod C01i Area smum Pm.
Cevemismon rtgalnlima and mgJtmmm atonsil m Oe Specific plan
sop anumt or rtpiace llnm of We City a Amxnkm Mwicipal Code m way
mim oOwiz apply to IaM, wiim W RI Ilio Rood CommemiJ Atv
Smi,fic Pon emepm yojecm Rim, W Si,mfic Plan van, Nimes, mJ
emmi w fm Otl To Rom! CovvmciJ Am Sleeific Can mke boos a
mc,gmeml p,liciev Rod atmmt applied wart Je ml of bydry T
We amt We pmaieiory of W Slw.ifr Plen eM fis,Anscat Municipal CMB
xincw0im,Ropwvrtiorv'afJm Specificpon will prevail, In s;NatiomwAett
y, icim ar limmmlar,m19 to a pMimlm subject Rave not Men pit M Ye
Spsific Nm, IM milting polices and mndaNs of we Alazcetlna Mowpal
Co4ekllr ,tim,toapply
SECITON S. AgpyyPk The st mi City Cowcil, w g reim, aeniom
Robo eJ on Two is,2012,appmved Yn RI Rio ROW CaomertiJ Arte Si Rim or the
SP 2 most overlay mos;cl u d"M1,J in We followwg:
1. E#RBITA'. Ni Rio Cawmmd Adv Specific pun
2. BXB1BIf BAEtleMwn—Del Rio Rce4 Canmertial Atte Specific Pim
SECTION J: A swvmy of Rim m mnee, aty,,,d by the Ciry Attorney, vgl mr
wi ,ft ayes and nobs,wall be wbiiahm nod¢ It lREW JFW Jap enol to LIS fiml paamge In tM
Alnctlm Nen, a newigev wbiiab lwJci "mim in the Clry of AmmWero, md, before
Ilse apNon ITfiflam (15) Jap W[c no fit pavuge, In We Atvcatiem Vewa,auempap,
be on
MTeicWtlM inss OCim onAmJem. Acopya"i's i ¢at,w, sl p,sovslull
Eemfi bm The city CIeM'a Olba, mJ oflv the Jam followin8 inwJuctiw,wJPvtagevM
mall M mtilnme 10 wr iJa�wwa m.mM.Of x pnbre.
INTRODUCED n a MID,mm tiag of de City Caumil held M Ame M,2012, "PASSED
m,[ADOMED by Cin CbmrcI of ft Cil'of Aluscumo. Sum of Calfa MAuly lo,
2012,by 0,e 011a,mg wit a vote'.
AYES: COImNIM bcm Clay,Tow.O'MaIIry.Slwmnl and!Dmor Kell"
NOES: Time
ABSTAM: Nam
ABSENT: Nam
CDNOEATT�A��SC„„ADERO
NYYP
BabPab l(el
AT1F$T:
Yl VYtPL . %ci V —
mm•:.EkClme ra�tm.c.Mc., ncwE
APP;7"STO TO Y
Bnm AA.PP�`mik,Ci/y AA-vntmmey//y
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN TABLE OF CONTENTS
I OVERVIEW
11 Purpose I-1
12 Legal Authority I-1
13 Project Location I-2
14 Project Description & Objectives I-2
15 Development Approval Components I-6
16 Relationship to General Plan B Zoning Ordinance I-7
1 California Environmental Ouallry Ad (CECA) Compliance I-]
II SETTING & EXISTING CONDITIONS
21 Existing Land Use Conditions II-1
211 Existing Land Use B Zoning Designations II-1
212 Surrounding Land Uses B Zoning Designations Iib
22 Existing Circulation 114
221 Regional Circulation 114
222 Local Circulation 114
223 Public Transportation II-5
23 Existing Physical Conditions Iib
24 Existing Utilities II-]
III LAND USE PLAN
31 Land Uses III-1
311 General Commercial (GC) III-1
312 High Density Residential (HDR) III-1
313 Single Family Residential (SFR-X) III-2
32 Lantl Use Policies III-2
321 Major Tenant Project IN
322 Annex Prof eN III-5
33 Circulation Policies III-6
331 Vehicle B Truck Access Policies III-6
332 Non Vehicular & Public Transportation Access Policies III-7
CRY OF ATASCADERO DEL RIO ROAo COMMERCIAL AREA SPECIFIC PLAN
J DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PUN TABLE OF CONTENTS
34 Public Facilities Policies 111 13
34.1 Water Policies 111 13
342 Wastewater B Sewer Policies 111 13
34 3 Storm Drainage Policies 111 14
344 Electricity Policies 111 15
345 Natural Gas Policies 111 15
346 Communications Policies 111 15
35 Grading Policies 111 16
36 Community Facilities Policies 11116
IV DEVELOPMENT STANDARDS
41 Commercial Retail (CR) Development Standards IV-1
411 Permitted Uses IV-1
412 Properly Development Standards IV-2
42 Residential Multiple Family (RMF-20) Development Standards IV-2
421 Permitted Uses IV-3
422 Properly Development Standards IV-3
43 Residential Single Family (RSF-X) Development Standards IV-3
431 Permitted Uses IV-3
432 Properly Development Standards IV-3
V DESIGN GUIDELINES
51 Commercial Retail (CR) Design Guidelines V-1
511 General Design Concepts V-1
512 Landscaping V 1
51 3 Parking & Parking Lot -V 15
51 4 Lighting V-15
515 Signage V-15
51 6 Fencing & Screening -V 16
51 ] On Site Circulation V-1]
51 8 Loading V-17
CRY OF ATASCADERO DEL RIO ROAo COMMERCIAL AREA SPECIFIC PLAN
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PUN TABLE OF CONTENTS
519 Outdoor Storage V-18
52 Residential Multiple Family (RMF-20) Design Guidelines V18
53 Residential Single Family (RSF-X) Design Guidelines V-18
VI IMPLEMENTATION AND ADMINISTRATION
61 Interpretation VI-1
62 Definition of Terms VI-1
63 Enforcem ant VI-1
64 Severability VI-1
65 Implementation of Development Standards VI-2
66 Implementation of Design Standards VI-2
67 Application Processing VI-2
68 Financing B Phasing of Development VI-3
681 Major Tenant Projeol VI-3
682 AnnexProject VI
69 Maintenance VI
691 City Maintenance Responsibility VI
692 011ier Agency Maintenance Responsibility VI-5
693 Private Maintenance VI-5
610 Substantial Conformance VI-5
6161 Procedure VI-6
611 Specific Plan Amendments VI-6
CRY OF ATASCADERO DEL RIO ROAo COMMERCIAL AREA SPECIFIC PLAN
J DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN TABLE OF CONTENTS
V11 EXHIBITS
Exhibit Del RIO Road Commercial Area Spectra Plan Site Plan VII-1
Exhlblt2' Major Tenant Project Conceptual Site Plan VII-2
Exhibit 3Annex Project Conceptual Site Plan VII-3
Exhlblt4' City of Atascadero Existing Land Use VII
Exhibit 5' City of Atascadero Proposed Land Use VII-5
Exhibit 6' City of Atascadero Existing Zoning VII-6
Exhibit 7' City of Atascadero Proposed Zoning VII-7
Exhibit 8' Major Tenant Project Preliminary Utility Plan VII-8
Exhibit 9' Annex Project Preliminary Utility Plan VIIS
Exhibit ic' Major Tenant Project Preliminary Grading Plan VII-ic
Exhibit 11 Annex Project Preliminary Grading Plan VII-11
Exhibit 12' Major Tenant Project Sign Program VII12
Exhibit 13' Annex Prof eN Sign Program VII28
V111 APPENDICES
Appentllx A' Precise Description of Spectra Plan Boundary Al
Appentllx B' Development Approvals B i
Appendix C' Project Consistency Analysis C i
CRY OF ATASCADERO DEL RIO ROAo COMMERCIAL AREA SPECIFIC PLAN
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PUN TABLE OF CONTENTS
LIST OF TABLES
Table 1-1Specific Plan Land Use Summary I-3
Table 2-1' Major Tenant Project Land Use B Zoning Designations II-1
Tablet-2' Annex Project Land Use B Zoning Designations II-3
Table 2-3' Surrounding Land Use B Zoning Designations 114
Table 31' Specific Plan Land Use Summary III-2
Table41 Commercial Retail (CR) Development Standards IV-2
LIST OF FIGURES
Figure i-1' Del RIO Road Commercial Area Specific Plan Site Vlolnlry 14
Figure i-2' Del RIO Road Commercial Area Specific Plan Site Plan I-5
Flgure2-1' Specific Plan Existing Land Use B Zoning Designations II-2
Figure 31' Del RIO Road Commercial Area Specific Plan Conceptual Land Use Plan III-3
Figure 32' Major Tenant ProjeoNehlole B Truck Circulation Plan 1119
Figure3' Annex Project Vehicle B Truck Circulation Plan 11110
Figure 34' Major Tenant Project Pedestrian, Bicycle 8
Public Transportation Circulation Plan 11111
Figure 35' Annex Project Pedestrian, Bicycle 8
Public Transportation Circulation Plan 11112
Figure 51' Major Tenant Conceptual Elevations V3
Figure 52 Major Tenant Conceptual Color B Materials V4
Figure 53' Annex Project Conceptual Elevations of BulldingsA BB V5
Figure 54' Annex Project Conceptual Elevations of Buildings C BD V
Figure 55 Annex Project Conceptual Elevations of Buildings E BF V-7
Figure 58' Annex Project Conceptual Elevations of Buildings G BH V8
Figure 57 Annex Project Conceptual Color B Materials V9
Figure 58' Major Tenant Conceptual Landscape Plan V-12
Figure 59' Major Tenant Conceptual Landscape Palette V-13
Figure 510' Annex Project Conceptual Landscape Plan V-14
CRY OF ATASCADERO DEL RIO ROAo COMMERCIAL AREA SPECIFIC PLAN
I DEL Rio ROAD
QP`MMERsdRh AREA
SPECIFIC PLAN OVERVIEW
I OVERVIEW
1 1 Purpose t-1
12 Legal Auborlry t-1
1 3 Project Location 1-2
14 Project Description & Objectives 1-2
15 Development Approval Components I-6
16 Relationship to General Plan B Zoning Ordinance 1-7
1 California Environmental Ouallry Ad (CEOA) Compliance 17
CRY OF ATASCADERO DEL RIO ROAo COMMERCIAL AREA SPECIFIC PLAN
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN OVERVIEW
OVERVIEW
The Del Rio Road Commercial Area Specific Plan ("Speolflo Plan") area encompasses two sides
totaling approximately 39 acres (the "Specific Plan area") generally located at the Intersection of
Del Rio Road and EI Camino Real in the northern portion of the Clry of Atascatlero (the "Clry")
The Specific Plan Is a comprehensive plan for the development of two independent projects
proposed by two different applicant developersthe Major Tenant commercial shopping center
("MeJor Tenant Project), which consists of a freestanding major tenant store ("MeJor Tenant ),
two commercial oWpameio ("Commercial Outparcels") and a residential multiple family oWpamel
("Multiple Family Futperoel"); and the Annex commercial shopping center ("Annex Project),
which consists of a commercial shopping center ("Annex Shopping Center") and a single-family
residential remainder parcel ("Single Family Futperoel"), privatively referred to as the
t
("Projec ) e
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 benefts local shoppers, the general public, and the City of
Atascatlero_ The Specific Plan accomplishes these purposes by providing for the efficient use
of land, ensuring compatibility between existing and proposed lana uses, antl establishing
enviroSpecifnm
ental and development standards and procedures to be meddevelopment of the
Specific Plan area The development regulations and
surrounding
In the Speoltio Plan well
as the
unique of
of the development propo sites antl su ouopme properties, a well as the
seas or to sten greater
lana noes proposed development the d dempmem sites These ecoul ar
achieed th roster greater e a zoning and design opportunities than aowtl be
achieved through the use or conventional zoning and development standards
The Del Rio Road Commercial Area Specific Plan serves as the overlay zone for the combined
Major Tenant Project and Annex Project sides_ This Specific Plan, together with the underlying
ping on the sues, 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 ANTHORT'
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 forthe Implementation of the General Plan,
and further allows for their review and adoption Specific plans artasa britlgebetween General
Plan and individual development standards and guidelines, capital Improvement programs and
financing methotlslnto a single document that is tailored to meetthe neetls ofa specificarea
The Specific Plan Implements the following' (1) General Plan lana use designation of General
Commercial andzoning designation of Commercial Retail for the Major Tenant, M0 Commercial
Outparcels andAnnex Shopping Center; (2) General Plan lana use designation of High Density
Residential (HDR) and zoning designation of Residential Multiple Famlly-20 (RMF20) for the
Multiple Family Outparcel; and (3) General Plan lana use designation of Single Family
ORY OF ATASCAOERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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J DEL Rio ROAD
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Residential and zoning designation of Residential Single Family-A (RSF-%) for the Single Family
Outparcel
The standards contained In the Specific Plan have been adopted by ordinance and are
Codes
PO the same n inc ns standards
between
In the Zoning Ordinance
un and other Clry
Cotles In the even( of an inconsistency bef n sn the Speprevail
he m and the and
construction
o stru zoning
words, phrases titleprovisionsa of Specific Plan shell spro The meaning antl Municipal
Co of
de
and A phrases, floes and Perms shall be the same specifically provltletl In APahoen th Specifel Plan
antl APahoatlan General Plan prises otherwise Master provided In the Specific Plan
adopted B and Section VII ti heti the separate
Mahler Plan of Development and are
etlorPetl by CIN Council Resolution that is sererePe from the Specific Plan Ordinance
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 Clry of Atasoatlero In close
proximity to U 3. Highway 101 The Major Tenant Project site Is bounded by Del Rio Road to
the north, EI Camino Real to the west, Rio Rita Road to the east, and residential uses to the
south_ The Annex Project site Is bounded by residential and commercial lots to the north,
residential lots to the east, undeveloped commercial uses on EI 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 80RIECTIVES
Below Is a general description of the Major Tenant Project and Annex Project More detailed
Information on the combined projects Is provided In Chapter 3; Land Use Concept
The Major Tenant Project consists of a Major Tenant store that will sell general merchandise
and groceries, two Commercial Outparcels for retail, restaurant and/or office uses, and one
Multiple Family Outparcel for development at a Tater date under a separate permit The Major
Tenant Project totals approximately 26 acres, and Is located at the southeast corner of EI
Camino Real and Del Rio Road
The Annex Project includes the Annex Shopping Center consisting of commercial uses
including food and beverage retail sales, general merchandise stores, and eating and drinking
places (including two tlrivethru eating and drinking places) on eight parcels as well as one
Single Family Outparcel for development at a Tater date under a separate permit The Annex
Projecttotals approximately 13 acres, and Is located on the northeast corner of El Camino Real
and Del Rio Road and on the west side of EI Camino Real approximately 500 feet from the
centerline Intersection of Del Rio Road and EI Camino Real_ A summary of the land uses within
the Specific Plan area is presented In Table l-1; Specific Plan Land Use Summary_
Implementation of this Specific Plan will accomplish the following objectives;
• Implements the Atasoatlero General Plan providing development consistent with the
City planned land uses;
• Provides development that maximizes the property's use potential In a manner
consistent with the Cry's General Plan;
Croy OF ATASCAOERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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DEL Rio ROAD
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SPECIFIC PLAN OVERVIEW
• Maximizes and broadens the City sales fax base by providing local and regional tax-
generating uses;
• Improves and maximizes economic viability of the currently vacant and underutilized
project site and area through the stabllshmentof a new commercial center;
• Creates additional employment generating opportunities for the citizens of Atascadero
and surrounding communities;
• Expands and provides new retail options with updated, modern, and energy efficient
buildings In close proximity to local consumers by providing daytime and nighttime
shopping opportunl0es In a safe and secure environment;
• Provides the trade area with a regionally oriented major retail anchor that retails a wide
variety of affordable everyday household Items and serves as a draw for other retail and
restaurant uses;
• Develops smaller, locally oriented retail and restaurant uses to complement the larger,
regionally oriented major retail anchor;
• Provides where necessary adequate Infrastructure and public amenities;
• Enhances the local economy by capturing retail expenditures that are leaking to other
markets;
• Complements the existing retail base In the Clry of Atascadero located In the southern
part of the Clry;
• Locates a Commercial project at the Intersection of two major streets, providing
Convenient shopping opportunl0es 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 LAND USE SUMMARY
"ND AREA FLOOR AREA I DENSITY
MAJOR TENANT PROJECT
MAJOR TENANT 19ea t19,66D 1L
COuu[aowL OusaAROEL lea 6DDD _(L
COuu[aowL OusaACEL lea 5 00 N1L
MULTIPLE FAKILY OULPARo 28ea 444a
DEDICATIONS 22ea
SueimAL MAJOR TENANT 26ev 13q5SON 2444 u_
ANNEXPRODECT
RETAIL'A" 16 ea 25 DDD sq 1L
RETAIL B 23 ea 23 DDD sq 1L
RETAIL'C" 19 ea 26 DDD sq 1L
RETAILD" 16ea 1660051E
RETAILS" 11 ea 4600 sq 1L
RETAIL F D B ea 3900 Sq 1L
RETAIL'G" 04ea 50505 1L
RETAILH" 17aG 168505 1L
SINGLE F41ILY OULPAROEL 1 7aG 64 a
DEDICATIONS 03ea
SueioTAL ANNw (gross)
120900 (L64a
N
SPECIFIC PLA
TOTAI J111111111111ff 39-acgross 260,460 As ft 50 d.u.
CITY OF ATASCAOERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
1 - 3
� . . . : .
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°
FM
Vwwn
4r���� r •
a�
. z : . . . . . �
DEL Rio ROAD
MMEll AREA
SPECIFIC PLAN OVERVIEW
Want
_. _ , it
ANNEX -
- - - - -
— — — -
Ir
x
Dal Rio goad
9
.4$ Comecific lArea
• d� J /I ■M10910MOiW■ Plan
Conceptualptual
/ • ..- o
Conceptual Site Plan
Figure 1-2 Del Rlo Roetl Commerci el Area 3peolNo Plan Site Plan
DRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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J DEL Rio ROAD
MMEll AREA
SPECIFIC PLAN OVERVIEW
1.5 DEVELOPMENT APPROVAL COMPONENTS
The components of the development approval process for the Major Tenant Project and Annex
Project are discussed below The Clry has issued the following development approvals for the
Major Tenant Project and Annex Project
• General Plan Land Use Diagram Amendment. A General Plan Land Use Diagram
Amendment adopted by the Clry of Atasoatlero which changes (1) the Major Tenant
Project's (a) High Density Residential (HDR), Medium Density Residential (MDR), and a
which of the Suburban Estates (SE) designated property to General Commercial (GC)
to accommodate the Major Tenant store and two Commercial Outparcels; and (b) 2 3-
acresid
eintlerofthe existing residentially designated property to HDR to accommodate
e Residential Multiple Family and
Comm use; and (2) the Annex Projects (e) Single
Family accommodate
tialthe A Annex
Shopping
antl Co enter; l Perk (CPK) resremai tl property to GC to
malty designated
Annex Shopping Center; and (b) 1 ]-acre remainder a Single
existing
use
tleslgnatetl property to SFR-X In canorder f accommodate a Single Femlly
use_ Existing and proposed Land Use diagrams nen refound In Exhibits 4 and 6.
• Del Ria 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 Major Tenant Project and Annex 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 ofthe Specific Plan shall prevail
• Zone Change. A Zone Change adopted by the City of Atasoatlero which changes (1)
the Major Tenant Project's (a) Residential Multiple Family 20 (RMF 20), Residential
Multiple Family -10 (RMF 10), and a which of the Residential Suburban (RS) zoned
properly to the CR Zone to accommodate the Major Tenant store and two Commercial
Outparcels; and (b) 23-acres of residentially zoned property to RMF20to
accommodate a Multiple Family use; and (2) the Annex Project's Residential Single
Family (ESEX) and Commercial Pd* (CPS) zoned property to the CR and RSF-A
zonesto accommodate the Annex Shopping Center and Single Family use Existing and
proposed Zoning diagrams can be found In Exhibits 6 and 7.
After the Clry of Atasoatlero 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 Atasoatlero
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 Clry approved a corresponding Zoning Ordinance text change and Zoning
Map to change the RMF16Zoning District to RMF20 (minimum 20 units per acre)
Consistent with the recent update to the City of Atasoatlero General Plan and Zoning
Ordinance, the proposed multiple family which of the Major Tenant site Is zoned RMF-
20_ However, the proposed multiple family poNlon of the Major Tenant site shall be
limited to a maximum of 16 units per acre, consistent with the project application and
maximum density analyzed In the Specific Plan EIR_
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16
DEL Rio ROAD
MMEll AREA
SPECIFIC PLAN OVERVIEW
• Subdivision via Vesting Tentative Parcel Maps. Approved Vesting Tentative Parcel
Maps which reconfigure the (1) Major Tenant Project site consisting of 11 parcels Into
four separate parcels for the Major Tenant store, two Commercial Outparcels and one
Multiple Family Outparcel; and (2) Annex Project site consisting of 7 parcels Into eight
commercial retail parcels and one remainder parcel (orfuture residential development as
allowed by Section 66426(c) of the Subdivision MapAOL
• Tree Removal Permits and Protection Plans. Approvals to remove approximately 86
native trees on the Major Tenant Project site and approximately 46 native trees on the
Annex Project site to accommodate the proposed developments
Development of the Major Tenant Project and the Annex Project consistent with the
development approvals described In this Section 15 shall be processed In accordance with
Section 67 Application Processing, of this Specific Plan The development approvals are
contained In Appendix B_
1.6 RELATIONSHIP TO THE GENERAL PIAN &ZONING ORDINANCE
The City of Atasoatlero adopted Its General Plan on June 25, 2002_ The Del Rio Road
Commercial Area Specific Plan Is consistentwith and Implements the goals and policies of the
City of Atasoatlero General Plan within the Specific Plan area Appendix G, 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 Clry of
Atasoatlero 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 Clry of
Atasoatlero 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 Clry_ To the extent the provisions
of the Specific Plan and the Atasoatlero Municipal Code are In confit OL 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
Atasoatlero Municipal Code shall continue to apply_
1.7 CALIFORNMENJIRONMENTALOHALRYA= (CEGA) COMPLMNCE
The Specific Plan Environmental Impact Report ("Specific Plan EIR") for the Del Rio Road
Commercial Area Specific Plan, canted by the Clry of Atasoatlero and prepared In accordance
with the California Environmental Ouallry AN ("CEOA") and Clry of Atasoatlero requirements
CRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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DEL Rio ROAD
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SPECIFIC PLAN OVERVIEW
provides a detailed analysis of potential environmental Impacts associated with the development
of the Specific Plan area The Specific Plan FIR 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 FIR 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 Me Commercial Outparcels, and Annex Shopping Center uses have been fully
analyzed at the project level In the Specific Plan FIR In accordance with CEOA, and therefore,
require no further environmental re (Soo Callfaviva PuRoaourcne Cotlo, Seasons
vl room view. blic
21166, 21083
; Code of Regulations Sections 15183) No
spamill
development plans have been proposed forthe Multiple Family Outpa orthe Single Family
Outparthus, the potential environmental impacts
assoclefatlw their development
parcels have been programmatically analyzed
in the Specific Plan FIR accordance with
CEOA at their maximum permitted density At the time a specific development project Is
proposotlfor either the residential uses, the City shall poked determination astowmetherthe
project would create newenvironmental Imctor require additional mitigation measures
previously not atl orequired In the Specific Plan
FIR If the City finds that no new
environmental Impacts wowftl o no new mitigation measures would be required, pursuant
to CEOA Guidelines Section
516 , then the City shell approve the residential development
v
project as being within the scope of the project covered by theprogram level analysis in the
gufti Plan EIR, and shell require no deenvironmental review
(California Code of
Regulations,
eenlons, SecJt City determines, however, may result
In
new environmental Impacts or require new mitigation measures, etltllfional environmental
review may be required
CRY OF ATASCADERO DEL RIO ROAo COMMERCIAL AREA SPECIFIC PLAN
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J DEL Rio ROAD
MMERCIAL AREA
$PECIEIC PLAN SETTING & EXISTING CONDITIONS
II SETTING & EXISTING CONDITIONS
21 Existing Land Use Conditions II-1
211 Existing Land Use B Zoning Designations II-1
A Major Tenant Project II-1
B- AnnexProject II-3
2 12 Surrounding Land Uses & Zoning Designations II-3
22 Existing Circulation 114
221 Regional Circulation 114
222 Local Circulation II-4
A El Camino Real 114
B- Del RIO Road East of El Camino Real II-6
C Del RIO Road West of El Camino Real II-6
223 Public Transportation IIS
23 Existing Physical Conditions II-6
24 Existing Utilities II-]
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DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN SETTING & EXISTING CONDITIONS
SETTING & EXISTING CONDITIONS
The selling and existing conditions presented describe the Specific Plan area prior to the
issuance of the development approvals described In Section JS of this Specific Plan The
setting and existing conditions include Information related tothe Specific Plan location, existing
and surrounding land uses and zoning designations, circulation, physical conditions, and
utilities This Information provides contextforthe development concept discussed In Chapter3:
Land Use Concept
2.1 EXISTING LAND USE CONDITIONS
The Del Rio Road Com mercl al Area Specifc Plan area has historically const Med of lowdensiU,
sparsely populated residential uses_ The majority of the current Specific Plan area an be
characterized as unimproved and vacant Vegetation atthe site generally consists of scattered
oak and sycamore trees as well as non native ornamental trees and shrubs_
At the time the Speolflo Plan was drafted, the Major Tenant 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 o
coated_ The effects of the development on this Colony home are fury disclosed and analyzed
as part of the Specific Plan EIR prepared pursuantto CEGA
At the time the Specific Plan was drafted the Annex Project site contained one single family
residential dwelling, and three outbuildings The site also contained a single Colony home
which most 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 pursuantto CEGA
2.1.1 EXISTING LAND USE B 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. MAJOR TENANT PROJECT
The Major Tenant Project site consists of eleven parcels with split land use and zoning
designations:
TABLE 2-1: MAJOR TENANT PROJECT LAND USE &ZONING DESIGNATIONS
LAND USE ZONING
General Commercial GC Commercial Retail CR
HI hDensl Resltlenfel HDR Residential Multiple Famil (RMF20)
Medlum Density Residential MDR Residential Multiple Famil (RMF10)
Suburban Estates SE Resltlenfel Suburban RS
CRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
If - 1
DEL Rio ROAD
MMERCIAL AREA
$PECIFIC PLAN SETTING & EXISTING CONDITIONS
p_
Ml sC�:C:
w rn
1 I __
_Ai
ilk 'g ":=o--
;i .211 ZMMIIII�
Ma.
1
—a _
ma.
o" .° UstiSpi Plan
ng&Surrou
LSRe D9 a zonma
/ 1 s DRN
--_
/ e
Figure 21: Specific Plan Existing Land Use & Zoning Designations ------ - a".`..
CRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
If 2
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN SETTING & EXISTING CONDITIONS
The commercially designated/zoned parcels (totaling roughly 10 acres) are generally located on
the western and northwestern portions of the site, fronting EI Camino Real and a poNlon of Del
Rio Road The residentially design atetl/zonetl 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 Roatl.
B. ANNEXPROUECT
The Annex Project site east of El Camino Real consists of seven parcels with splltlantl use antl
zoning designations:
TABLE 2-4: ANNEX PROJECT LAND USE &ZONING DESIGNATIONS
LAND USE ZONING
General Commercial GC Commercial Retail CR
Commercial Park CPK Commercial Park CPK
31n Ie Femily Residential (SFRX) Resltlentlel 3ln Ie Femll RSF-X
The commercially designated/zoned parcels (totaling roughly 8 5 acres) are generally located
on the western portions of the site, fronting EI Camino Real The Annex Project site west of EI
Camino Real consists of one (1) parcel that Is designated/zoned Commercial Park (CPK) The
residentially design atetl/zon etl parcels are generally located on the eastern portions of the
properly, mainly abuRing 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 vacantundevelopetl land, single family residential uses, and
commercialuses The land use and zoning designations surrounding the combined projects are
also illustrated in Figure 2-land described more particularly below
North of the Annex Project site on the east side of EI Camino Real are existing single family
residential uses- North of the Annex Project site on the west side of EI Camino Real are
Commercial Park (Self Storage) uses
South of the Major Tenant Project site are single family residential uses
East of the Specific Plan area are Rio Rita Road, Obispo Road and Mlrasol Way- Existing
single family residential dwellings are present In this area-
West of the Specific Plan area, across are EI Camino Real, are commercial properties including
the Mission Oaks Shopping Center and a Shell gas dation
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J DEL Rio ROAD
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TABLE 2-3: SURROUNDING LAND USE B ZONING DESIGNATIONS
LAND USE ZONING
NORTH General Commemlel GC Commercial Retail CR
Sin IBFamII RBsltlenflel SFR-% Residential Single FamilRSF-%
90uix HI hDBusl Residential HDR Residential MultipleFamll (RMT20)
Resltlenflel Suburban RS Suburban petals SE
EAST SinIB Famil Residential (SFR X) Residential Single FamilRSF-%
R uenflel Suburban SE Suburban petals SE
WEST General Commercial GC Commercial Tourist CT
Commercial Park (CPK)Commemlel Perk CPK
2.2 Exmi CIRCULATION
2.2.1 REGIONAL CIRCULATION
Regional access to the Del Rio Road Commercial Area Specific Plan site Is provided by U 9-
Hlghway 101 and the Del Rio Road Interchange- The Interchange includes a grade separated
overcrossing with signal controlled on and off amps for both north and south bound tragic
Highway 101 provides LoNh/soufh access to the Specific Plan area from surrounding
communities and area way 4l Additionally, s Specific Plan area Is within three mare from the
City
Stateof
AbscHlghwaymt Hl City
of oprovitl es the area access from wthe outlying areas of(hB Clry of
Afesoetlero from the Clfy of Morro Bey to the area beyond the Town of Creston
2.2.2 LOCALCRCHLATION
Local access to the Del Rio Road Commercial Area Specific Plan Is provided by EI Camino Real
antl DeI Rlo Road EI Camino Real Is a major arterial street that runs parallel with US Highway
101 and provides Lorlh/soufh 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- DeI Rlo Roatl
Is both e minor arterial and collector street within the Specific Plan area and runs east/west
providing access from the west sideof Highway 101 and from eastern parkof Atascadero- The
Intersection of EI Camino Real and Del Rio Road Is signalized
Thefollowing Information describesthe existing local streets abu ingthe Specific Plan area:
A EL CAMINO REAL:
1) The Major Tenant Project:
• One Northbound ("HIS") lane at the south end of the Specific Plan area, which
transitions to two HIS lanes and then to one HIS through Zane, one dedicated left
turn Zane onto Westbound ("WS") Del Rio Road, and one dedicated right turn
lane onto Eastbound ("ED"J Del Rio Road at the signalized Del Rio intersection
Striped bike Zane and unpaved shoulder
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• Two Southbound ("SB") lanes at the Del Rio Intersection, which transition Into
one SB Zane near the south end of the Specific Plan area Curb, gutter and
sidewalk, and bike Zane_
• Posted speed llmltof45 mph, raised medians, lane transition striping_
2) The Annex Project
• One NB Zane and one SB Zane across the site frontage, with striped bike Zane 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, Zane transition
striping, a paved and striped shoulder, no curb, gutter, or sidewalk_
B. DEL RIO ROAD, EAST OF EL CAMINO REAL'
1) One traffic Zane each, ED and WB.
27 Painted double yellow line through the Specific Plan area No curb, gutter, or
sidewalk, or delineated bike lanes
3) Posted speed limit of 40 mph_
C. DEL RIO ROAD, WEST OF EL CAMINO REAL'
1) One WDlane, one EB right turn lane, one EB through left turn lane_
2) Raised center median; curb, gutter and sidewalk on south side ofroad 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 aRide/Ride-On
The SLORTA provides fix route service throughout San Luis Obispo County from Northern
Santa Barbara County to San Simeon, No SLORTA bus stop is proximate to the Del Rio Road
Commercial Area Specific Plan area The nearest SLORTA bus stop Is located at the
Atascadero Clry Hall Building_
Atascadero Transit operates Road route service on EI Camino Real from Paloma Park to Twin
Clues Hospital In Templeton The Atascadero Transits North County Shuttle provides local and
Intercity service along the US 101 corridor In northern San Luis Obispo County However, as of
Jury 1 2011, the North County Shuttle stopped operating_ It Is anticipated that It will be replaced
with a new Fixed route that will solely operate In Atascadero and connectwith SLORTA Route 9
for service to Paso Robles Atascadero Transit stops are located on EI Camino Real along the
Projects frontage and on the opposite side of the street All Atascadero Transit vehicles are
wheelchair accessible and have bicycle racks to accommodate M0 bicycles_
Demand response doortodoor transit service
is available through Atascadero Transit
a
Additionally, Dial Ride/Ride On Is available for those that are unable to independently use
Fixed route transit becauseof physical or mental disability
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DEL Rio ROAD
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2.3 EXISTING PHYSICAL CONDITIONS
TOPOGRAPHY
The Del Rio Road Commercial Area Specific Plan site is characterized by low rolling bills and
fiats on and immediately surrounding the site The Annex Project site Is generally fiat with
slopes of less than 5%_ The Major Tenant 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
northwesterlyea No USG3 identified blue Ione water ways are leoetetl within or etlJeoent
tothe project boundaries
SOIL
The USDA soil survey indicates the dominant soils present in the site vicinity are the Arnold
loamy sand, 9 to 30 ph slopes and Orebro loamy sand, 2 to 9 ph slopes_ The Arnold soils are
found on hills and formed In weathered sandstone_ The Orebro soils are found on dunes and
formed In sandy soon deposits
HYDROLOGY& DRAINAGE
The Specific Plan a rolls toward the north and west at slopes ranging from fve to ten
percent The soils are mostly clayey sand with soft rook located two to four feet below the
surface_ Thegrountl cover condition Is fair
Hytlpoogy& Spoilage of the Major Torrant Pricks'
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 waterer etl flows east, bounded by Del Rio Road and Rio
Rita Road The runoff from the other sm all watershed flows south along EI Ca mine Real The
majority of the runoff, wh lob Is generated bythe large watershed, rows to a storm drain located
at the Intersection of EI 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 direottributary tothe Salinas River
Hytlpoogy& Spoilage of the Annex Perri
The east portlen of the existing Annex Project site's predominate surface flow Is to the
northwest corner of the site to an existing double 4foot wide box culvert that crosses El Camino
Real and discharges onto the western portion of the site An existing drainage ditch outs
through the southeast corner of the western porton of the site and men proceeds offsite In a
southwesterly direction to a culvert that crosses U S_ Highway 101 Predominate surface flow
on the western porton of the site is In a southern direction towards that drainage ditch_
BIOLOGICAL RESOURCES
The Del Rio Road Commercial Area Specific Plan site contains Me habitat typesnon 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 Clry of Amscadero's Native Tree
Ordinance_ In atltllflen, the site has the potential to support special status plant and wildlife
species_ However, no special status plant species were observed within the prefect site during
floristic surveys and none are expected to be impacted by the proposed prefect Further, no
special status wildlife species or sign of such species were observed within the Specific Plan
area during reconnaissance surveys_
CRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
11 - s
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN SETTING & EXISTING CONDITIONS
4.4 EXBTINGUTILRIES
A general description of the existing utilities for the Major Tenant Project and Annex Project
sites Is provided below_ The proposed distribution, location, and 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 EI Camino Real and Del Rio
Roatl.
SANITARY SEVER
The Specific Plan area, like the rest of Atascadero, Is provided sanitary sewer service by the
Cly of Atascadero_ Existing underground sewer mains In EI Camino Real or Del Rio Road will
convey project eMluenttothe Cly'A existing treatment plant located on Gerardo Road
ELECTRICITY
The Specific Plan area is served with electricity service provided by Pacific Gas and Electric
Companyvla existing transmission and distribution lines_
GAS
The Specific Plan area Is served with gas service provided by the Gas Company via existing
underground pipelines
CCMMIMICATICNS
The Specific Plan area Is provided landline telephone services by AT&T and cable television
services by Charter Cable, both via existing facilities
SGUDWASTE DISPOSAL
The Specific Plan area Is provided said waste service by Atascadero Waste Alternatives Inc
Solid waste is disposed of atthe Chicago Grade Lantlpll_
Croy OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
11 - ]
J DEL Rio ROAD
MMERCIAL AREA
SPECIFICPLAN LAND USE PLAN
III LAND USE PLAN
31 Land i III-1
31 1 General Commercial (GC) III-1
312 High Density Residential (HDR) III-1
313 Single Family Residential (SFR-X) III-2
32 Land Use Policies III-2
321 Major Tenant Project 1114
322 An nex Prof eN III-5
33 Circulation Policies III-6
331 Vehlole & Truck Access Policies III-6
332 Non-Vehicular & Public Transportation Access Policies-111 7
34 Public Facilities Policies 11113
341 Water Policies 11113
342 Wastewater & Sewer Policies 11113
343 Storm Drainage Policies 11114
A Major Tenant Project 11114
D_ AnnexProject 11114
344 Electricity Policies 11115
345 Natural Gas Policies 11115
346 Communications Policies 11115
35 Grading Policies 11116
36 Community Facilities Policies 11116
CRY OF ATASCAOERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
J DEL Rio ROAD
MMEll AREA
SPECIFICPLAN LAND USE PLAN
LAND USE PUN
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 3-1Del Rio Road Commercial Area Specific Plan Conceptual Land Use
Plan shows the location and arrangement of the land usedesignations 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, multifamily residential, and single family residential as shown In
Figure 31' Del Rio Road Commercial Area Specific Plan Land Use Plan
3.1.1 GENERAL COMMERCML GC)
The General Commercial (W) land use
category provides Commercial Retail (CR)
development opportunities for a wide range of commercial uses to accommodate retail and
service needs of the City and surrounding areas Approximately 32 acres of General
Commercial R uses have been includedCamino
R al the Specific Plan These uses are generally located
long Del rim Road and t f gene Real Foreseeable commerciale origin useswithinin the ng, but cial
not
III primarily march of retell and rood ph oriented uses bowamQ but not
area w service ori
personal
l general merchandise pores supermarket, pharmacy, restaurant, bookstore, florist,
(personal service, and office uses.
3.1.2 HIGH DENj RESIDENTIAL (RDR)
The High Density Residential (HDR) land use category provides for Residential Multiple Family
(RMF-20) 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 Atascaaero deemed complete the project applications for the development approvals
including an application for Vesting Tentative Parcel Map AT06-0073, and commenced
preparation of the Specific Plan EIR, the City of Atascaaero 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 RMF16Zoning District to RMF20 (minimum 20 units per acre)
Consistent with the recent update to the City of Atascaaero General Plan and Zoning
Ordinance, the proposed multiple family poNlon of the Major Tenant site Is zoned RMF-20-
However, the proposed multiple family portion of the Major Tenant site shall be limited to a
maximum of 16 units per acre, consistent with the project application and maximum density
analyzed In the Specific Plan EIR- Approximately 28 acres of High Density Residential uses
have been included In the Specific Plan Accordingly, a maximum of up to 44 dwelling units
would be permitted In this area This use Is located on the southeastern poNlon of the project
site, mainly abutting existing singlefamlly homes along Rio Rita Street and the proposed public
road.
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III t
J DEL Rio ROAD
MMERCIAL AREA
SPECIFICPLAN LAND USE PLAN
3.1.3 SINGLE FAMILY REsmENTIAL (SFR-X)
The Single Family Residential (SFRX) land use category provides for Residential Single Family
(RSF-X) development within the City urban services line with a maximum density of 2 units per
acre However, the Single Family Outparcel also falls within the existing Planned Development
Overlay 1, which permits density greater than the limits specified In the RSF-X zone
Specifically, Planned Development Overlay 1 allows residential uses In the RSF-X zone up to
maximum of 4 units per acre- Approximately 1 ] acres of single family residential uses have
been included In the Specific Plan area- Accordingly, e 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 Mandan Way
3.2 LAND USE POLICIES
The Del Rio Road Commercial Area Specific Plan developments are intended to function as two
retail centers providing community oriented uses with a community-wide market base- The
combined Major Tenant and Annex 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 retail uses and their respective
parking, as described In Table 31: Specific Plan Land Use Summary- The Specific Plan land
es will be developed substantially consistent with Table 31 and Figure 3-1- However,
developers i shall have no obligation m tlevelop the project or developthe full floor areamenslty
presented In Table 31-
TABLE 3-1: SPECIFIC PLAN LAND USE SUMMARY
LAND AREA FLOOR AREA I DENSITY
MAJOR TENANT PROJECT
MAJOR TENANT 19 ac 129,550s -R
COMMERCIAL OIRPARCEL 1a 5,000sq-fL
COMMERCIAL OIRPARCEL 1 ac 5,000 sq If
MULTIPLE FAMILY OIRPARCEL 2ao- 44du-
DEDICATIONS 22ao-
SUBTOTAL MAJOR TENANT 26ac 13 9,560 so ft (44 du.
ANNEXPRaECT
RETAIL "A" 1 4 ac 25,000 sq-R
RETAIL "B" 23 ac. 23,000 sq fl.
RETAIL "C" 19a 26,000s -R
RETAIL D" 1 4 ac 16,500 s -R
RETAIL "E" 1 1 ac 4,600 s -ftL
RETAIL "F" 0 Bao 3,900 s -R
RETAIL G" 04 ac 5,050 sq. fl.
RETAIL IT 17a 16,850s -R
SINGLE FAMILY OumARCEL 17ao- 6du-
DEDICATIONS 03 ao-
SUBTOTAL ANNEX 13 ac (gross) 12090osq-fL (6tl LL7
SPECIFIC PLAN
TOTAL 39 ac 260,460 s ft 50 du.
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
111 2
J DEL Rio ROAD
4MMERL
I:S AREA
SPECIFICPLAN LAND USE PLAN
ss-,� - - -
--
rccimnicnt
New
if
q - %tor Tenant
—g 5
�rrufiafi, It
4�
Dmm opnam I ! ��'L-p � npuNfM
- g
t
lotturc
c =�--1
p enrvc
- a Pmant / DNRoar
Commercial Area
Specific Plan
_�- p Land Use Concept
�Jiill 11
JACa
Figure 3-1: Del Rio Road Commercial Area Specific Plan Conceptual Land Use Plan �-
DRY OF ATASCAOERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
111 3
J DEL Rio ROAD
MMEll AREA
SPECRIC PLAN LAND USE PLAN
3.2.1 MAJOR TENANT PROJECT LAND USE POLICIES
The Major Tenant Project site consists of four parcels divided into the following land use and
zoning designations'
LAND USE ZONING
General Commercial GC Commercial Retail CR
HI di ensl Resltlentlel HDR Residential Multiple FamilRMF-26
The commercially designated/zoned parcels are located toward the west ofthe site, fronting EI
Camino Real and Del Rio Road The residentially designated/zoned parcel Is located on the
southeastern which of the project site, mainly abutting existing single family homes along Rio
Rita Street and the proposed public road The Major Tenant, with all appurtenant structures and
facilities, Is likely to bethefrst project developed within the Specific Plan
The following Major Tenant Project land use policies shall apply within the Del Rio Road
Commercial Area Specific Plan area
1) The Major Tenant store consists of an approximately 123,112 square foot store and a
6,448 square foot outdoor garden center and outdoor bagged goods storage area The
outdoor bagged goods storage area will function as a customer pick-up facility for pre-
paid bagged garden supplies such as potting soil mulch and manure It will not
and
accommodate
ttoa direct
cu sales, and will neve a striped pick-up area antl a tletlioafetl
ahentlajor assist customers with
sistof -
2J The Major Tenant Wore may cousin of the uses listed below- Specific Plan Section
4 1-1 General that such uses ere perminetl In (de CR Zone-
e- Groralmerchandise,
- concedes and beverages Oncwtlmg beer, wine and tllsfllletl spirits for ottslfe
consumption),
^Pharmacy, tlepaNmen mrweb based shopping,
d Pharmacy,
Poofolab,
f
f Portrait
lon, o,
Money center,i Arcade
gamesl incl
J- Ametle games including video arcade games,
k Movie rentals,
Melling and shipping services,
m- Gartlan center,
a AncillaryOutdoor
santl facilities,onsite consumption,
o- Outsales efacilei
p- area),Outside storage facilities (including a Vesd compactor and bele and pallet recycling
area),
Loading
q- Surface parking ,
s Space fperkingre retail tenant
- Space fore future retell
lee sable-for a fan outlet, bank
, medical clinic,visioncp studio, office uses, and/or hair and nail salon,
t, Other uses
aspermitted
in the
CRZone
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
111 -a
J DEL Rio ROAD
MMEll AREA
SPECIFIC PLAN LAND USE PLAN
3) The Major Tenant store may, among other things, carry pool chemicals, petroleum
products, pesticides, paint products and ammunition The sale of such Items would be
carried out In accordance with all applicable local, state and federal laws-
4) The Major Tenant store and Commercial Outparcels may operate on a 24 hour, 7 days a
week basis-
5) The Major Tenant Project will include a detention basin located within the Major Tenant
parcel and an approximately 596 space, landscaped surface parking lot with a perimeter
bloswale-
6) The Major Tenant Project has two 1-acre Commercial OWpamels that may each consist
of a building op to 5,666 square feet In size for retail, restaurant and/or office uses Any
restaurant may sell food and beverages (including beer, wine, and distilled spirits for on
site consumption)
]J The Major Tenant Project has one 28 acre Multiple Family Oull (RMF-26J
designated for development at a later date-
3.2.2 ANNEX PROJECT LAND USE POLICIES
The Annex 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 FamilResidential (SFR X) Residential Single FamilRSIFX
The following Annex Project land use policies shall apply within the Del Rio Road Commercial
Area Specific Plan area
1J The commercially designated/zoned parcels are generally located on the western and
southern portions of the site, fronting EI Camino Real and Del Rio Road- The
residentially designated/zoned parcel Is located on the northeastern Which of the
properly, mainly abu ling existing single family homes along Marlsol Way
2) Retail A, D, C, D, E, F, G and H will be developed with freestanding commercial and
retail uses- The Annex buildings collectively will include space for retail tenant uses
including, but not Ilmlted to'
- General merchandise,
b- Food and beverages including beer, wine and distilled spirits for on-site
(restaurant) and offsite consumption,
- Pharmacy with provisionsfor drlvethru prescription pick up,
d Restaurants
e- Financial institutions,
C Fastfood restaurants with drive than facilities and
g- Other uses as permitted In the CR Zone
3) The Annex Project has one 50 Prot tall freeway pylon sign It shall be located within
parcel 8 which has freeway frontage- Any tenant within the Specific Plan boundary shall
be permitted to display a sign
4) The Annex Project site designated approximately 1 ] acres of land as single family
of the
eL This area will be wslgnetetl as a es i nth Development Overlay n as pelt
of the 3peNfro Plan which allows residential uses In the RSF-% zone up to a maximum of
4 units per gross acre-
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
111 - s
J DEL Rio ROAD
MMEll AREA
SPECIFIC PLAN LAND USE PLAN
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 and
commercial drives as needed to serve individual development areasThesystem also includes
paths for non vehicular circulation to banned various subareas to each other and to the City of
Atascadero In general The proposed circulation network Is 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
The, bicycling and walking as convenient modes of transportation for commuting and shopping-
e circulation plan enhances connectivity with adjacent areas, where feasible to reduce traffc
Impacts on major streets
3.3.1 VEHICLE &TRACK ACCESS POLICIES
Vehicular access to the Specific Plan area Is provided by Del Rio Road, EI Camino Real, and
the proposed public road Conceptual vehicular and truck circulation plans are shown In Figure
32Major Tenant Project Vehicle & Truck Circulation Plan and Figure 3-3' Annex Project
Vehicle & Truck Circulation Plan
Access to the Major Tenant Project site Is provided by one driveway on Del Rio Road and one
driveway from the proposed public road near the south of the site that connects to EI Camino
Real The driveway access on Del Rio Road Is right left in and right left out The driveway
access on proposed public road Is rlghtleft in and rlghtleft out Additionally, a dedicated truck
service entrance Is provided by one drive way on Del Rio Road- Thetruck entrance will be used
primarily by service vehicles to gain access to the loading areas at the rear of the proposed
Major Tenant The driveway access to thetruck service entrance on Del Rio Road Is right lefFln
with atruck turn around area with aright/leff-0utexit
Access to the Annex Fran ad site will be provided by two driveways on Del Rio Road and one
driveway on each side of EI Camino Real The driveway access on both side of the project site
on EI Camino Real Is rig ht leftiin and right left out The first driveway access on Del Rio Road Is
right in and right out The second driveway access on Del Rio Road Is right/IefFln and rlght/Ieft
out.
Except as otherwise modified by mitigation measures required In the Specific Plan FIR 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
1J Street Improvements on Del Rio Road and EI Camino Real described below will be
constructed and financed by the Major Tenant Project and Annex Project facilitating
ss to the subject sites, and acting to maintain efficient and safe vehicular travel
access
along adjacent roadways-
2) EI Camino Real will be widened on the east side as needed (approximately 10 feet) for
the full length of the Major Tenant Project and Annex Project frontage- The east side will
have two north bound 12 foot travel lanes one left turn lane to access Mission Oaks and
Del Rio Road, one right turn lane onto Del Rio Road and the proposed public road, and
a Sfoot bike lane- The center median will be reconstructed as required to provide turn
lanes and access (See Figure 3-2)
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
111 - D
J DEL Rio ROAD
MMEll AREA
SPECIFIC PLAN LAND USE PLAN
3) The Del Rio Road pavement will be removed and reconstructed between EI Camino
Real and Obispo Road The new road will have two east bound travel lanes, one west
bound left turn lane, one west bound lane and one west bound right turn lane
-
Additionally, a Sfoot bike lane will be provided In each direction, along the project
frontage- A center median also will be provided In Del RioRoad (See Figure 32)
4) The existing traffic signal at EI Camino Real and Del Rio Road will be modified to
modate 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 pavementwidth east of the Rio Rita Road
The Intersection at Rlo Rlfa Roadwill be reconsfructedto conform tothelncreased 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 Major Tenants east
properlyllne
-
]) The applicant will to offer tothe CIN of Afascadero a ten foot grant of right of way along
Its easterly property line for public road purposes- The abufing property owners shall
have(he fight to grade within the fight of way-
8) A public road will be constructed In the southern porlloh of the Major Tenant Project,
which will Intersect EI Camino Real opposite the southerly enfranceto the Mission Oaks
Center This Intersection will be signalized, and the road will be designed to the City's
current collector standard as a two lane road The Major Tenant, Commercial
Oufpamels and the Multiple Family Oufpamel may take access off this road- This road
will be dedicated tothe City of Atascadero and accepted for maintenance purposes
To the extent the Vehlole 8 Truck Access Policies are Inconsistent with the mitigation measures
required In the Specific Plan EIR and/or conditions of approval required by the Clty, the
mitigation m and/or conditions of approval shall apply- The proposed physical
conngorafions of srlght of-ways will allow for safe and emcienf(ravel to and from the site
3.3.2 NON-VEHICULAR BPHBLICTRANSPORTATIONACCESS POLICIES
The Specific Plan encourages n motorized travel by creating travel routes that ensure
destinations may be reached conveniently by public transportation, bicycling or walking The
conceptual non-vehicular and public transportation circulation plan, as shown In Figure 34'
Major Tenant Project Pedestrian, Bike 8 Public Transportation Circulation Plan and Figure 35'
Annex Project Pedestrian, Bike 8 Public Transportation Circulation Plan, Is 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 Major Tenant Project and Annex 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
1J A turn out shall be provided on EI Camino Real In front of the Major Tenant Project site
in order to accommodate the proposed bus stop-
CRY OF ATASCAOERO DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN
111 - ]
J DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN LAND USE PLAN
2) The Specific Plan provides pedestrian access and ADA accessible pathways via public
sidewalks on Del Rio Road, EI Camino Real and the new public road, and also by
prlvatewaikways and delineated pathsto each building within the Specific Plan area-
3) The Specific Plan ensures that ADA accessible elements will be In compliance with
accessibility requirements
4) The Specific Plan permits public transportation throughoutthe Specific Plan area
5) The Specific Plan provides secure bicycle parking near building entrances
6) The Specific Plan provides a Sfootbike lane In each direction, along the Major Tenant
Project and Annex Project frontage on EI Camino Real and Del Rio Road
CRY OF ATASCAOERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
111 6
DEL Rio ROAD
MMERCIAL AREA
SPECIFICPLAN LAND USE PLAN
' RIDaFAW"MD i _ ' I
r�elix WOR
1BMVr
MI
\M3 . . kV1,A911o-mm
A
1I / b ♦4
III �
I MAIDft TENANT I ••�•� '�
it
ICK--rte %
MejorTmant
Chl FRI
- � vLMDEa�Mlxorau
1 , 1
Figure 3-2Major Tenant Project Vehicle B Truck Circulation Plan M?L•?y���.,
CRY OF ATASCAOERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III -9
DEL Rio ROAD
MMERCIAL AREA
SPECIFICPLAN LAND USE PLAN
v .0
o
I
T Li
�� Vim" •° � L
NKK E �rr /
Flgure3-3Annex Project Vehicle B Truck Circulation Plan ----
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III4D
DEL Rio ROAD
MMERCIAL AREA
SPECIFICPLAN LAND USE PLAN
Rn MrAroeD I 1 1
LE MANOR
I amm them
� I ami
KIMOR IENi I.� •p• .®.e.m
I
. . I
�I N 01011t. 1110 it n u
xx
it
HILD
I I I
„I
I I I f1 Il
PeEeatriaq Bicycle i PM MICTraneporlaGon
Cirtulatlon Plan
_
Am Qt
¢ruxlxo MENT
u
M
My —
Flours 34 Meor Tenant Protect Pedestrians. Covole & Public Transootlailon Circulation Plan
CRY OF ATASCAOERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 11
DEL Rio ROAD
MMERCIAL AREA
SPECIFICPLAN LAND USE PLAN
"0
IN
LOONO
EEE
s /
Oti � ' � � ' .✓v �� err � AnYv' � � � � � �
\ , T
B
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P IN �E
Figure 3-5Annex Project Pedestrians, Bicycle & Publlo Transportation Circulation Plan
CRY OF ATASCAOERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
Ill 12
J DEL Rio ROAD
MMERCIAL AREA
SPECRIC PLAN LAND USE PLAN
3.4 PUBLIC FACRmES POLICIES
The following section describes the backbone Infrastructure systems that will be installed and
financed by the Major Tenant Project and Annex Project that Is required to serve the
development of the Del Rio Road Commercial Area Specific Plan The conceptual utility plan
for the Del Rio Road Commercial Area Specific Plan Is illustrated In Exhibits 8 8 9-
The following public facilities policies shall apply within the Del Rio Road Commercial Area
Specific Plan area
1J 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 Imes of such properit be installed underground Associated equipment and
appurtenances such as surface mounted transformers pedestal mounted terminal
boxes meters, and service cabinets may be placed m oveground 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 w ides shall apply within the Del Rio Road Commercial Area Specific Plan
area The Major Tenant Project will be served by a new eight inch water main In the proposed
public road which connects to the existing water main In EI Camino Real,
2) The Annex Project will be served by connections to the existing water main In IS Camino
Real and/or the existing water main In Del Rio Road
3) All water Infrastructure plans will be approved the Atascadero Mutual Water Company
prior to development
4) All backflow preventers will be located In landscaped areas
3.4.2 WASTEWATER B SEWER POLICIES
The project wastewater will be conveyed by existing sanitary sewer main Imes to the existing
CIN of Atasaaaero wastewater treatment plant The existing sewer main Imes convey effluent to
the City's existing treatment plant located on Gaboury Road
The following wastewater and sewer policies shall apply within the Del Rio Road Commercial
Area Specific Plan area
1J The Major Tenant Project will connect to the existing sewer main In IS Camino Real by
w eight inch water main In the proposed public road
2) The Annex Project will connect to the existing sewer main In IS Camino Real and/or the
existing sewer main In Del Rio Road
CRY OF ATASCAUERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
111 - 13
J DEL Rio ROAD
MMERCIAL AREA
SPECIFICPLAN LAND USE PLAN
3.4.3 STORM DRAINAGE POLICIES
The Specific Plan area will discharge its stormwater run off In accordance with the City Storm
Water Management Plan Stormwater will flow Into the City's storm drain oolleoflon 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 Speoltio
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 Podded (BMPs) will be implemented for
Polson
control In accordance with an approved erosion control plan and a Storm Water
Pollution Prevention Plan (SWEEP)
3) During operations all activitiesThis
shall comply withera the City of Afasoatled in Storm Water
Mitigation Plan (SWMP) TMs and
titles materials
operational BMPS Itlenflfletl In d t SV✓MP
awdmg wants management antl materiels control source control and treatment
controls mumu fns conveyance ofpo Project
P-
4J The Major Tenant Project and Annex and
fow will safely convey storm runoff to public
sable
facilities Historical drainage patterns and nows will be maintained tothe PwPntfeasmlP-
A. MAJOR TENANT PROJECT
1) The following drainage Improvements are proposed as part ofthe Specific Plan'
a- The detention basin will be sized to reduce costdevelopmentsite peak flows
-
Releaserates from the 50 year design storm will replicate release rates from Iraq
year undeveloped design storm (pursuant to City standards) Flows will be
released to the Clty'S existing storm drainage system and flow to an existing
Ivert, which crosses under Highway 101 to the east The Major Tenant Project
shall demonstrate that flows from the 100yearstorm event will not damage
downstream propeNlesln accordancewith City Engineering Standards
b- Major Tenant Project proposes minimal underground piping of stormwater runoff,
and will Incorporate LID principles for stormwater design
- Runoff from the parking lofwlll flowtovegetated areason the west and north sides
of the site for pre-treatment and filtration
d Parking lot runoff will flow from the bloswaie to a shallow vegetated detention
basin for additional do treatment and solids senting prior to release to the City
storm drain system- Roof drain water will be piped to the stormwater basin
B. ANNEXPROUecT
1) Thefollowing drainage Improvements are proposed as parl the Specific Plan'
a- A series of blo-swaies ere proposed atthe downstream end ofthe parking lots for
the purpose of Improving runoff wafer qua ufy-
b- A nefworkof detention basins and storm dram pipes will convey surface runoff from
the site to a final detention basin located near the west edge of the property,
adjacenttoU S Highway 101-
n The proposed detention system will release water Into the existing drainage Swale and
onto the adjacent property to the south, as runoff has historically fowed-
d The detention basin will be sized to reduce costdevelopmentpeak flows Release
rates from the 50 year design storm will replicate release rates from the 2-year
undeveloped design storm (pursuant to CIN standards)- Additionally, offsite drainage
Croy OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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SPECRIC PLAN LAND USE PLAN
conveyed onto the Annex Project site will be conveyed through the project drainage
system and ultimately be passed though that system without further detention or
attenuation
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
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'
1J Both the Major Tenant Project and Annex Project will construct 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) Exhibits 8 & 9 identify the locations of the proposed electricity lines to serve the
respective Major Tenant Project and Annex Project developments In the Specific Plan
area
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 Imes_
The following natural gas wives shall applywlihln the Del Rio Road Commercial Area Specific
Plan area
1) Service ofgas tothe Specific Plan area will bean accordance with The Gas Company
w id es and PUC regulations
2) Exhibits 8 & 9 identify the locations of the proposed natural gas Imes to serve the
respective Major Tenant Project and Annex Project developments In the Specific Plan
area
3.4.6 COMMUNICATIONS POLICIES
Del Rio Road Commercial Area Specific Plan area is provided lantlllne telephone and
communication s services by AT&T and areae nor will
by Charter Cable_ No new facilities are
necessaryio serve the r Specific Plan area, ransmi the linesprojects within the Specific Plan area
raqu ra iha construction or extension of naw Ve nsmsson lines
The following communication policies shall apply within the Del Rio Road Commercial Area
Specific Plan area
1) Both the Major Tenant Project and Annex Project will construct on-site utility Imes to
meet AT&T and Charter Cable requirements and PUC regulations
2) Exhibits 8 & 9 identify the locations of the proposed communication facilities that serve
the respective Major Tenant Project and Annex Project developments In the Specific
Plan area
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3.5 GRADING PIAN POLICIES
The Major Tenant parcel, M0 Commercial Outparcels and the Annex Shopping Center parcels
site will be cleared, graded, and otherwise prepared for construction The Major Tenant Project
concept grading plan indicates that approximately 75,000 cubic yards (CV) of earth will be
moved Internally and approximately 50,000 CV will be transported to the Annex Project site In
addition, approximately 205,000 CV of dirt Is expected to be exported from the Major Tenant
Project site to a suitable receiver site
The following grading policies shall apply within the Del Rio Road Commercial Area Specific
Plan area'
1J All grading shall comply with the current edition of the Uniform Building Code, and the
Clry of Atasoatlero Community Development and PublicWorks Departments standards
2) Grading shall begenerally consistent with the concepts are shown In Exhibits 11 & 12
3) The tial site grading plan shall be approved by the Community Development
Department prior to commencing any construction
4) Any residual debris resulting from site clearing and preparation will be disposed
of/recycled In accomancewlih Clry requirements_
5) The Major Tenant Project and the Annex Project do not propose to grade their
respective residential outpamels atthis time_ Future grading for the residential parcels
will omply with Clry requirements as determined at the time an application for a specific
project Is submitted to the Clry_
3.6 COMMUNIW FACILITIES POLICIES
Community services and facilities including fire protection, police protection US mail, andsolid
waste disposal are summarized below_ Amore detailed discussion of facilities and services is
presented In the Specific Plan EIR oertlfled for the project
FIRE PROTECTION
The Clry of Atasoatlero 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_
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 Atasoatlero Fire Department shall review and approve all water Improvement
plans and Fire Department Connections (FDC s) prior to Installation
3) All structures shall include automatic sprinkler systems and alarm systems as required
by the latest applicable codes
4) All driveways and perimeter drives aisles will be have signage that states "Fire Lanes —
No Parking
POLICE PROTECTION
The Del Rio Road Commercial Area Specific Plan Is served by the Clry of Atasoatlero Police
Department ("APD") APD operates In cooperation with the surrounding law enforcement
agencies under the "State Mutual Aid Pad The departments headquarters is located at 5505
EI Camino Real approximately Iwo miles from the site Police protection needs are analyzed In
the Specific Plan EIR_
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US MAIL
Mall service Is provided by the United States Postal Service (USPS) The USPS will be
consulted regarding the location of the mall depositories which shall be installed per USPS
recommendations_
SOLID WASTE & RECYCLING STORAGE
Solid waste Is activated by the Atasoatlero Waste Alternatives, Inc, a private company under
contract with the City of Atasoatlero_ Solid Waste Service Is provided to the Del Rio Road
Commercial Area Specific Plan area by Atasoatlero Waste Alternatives, Inc Solid waste will be
disposed ofatthe Chicago Grade Landfill located at 2290 Homestead Road, Templeton, CA
93465.
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]V DEVELOPMENT STANDARDS
41 Commercial Retail (CR) Development Standards IV
41.1 Permitted Uses IV
412 Property Development Standards IV2
42 Residential Multiple Family (RMF-20) Development Standards IV2
421 Permitted Uses IV3
422 Property Development Standards IV3
43 Residential Single Family (RSF-X) Development Standards IV3
43.1 Permitted Uses IV3
432 Property Development Standards IV3
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DEVELOPMENT STANDARDS
This chapter establishes ponies 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 conflich the development standards of the Specific Plan
shall prevail
4.1 COMMERCIAL RETAIL (CRS 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 and personal services 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
Permitted Uses in the CR zone shall be those uses listed under Title 9, Section 3222 of the
Atascadero Municipal Code (CRCommercial Retail Zone), and those uses listed below'
1) Outdoorgarden center
2) Drive-through pharmacy
3) Photo studio and finishing center
4) Photo lab
5) Arcade
6) Money Center
]J Sidewalk sales on patios immediately adjacent to commercial buildings ('on
8) Sales within parking areas ( Off-curb")
9) Fast food restaurant with drive through facilities, take out, delivery_ However, drive-
through facilities shall adhere to the following standards'
Drive-upwindows and remote tellers shall provide adequate space for the stacking of
vehicles ase sured from the service window or unit to the entry point Into the
drive-uplane
b_ Pedestrian pathways shall be maintained In such a manner to allow the safe and
convenient passage of persons across drive aisles
Pedestrian pathways shall be clearly marked with paint and/or enhanced paving
materials and designated with adequate and appropriate signage_ Pedestrian
pathways adjacent to drive aisles shall be separated by a raised curb, planter, berm,
brother device to ensure a safe and adequate separation between pedestrians and
motor vehicles
d Order board speakers shall be installed and maintained In a manner that diminishes
and/or directs noise away from adjacent uses and public rights of way
10) Uses that are not listed as permitted may be approved subject to a determination of
Substantial Conformance as provided In Section 610
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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 41: Commercial Retail (CR)
Development Standards
TABLE 4-1: COMMERCIAL RETAIL(CR) DEVELOPMENT STANDARDS
BUILDING SITE
Parcel Size: No minimum parcel size
Lot Width No minimum lot width
Lot Depth No minimum lot depth
Lot Coverage: Nome subject to required building
setbacks perking, and landscape requirements_
MAYIMUM BUILDING HEIGHT
Occupied Building Area: 35 feet
Non Occupied Building Area: 45 feet
(Architectural Features)
MINIMUM BUILDING SETBACKS
Front Yard None
Side Vard None
Rear Yard None
AID cent to Residential zoned Property 30 Feet
Ford, . pricing hcotanaum maeawaa nom the nnnanaa part amatomotop of
fauna
» "
awa
alN mof aaaw mno
hcot a la Not or do,outdo the oponnod pricing par that zda to the�iaaal
Non
Mnt
MilocaPPlrla pU'oia mono m.
eankordroad coupon ouingam
tan 4 Not ad aprrOVad py the nMOaw
4.2 RESIDENTIAL MULTIFAMILY(RMF-40) DEVELOPMENT STANDARDS
These development standards Implement the Residential Multifamily (RMF20) zoning
designation The RMF20zoning designation allows for the development of high density
residential uses at a minimum of 20 units per acre The Residential Multiple Family Outparcel
within the Del Rio Road Commercial Area Specific Plan shall be consistent with the City of
Atascadero Municipal Code and standards In effect at the time the application for Vesting
Tentative Parcel Map AT09-0073 was deemed complete on November 5, 2010_ 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 Densly 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
CRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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the RMF16Zoning District to RMF20 (minimum 26 units per acre) Therefore, the proposed
multiple family portion of the Major Tenant site shall be limited to a maximum of 16 units per
consistent with the project application and maximum density analyzed In the Specific Plan
EIR The Residential Multiple Family Oupamel will applyfor a Conditional Use Permit approval
as a subsequent project pursuant to section 67 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, Article 6, Sections 9 .172 and 43173 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 3, Article 6, Sections 43174 through 43176; and Chapter 4, Sections
44 161 through 9-4 164_
4.3 RESIDENTIAL SINGLE FAMILY (RSF-X) DEVELOPMENT STANDARDSI
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 Oupamel also falls within the existing Planned Development
Overlay 17, which permits density greater than the limbs specified In the RSF-X zone
Specifically, Planned Development Overlay 17 allows residential uses In the RSF-X zone up to
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
The Single Family Oupamel 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 Oupamel will apply for subdivision mapping
and permits as a subsequent project pursuant to section 67 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
4.3.1 PERMITTED USES
Permitted Uses shall comply with Title 9, Article 4, Sections 93 152 and 43153 of the
Atascadero Municipal Code_
4.3.2 PROPERTY DEVELOPMENT STANDARDS
Property Development Standards shall comply with the following City of Atascadero Municipal
Codes' Title 9, Chapter 3, ANlole 4, Section 4315; Chapter 3, ANlole 26, Section 43662; and
Chapter; Sections 44161 through 9-4164_
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V DESIGN GUIDELINES
51 Commercial Retail (CR) Design Guidelines V-1
51 1 General Design Concepts V-1
512 Landscaping v 1
51 3 Parking 8 Parkin Lot V-15
51 4 Lighting V-15
515 Signage V-15
516 Fencing B Screening v 1
517 On Site Circulation V-17
518 Loading V-17
519 Outdoor Storage -V 18
52 Residential Multiple Family (RMF-20) Design Guidelines v 1
53 Residential Single Family (RSF-X) Design Guidelines v 1
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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
Atascatlero staff and decision making authorities with criteria to evaluate future development
proposals_ To the extent the design guidelines of the Specific Plan and the Atascatlero
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 farm In this section will ensure
that future development within the Specific Plan area Is consistent
Development of the Major Tenant and the Annex Shopping Center pursuant to the project
approvals described In Section 15 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 Gutperoel uses to ensure consistency with the
Design Guidelines of the ftpeolpo Plan shell occur during the Plot Plan Review approval process
pursuant to Section 6 7 of the Specific Plea
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 Major Tenant Project and Annex Project 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 overtime and correspond with changing conditions In lifestyles the market
place and economic conditions_
The following design guidelines are intended to facilitate design Integrity between the variety of
uswithin the Del Rio Road Commercial Area Specific Plan area
1 Js Placement of buildings should consider the existing context of the commercial area, the
location of adjacent lana uses, and the location of major traffi c 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 will accommodate large scale retail operations
Developers may Incorporate 'prototype' architectural standards In the design and
development of structures If they are consistent with the architectural quality and
erecter of Specific Plea Buildings may Incorporate simple rectangular forms which
mof ay be broken up by creating horizontal emphasis through the use other reveals, Velours,
landscaping,desigd elm, s consistent
eaves cornices complimentary colors or other architectural
and design devices conslMent wuh the architectural exhibits
CITY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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4) Figures 5l through 55 illustratethe conceptual exterior elevatlonsfor the Major Tenant
and Annex development within the Specific Plan area Buildings proposed on the two
Commercial Outparcels of the Major Tenant Project site should have an architectural
design compatiblewith these figures
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 mod, clapboard, or shingles should be
voided Large areas of intense white or dark colors should be avoided Subdued
cors should be used as dominantoverall colors Bright colors should only be used for
trim and/or specialized uses (store identification, etc_)
T) Building materials should be selected and detailed for compatibility throughoutthe site
Buildings should Incorporate a mix of atleast two of the prevalent materials including
block split faced block blockveneer, masonry veneer, stucco, ortile_ These materials
should be used In traditional combinations that yield an Impression of permanence as
well as respect for the surrounding environment, Please refer also to Figure 52Major
Tenant Conceptual Color and Materials and Figure ST Annex Project Conceptual Color
and Materials
8) The use of complementary earth tones should be applied to building facades_ The use
of a neutral calor palette and stone and/or the accents that should be repeated on
multiple structuresto unify the Specific Plan area
9) All buildings should Incorporate thematic benches trash receptacles bollards and bike
racks.
ic) 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 publlcview_
a_ All roof mounted heating and cooling equipment shall be screened from view by a
parapetorother structural feature and designed to match thetotal structure_
b_ All groundmounted 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 harming_
12) Well mounted Items such as roof ladders and electrical panels shall not be located
adjacentto public rights of unless secured to prevent public access Service areas
(areas for loading/unloading, unpacking affords, 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
13) All new gas, telephone lines and electrical llnesof 12 kVor less within the Specific Plan
area shall be placed underground
14) All development within the Specific Plan area shall comply with all applicable building
codes and the requirements of the City, County, State and other responsible agencies
CRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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MRCC
oar o1 �� - - �OL �. , _
PV
T
ry N .
I =
i
ryPI.
I
I � •
wc� vian... I 0 w.w m m � 3�• '�
Figure 51Major Tenant Conceptual Elevations
CRY OF ATASCAOERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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G'
... KNIMITUT TWEET
"gym ,. w
U.
MUM`
EUTM
UE
�......� .....�...
L A
MEN
TRESPA MATRON DARK NEVIML TRESRIMETEON SHERMINWUUAMS SHEMNM
NIMLLIMI6 SHENNWILLVMS REGIONALMOTERUL
'DARKBROWN 'CENTER -SWRVBEB ROW HOOSE TAN' 'SWMl03 ROOKNOOD CLAY MSWMK4Q COBBLE BROWN' ROIDNW BLOND BRICK TILE
Figure 52 Major Tenant Conceptual Color & Materiels
CRY OF ATASCADERD DEL RID ROAD COMMERCIAL AREA SPECIFIC PLAN
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oar...
7
fir
xoANNEX
re.. - - '—. ;_._
yw
tedL
I �
W,. BUILDINGA
xO H `ar BUILDING B
Figure 53Annex ProJRM Conceptual Elevations of Buildings A & B
DRY OF ATASCAOERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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4pw ml
1R1�Lr�
on-Von a
t7;
ANNEX
MST
+fin
BUILDING
MIND" PRIMMIUMM
..cwvxoon
Mail-
1,1H" r� BUILDINGD
Figure 54Annex Project Conceptual Elevations of Buildings C & D
CRY OF ATASCAOERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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ml I
ANNEX
Sir
�-
BUILDING E
i*A
.. "I. Linrni „ref
r�
y
NWH
Fix 11
B in
PUT BUILDING F
Figure SS Annex Project Conceptual Elevations of Buildings E & F
CRY OF ATASCAOERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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Fm
n aANNEX
^ BUILDING
— _ - — —
�WH mm
BUILDING H
Figure 56Annex Project Conceptual Elevations of Buildings G & H
CRY OF ATASCAOERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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�J
ANNEX
.A
wf�k
COLOR/ MATERIAL LEGEND
1. US.TILE "PALEMERO" S CLAY ROOF
9 Y. US.TILE "LMDERA' S CLAY ROOF
® S. CULTURED STONE COUNTRY LEOGSTONE CARAMEL 20007
2
d. CULTURED STONE COUNTRY LEDGESiONE"CHARDONNAY" 4CN6
S. BARN ELECTRIC 12"DEEP BOWL SHADE A HL4SGOOSENECK
6. BARN ELECTRIC X CO SV CHESHADE L. HL-0 GOOSENECK
]. LA HABRA "CLAY" XdlU
S. LA HABRA TALLBROOK" X aci
9. IA HABRA SANDSTONE X-06
1DIAHABRA "PAOIFICKNI'l XA]
11. LA-HABRA "SIERRA TAN " X A0
12. MERLEX "TERRECOTTA" Pd99
11 OLYMPIC VAIN "DARK OAK"
14. SUNSHINE AWNING COMPANY JET BLACK" 608
Figure S] Annex Projecit Conceptual Color & Materials
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5.1.4 LANDSCAPING
The environment envisioned for Del Rio Road Commercial Area Specific Plan site will be
ed, i eI
established,positive m Targe span byrs lantls to Ovide aL al, pleasant o io r tleslgnetl iG
La dsca isvisual (emotes and structure
provide a coal, pleasant overall environment
Conceptual
Is Landscape
cap Plans to aloe a within
antl ecific to the overall project mTbe
Conces 558 through
5p1 Plans for the area w11Mn ibe sign a Plan sboundaries
are papula available the
Figures5L8dbro m SID- Abe following Ran area design guidelines are applicable within the
Del Rio Road Commercial Area SpecificRan pare'
1) Final cape and Ing Plans will be prepared consistent105) awith the Cillsubmitted
Wafer approval
Landscape and Irrigation Cotle (AMC &8101-ID5J and shall be submlRetl for approval
by the Community Development construction
2) Landscape and Landscape
ape irrigation conssuNlon plans should substantially conform to the
Germaneel automatic
Plea
3) Permanent eWomeRc
irrigation systems-
s (including low Dow systems) compliant with the
Aoro Municipal Code should be provided in ell landscapedareas
4) Lowflowirrigation ms are highly recommended within the Specific area
Sprinkler heads located immediately etlJecend to perking areas should be oftba "pp-up"
variety
ietylof risers
5) The irrigation systemshould designed to avoid oversprey onto structures, streets,
sidewalks, wwalls and fences
6) The useof turf areas shall -
be reduced to e minimum Turf should only be used when
(bare isis functional
dscappurpose
-
7J basin upon the adaptability
areas, glands should be selected t antl topographical
appropriatelyndoneof
based upon in
accordance
with the
Almaflgro Mloalq and foe Drought
resistant and
thenative
see and In areen wur dbe Adescetlero Municipal Code DrougbFreslMend antl
randsplpin species should
maintained
tl-
8J landscape
aLandscapingscpeit sboultl c mas soon a In ra acceptable manner with tleetl and destroyed
an Planters
s Items replan in sae soon sae eaarnmal-
1 Blinders shall not tlaaln into parking areas so rive entries, a mud orodbea residue
edes
10J walldingkways,
setb, orappr thatapproved
a not used for drive entries, parking, loading,areas
within walkways, oa epprovetl the site
uses should be landscaped a All in to areas roved
ldevelopedandscape ppNlons of the side sboultl be lentlspepetl according do an approved
landscape landscaping
plan.
11) customer
ustom rpicka p required to atend do dbe ppNlons of buildings where loading tloprs and
phe parking
lot
areas are located
12) The parklna provide
od lantlsoeping should Irian ex canopy tares to utthe urban bead island
eancts dsand
galongapleasant estretpuntagelanf El Caminperienceo
Real,b el Rio parking
areas
13) Lanpublic aping along the plaeedfro with
of ElInation Real, Del rub Roatl, and the new
public road should perceptible ipat a athat cr ate of sees, shrubsl antl grounhythm aover
long
thes er a a ylearlys con entwitheap dbad creates a sense of spate or rhythm along
these roadways sha consistent be
ante the approved Landscape Plan
14) tStreetesting shall omen pboetl along Rio Rlde Road In order to protect the vlewsbetl of
the existing tlewithin req above Rio Ritacap Rod d
dare
15) All sees used within required less specific
crease mens lis perking areas, shall have a
minimum size of 2tm box unless speplDp egreemend 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-loMe (1-6) gallons and shall be dispersed evenly throughout the
landscaped areas
1]) All Veeswlihln the Specific Plan area shall be staked or provided with guywlres-
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
ems
19) The planting of hedge shrubs and/or vines along exterior structures and screen walls is
2e) Laencouraged to deter potential gramti
ndscaped areas should be delineated with a finch high and finch 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 3lnch 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
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Figure 58Major Tenant Conceptual Landscape Plan
CRY OF ATASCAOERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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J DEL Rio ROAD
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PEIFIC PLAN DESIGN GUIDELINES
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nvmeLsaxLraxruc Flgure59Major Tenant Conceptual Landscape Pelene
CRY OF ATASCAOERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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SPECIFIC PLAN DESIGN GUIDELINES
PLANT PALETTE
—r e
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p \ c[. RIO ROAD
Figure 510Annex Shopping Center Conceptual Landscape Plan
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5.1.3 PARKING& PARKING LOT
Al parking and parking lois within the Specific Plan area shall comply with Title 9, Sections
4 114 through 4 119 of(he Atoscadero Municipal Code and the following parking and parking lot
standards listed below'
1) Parking spaces should be oriented to ensure visiblllryof pedestrians, bicyclists and other
motorists while entering, leaving or circulating within a parking area
2) The Installation of parking (achilles shall occur concurrently with the development of
Intllvltlual parcels and shall be designed for Interconnecting accesstofumre subsequent
development
3) Individual parcels are permitted to share parking feids
4) Parking areas shall have lighting capable of providing adequate Illumination for safety
and security_ Such lighting shall be Indirect, Forded, and arranged to refect 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
perimeterwalls_
]J 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
complleswith all other applicable landscaping requirements
9) Parking areas thatface IS Camino Real, and are at leastfve (5) feet abovethe adjacent
roadway, shall not be required to be screened with a landscaped berm_ Parking areas
that face EI Camino Real, and are less than fve (5) feet above the adjacent roadway,
shall be screened with a landscape berm e minimum of thirty (36) Inches In height
unlessthe 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 13 of the
Atoscadero Municipal Code and the following lighting standards listed below
1) lighting sources in parking lots may be uptothhty (30) feet In height,
27 Lighting sources shall be full cur off typeflxtures that are shielded, diffused, or Indirect In
orderto avoid glare to pedestrians, motorists, and surrounding residential areas
37 Lighting fixtures shall be selected and located to confneme area of Illumination towlihln
the site boundaries consistentwlih the approved photometric pians_
4 To minimize me total number of freestanding light standards, full cot oto type wall
mounted lighting fixtures should be utilized where feasible and consistent wird building
architecture
5.1.5 SIGNAGE
Signage and graphics are an Important element within the Del Rio Road Commercial Area
Specific Plan The Intent both the Major Tenant Sign Program and Annex Sign Program,
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(collectively referred to as "Sign Programs'), Isco provide commercial tenants maximum sign
exposure Ine manner that will complement the overall Image of the combined projects_ The
prove Tenants Sign Program Is provided In Exhibit 12 The Annex Projects Sign Program Is
provided In Exhibit 13_
All signage shall comply with the approved Sign Programs In this Specific Plan and Title 9,
Section 15 001 through 15 013 of the Atascatlero Municipal Code_ The following additional
signage standards shall also applywlihln the Specific Plan area
1) All Signage shall be compatibiewlih the Major Tenant Project and Annex Project approved
Sign Programs
2) Monument signs should be incorporated Into landscaped areas to minimize visual mass
3) All ground mounted signs shall be set back from the ultimate curb face and positioned so
as notto create a hazard for either pedestrian orvehicular traffic
4) One freeNantling freeway oriented sign shall be located on the Annex Project site, and
shall be availablefor use to any business within the Specific Plan boundary_
5) 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
6) Each tenant shall be responsible for providing their own building signs Each tenant is
responsibiefor obtaining all required sign and building permits from the Clry_ Each tenant
shall be responsible for all fees required
7) Tenant wall signs shall be limited to Internally illuminated signs with individual channel
letters a plexiglass face, and sheet metal returns and trim caps Logos and corporate
slogans need not consist of individual letters
8) Any requested deviation from the approved sign program shall require the approval of the
Community Development Director or designee_ Tenants shall be responsible for
compliance with this program and all Clry codes and requirements
9) Additional signage may be requested by the Commercial OWpamels and future residential
uses at the time specific development projects are proposed This additional signage,
which Is not represented In the approved sign programs, shall generally be consistent with
the signage standards of the Specific Plan, and shall comply with the City Sign
Ordinance pursuant to Atascadero Municipal Code section 9 15 001=013_
107 Additional sign area allowance or unique signage elements not otherwise permitted by the
approved Sign Programs In this Specific Plan or by the City Sign Ordinance, may be
processed as an Administrative Use Permit pursuant to Section 6 7Application
Processing_
5.1.6 FENCING B 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, loading and storage areas, refuse
receptacles, and utility structures_
3) Well 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_
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6) A decorative three-rail fence shall be provided along the southwest sideof Rio Rita Road
to protect against accidental pedestrian access to the top of the slope east ofthe Major
Tenant.
5.1.7 ON-SRE CIRCULATION
The on site circulation standards within the Del Rio Road Commercial Area Specific Plan will
ensure the eMlolent 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 emclent 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 are permitted 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 Intllvltlual
developments, and the project site
5) The design and location of vehicular entries (curb outs) for Intllvltlual 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
Vamc signal standards and landscaping
6) Individual buildings and parcels need not have direct access to a public street however,
sufficient easements and/or reciprocal access agreements shall be recorded to ensure
that adequate Ingress and agreed is available to each lot and building within the Specific
Plan area
]) 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
ic) Service truck access routes should be designed to limit Interaction with visitor and
pedestrian Vame
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 permuted
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
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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
visible to the public and should be of a compatible material with adjacent
buildings, and shall beof sufficient helghtto provide atlegoatevlsoal screening
5.1.9 OUTDOOR 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 n at least three sides by a solid wall which Is not less than 6 feet in height
The fourth side may consist ofa solltl metal gate painted to match or coortlinateweththe
adjacent building (slaffetl 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
ofgootl repair and appearance_
7) Adequate shopping cart storage should be provided as shown In the Conceptual Site
Plan.
8) No permanent storageof material is allowed on theoWsitleof 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-20) DESIGN GUIDELINES
The Residential Multiple Family (RMF20) parcel within the Del Rio Road Commercial Area
Specific Plan shall be consistent with the City of Atascatlero 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_ Design review for the Multifamily Outparcel use to ensure
Con
nal
nsPerm lit with the Design Guidelines of the ion 6 7o Plan shall odour n Th the project
will be
Use Permit approval process pursuant Section 6 7 ofthe Specific multi Plea The protect well be
consistent with the City of Ate soetl aro Municipal Codes multifamily residential design
stantlartls.
5.3 RESIDENTIAL SINGLE FAMILY (RSF-X) DESIGN GUIDELINES
The Residential Single Family (RSF-X) remainder parcel within the Del Rio Road Commercial
Area Specific Plan shall be consistent with the City of Atascatlero's Municipal Code and
Standards Design review for the Single Family Gutperoel 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 Atascatlero Municipal
Cotle for further design guidelines
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VI IMPLEMENTATION AND ADMINISTRATION
61 Interpretation VI-1
62 Definition of Terms VI-1
63 Enforcement VI-1
64 Severability VI-1
65 Implementation of Development Standards VI-2
66 Implementation of Design Guidelines VI-2
67 Application Processing VI-2
68 Financing B Phasing of Development VI-3
681 Major Tenant Project VI-3
682 AnnexProject V14
69 Maintenance VI
691 City Maintenance Responsibility VI
692 011ier Agency Maintenance Responsibility VI-5
693 Private Maintenance VI-5
610 Substantial Conformance VI-5
6161 Procedure VI-6
A. Application VI-6
B_ Hearing VI-6
C Action by Reviewing Authority VI-6
68 Specific Plan Amendments VI-6
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IMPLEMENTATION AND ADMINISTRATION
The City of Atasoatlero adopted this Specific Plan following ceNlDoatlbn by the City of the
Specific Plan EIR and concurrent with the Issuance of certain additional development approvals
described In Section 15 of this Specific Plan This Specific Plan serves as an Implementation
tool for the Cias General Plan, and establishes the overlay zone for the combinad Major
Tenant Project and Annex Project sites- Following adoption of the Specific Plan and the
development approvals described In Section 15, development within the Specific Plan area
shall proceed pursuantto Section 6 hof 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 developmentof the community, and to promote high
standards of site design These revision and amendment procedures also provide for
adaptation i pepeAel or supplementary development standards that may be adopted from time
ib time ib 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, brother agreement between parties
-
Interpretations ofthe provisions ofthls Specific Plan are subjectto subsections (a) through (c) of
Section 9 1 109 of the Atasoatlero Municipal Code, except that Interpretation of allowable uses
not listed In Chapter 4 of this Specific Plan are subject to a substantial conformance
determination pursuant to Section 610 of this Specific Plan
6.4 DERNRION OF TERMS
The meaning and construction of words, phrases, titles and terms shall be the same as provided
In Atasoatlero Municipal Code and Atasoatlero 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 of the City of Atasoatlero MunlolpalCotle
-
The standards contained In the Specific Plan have been adopted by ordinance and are
Codes to the same extent as standards contained In the Zoning Regulation antl other Clty
Cbtles
6.4 SEVERABILITY
If anyterm, provision, condition, requirement, or portion thereof of this Specific Plan Is forany
reason held invalid, unenforceable, or unconstitutional, the remainder of this Specific Plan or the
application of such term, provision, condition, requirement, or which thereofto circumstances
other than those In which It Is heitl to be Invalltl, unenforceable, or unconstitutional, shall not be
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affected thereby; and each other term, provision, condition, requirement, or portion thereof shall
be held valid and enforceable to the fullest extent permuted by law-
6.5 IMPLEMENTATION OF DEVELOPMENT STANDARDS
Adoption of the Specific Plan by the Cly, includes adoption of the development standards and
policies described In Chapter 4Development Standards Development standards and Wives
contained In this document shall supplement or replace those of the Cly of Atasoatlero
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 Cly- To the extent the provisions
of the Specific Plan and the Atasoatlero Municipal Code are In conflch 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 Cly includes adoption of the Design Guidelines, including
the Major Tenant Project and Annex Project Sign Programs 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 Cly of development projects as
described In Section 6 ]' Application Processing- Design guidelines contained In this document
shall supplement or replace those of the City of Atasoatlero 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, 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 CIy- To the extent the provisions of the Specific Plan and the Atasoatlero 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 Cly's General Plan and Zoning Ordinance shall continue to
apply.
6.7 APPLICATION PROCESSING
Development of the Major Tenant parcel and the Annex Shopping Center parcels pursuant to
the project approvals described In Section 15 of this Specific Plan are deemed to be consistent
with the Specific Plan, shall not require Issuance of a sign permit, or a Precise Plan o
Conditional Use Permit approval as described In the Municipal Code Sections 42108 through
42110, and shall proceed directly to ministerial building permit and construction plan review-
The two Commercial Outparcels Multiple Family Outparcel, and Single Family Outparcel shall
require the following subsequent development approvals at the time specific projects are
proposed for development
Plat Plan Review. The two Commercial Outparcel uses shall obtain Plot Plan review
approval pursuant to Atasoatlero Municipal Code Section 42 107 The two Commercial
Outparcel uses shall not require Precise Plan and Conditional Use approvals as
described In Atasoatlero Municipal Code Sections 42108 through 9-2110-
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• Conditional Use Permit Approval. The Multiple Family Outparcel use shall obtain a
Conditional Use Permit approval pursuant to Atascadero Municipal Code Sections 4
2.110.
• Tentative Tract Map Approval. The Single Family Outpamel use shall obtain a
tentative tract map approval pursuant to Atasoatlero 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 In this
Specific Plan or by the City's Sign Ordinance, may be processed as an Administrative
Use Permit pursuant to Atasoatlero Municipal Code Section 415 006-
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 submitral.
6.6 FINANCING & PHASING OF DEVELOPMENT
The Major Tenant Project and Annex Project aresel4supporting commercial projects with
individual ow ers/developers responsible for busls and offsite improvements necessary to
support development of the project
Phasing of development ultimately will be determined solely by the Major Tenant Project
developer and the Annex Project developer, based on market conditions and otherfactors
-
Requlred Infrastructure and community facilities shall be installed and public services shall be
enable to serve each phase of development as It occurs
Based o rent market
Information, development within the Specific Plan area Is generally anticipated to occur as
follows.
6.6.1 MAJOR TENANT PROJECT PHASING
Phase 1'
• Rough gra ding of the commercial parcels, and preparation ofthe Major Tenant on llding
pad Export excess out material to a suitablereceiversite
-
Preolse grading of the Major Tenant parcel, the proposed new public road, and
driveways onto Del Rlo Road and EI Camino Real-
• Detentlon basin/drainage improvements (busts and otrslte)
• Provision of undergrounded utilities including stubs to Commercial Outpamels 2 and 3-
• Constructlon of the Major Tenant building required parking area, and drlveways
-
Installlandscaping on Major Tenant parcel
• Construction of otrslte Improvements (as detailed In Chapter 3Land Use Concept) In
Del Rio Road and EI Camino Real, the new public road, and Intersection Improvements
required for operation of the Major Tenant and Outpamels2 and 3-
• Sewer and waterline connection to existing omslte utility Imes
Phase 2'
• Construction of Commercial Outpamels 2 and 3 may, but need not occur concurrently
with the construction of the Major Tenant parcel
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• 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 (Parcel2 and/or 3)
• Landscape parking areas and corners In Parcel antl/or3
• Completion of the new public road and landscaping
NoteMultiple Family Outparcel development Is not included and any project phasing will be
permitted separately pursuant to Section 6 h of this Specific Plan
6.6.2 ANNEX 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 retail 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 h of this Specific Plan
6.9 MAINTENANCE
Public and private Improvements constructed as part of developmentof the Specific Plan area
shall be maintained through a combination ofpubllc antl private entitles as tlescribed below-
6.9.1 CITYMAINTENANCERESPONSIRartY
Public facilities are planned for public maintenance by the Clry or the appropriate utility service
provider and include, but are not limited to, the following'
• All public streets within the Specific Plan area, excluding residentialsubdivislons
-
• Public trafOc 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 storm drains In the public right of way or dedicated
easements.
. I 2md9Xp big win R the Center road am At 2" p 91 U streets R the Spas Is Plan Rev
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6.9.4 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&EStreet lighting within public rlghtsof-waylntheSpeolfloPlanarea
-
• Caltrans' Public Improvements within the Caltrans right of way
-
AIIprlvate electrical, natural gas, telephone, cable N, and othernon-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, bloswaies and other low impor developmentfeatures
• 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 ofway inthe Specific Plan area-
• Landscaping within the center medians of all public streets In 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- A substantial conformance determination made pursuant to this Section 6 10
shall be considered a ministerial decision that Is not subjectto CEOA
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
ventthat anyof thefollowing occurs'
• The atltllBon of a land use not listed In Chapter 4' Development Standards of this
Specific Plan, provided thatthe proposed use is equivalent In Its nature and intensity to a
e listed In Chapter4 ofthis Specific Plan
• Achange In utillryor public service providertothe Specific Plan area
-
• Minor changes or adjustments to lot lines or the alignment of access roads, parking lot
confgurations community facility pians or public Infrastructure facility plans such as
drainage, sewer, water and other utilities
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• 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 outparceis
of1 0,000 square feet
• Minor deviations from the Major Tenant Project and Annex Project sign programs that
are consistent with the conceptual design set from In Chapter 5Design 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
-
Mlnortlevlatlons from the design guidelines contained In Chapter5' Design Guidelines,
of the Specific Plan, including but not limited to, architectural details, building size, bulk,
orientation and other plan details
• lreduNlon In the minimum required parking spaces provided that a parking study
usestion
within
Specific pro Pla rarea and In parking spares arkingflbtl beentl o the mix of
wlron the nsfsimilar nature
the use listed
shared parkingbetweenthose uses
• minor by
the C modifications De of a stent Director oothose lee, t above which are deemed the
purpose
the Commonly 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 Communlry Development Directoror designee and shall beaccompanied by a filing fee
and a Plot Plan, as described In Section 92107 of the Atasoatlero Municipal Code
-
Applications shall be made by the owner of the property for which the approval Is scughc or an
authorized agent
B. HEARING
No public hearing shall berequiretl fora determination of substantial conformance
C. AcnoNDY REVIEWING AUTI
The reviewing authority fora determination of substantial conformance shall bathe Community
Development Director or designee- The Community Development Director or designee shall
determine by providing written notice to the applicant that the proposed atltllflon of lana use or
otherrevislon requested pursuanttothls Section 610 Is In substantial conformance with the Del
Rio Road Commercial Area Specific Plan If it complies with all applicable provisions of
Atasoatlero Municipal Cotle Title 9 and Is conslstentwlrh the purpose and Intentofthls 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 RioRoad Commercial Area Speolflc Plan shall be required for revisions
that are beyond the scope of substantial conformance determinations- Specific Plan
Amendmentsshall reprocessed pursuant to the provisions of the California Government Cotle
Section 65 53g)
CRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VI - 6
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PUN EXHIBITS
VII MASTER PLAN OF DEVELOPMENT EXHIBITS
(Adopted by Separate Resolution)
Exhibit Del RIO Road Commercial Area Spectra Plan Site Plan VII-1
Exhlblt2Major Tenant Project Conceptual Site Plan VII-2
Exhibit 3' Annex Project Conceptual Site Plan VII-3
Exhlblt4' City of Atascatlero Existing Land Use VII
Exhibit 5' City of Atascatlero Proposed Land Use VII-5
Exhibit 6' City of Atascatlero Existing Zoning VII-6
Exhibit 7' City of Atascatlero Proposed Zoning VII-7
Exhibit' Major Tenant Project Preliminary Utility Plan VII-8
Exhibit 9' Annex Project Preliminary Utility Plan VIIS
Exhibit 10 Major Tenant Project Preliminary Grading Plan VII-ic
Exhibit 11 Annex Project Preliminary Grading Plan VII-11
Exhibit 12' Major Tenant Project Sign Program VII12
Exhibit 13' Annex Proj act Sign Program VII28
CRY OF ATASCADERO DEL RIO ROAo COMMERCIAL AREA SPECIFIC PLAN
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PUN EXHIBIT 1 : DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN CONCEPTUAL SITE PLAN
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Land Use
Contlpi
CRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VII - 1
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN EXHIBIT 2: MAJOR TENANT PROJECT SITE CONCEPTUAL SITE PLAN
SITE DOE
DETROIT SETS STORE .11 I=
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PARCELMAP AT09-0073
y SITE PLAN
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SE SCHERER OR DEL RIO ALSO EL CARREND
ASSORDSTERS EST
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CRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VII -2
J DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN E%HIBIT 3: ANNNU PROJECT SITE CONCEPTUAL SITE PLAN
A,.. .,_ .0 w .. .., ...,.�• \ 11 11 •. '- .' r' ,1 - ANNEX
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VESTING TENTATIVE PARCEL MAP #AT-07-0059
umnl = PROPOSED LOT CONFIGURATION C3
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VII - 3
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN EXHIBIT 4: CRY OF ATASCADERO EXISTING LAND USE
City of Atascadero
o Existing Land Use
Cim m•N••
O�
oma.
p. ,
p.,,......... Del Rio Road
n••ie•nw,. Commercial Area
- Specific Plan
o Site
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CRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VII
DEL Rio ROAD
14OMMERci� AREA
PECIFICV�N EXHIBIT 5 CITY OF ATAsCADERO PROPOSED LAND USE
City of Atascadero
Proposed
Del Rio Road
RR RRAIAAAAR�
�\ ►1. Commercial Area
�\ . Site
sc ft.
RAERFeewsr
CITY OF ATASCADERD DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN
V11 5
�► �Illli , �_
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DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN E HIBIT 6: CRY OF ATASCADERO EXISTING ZONING
City of Atascadero
Existing Zoning
�nin
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pglle
oRu Del Rio Road
Commercial Area
o�.......�......�,<e.a..�
��.......,..-e�vn...�, Specific Plan
n,....,......�..,..w..�,ve..m„ Site
e�
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CRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VII - D
DEL Rio ROAD
14OMMERci� AREA
PECIFICVLAN EXHIBIT 7 CITY OF ATASCADERO PROPOSED ZONING
City of . .
Proposed Zoning
Cft_: .
uniUrles
Del Rio Road
�nln Wisignation Commercial Area
� Specific Plan
81, . Site
CITY OF ATASCADERD DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN
VII 7
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MMERCIAL AREA
SPECIFIC PLAN EXHIBIT 8: MAJOR TENANT PROJECT SITE PRELIMINARY UTILITY PLAN
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PARCEL MAP AT 09-0073
PRELIMINARY UTILITY PLAN
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Walrnart l':
CRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VII - B
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN E HIBIT 9: ANNEX PROJECT SITE PRELIMINARY UTILITY PLAN
MD]IM]MFOJIfICIB
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CRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VII -9
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN EXHIBIT 10: MAJOR TENANT PROJECT SITE PRELIMINARY GRADING PLAN
p
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CRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VII - 1D
J DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN E HIBIT 11 ANNEX PROJECT SITE PRELIMINARY GRADING PLAN
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CRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VII - II
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN IhMIBIT 12: MAJOR TENANT PROJECT SIGN PROGRAM
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CRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VII 12
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN I:MIBIT 12: MAJOR TENANT PROJECT SIGN PROGRAM
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CRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VII 13
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN I:MIBIT 12: MAJOR TENANT PROJECT SIGN PROGRAM
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VII 14
DEL Rio ROAD
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CgY OF ATASCADERD DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN
VII 17
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN I:MIBIT 12: MAJOR TENANT PROJECT SIGN PROGRAM
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MMERCIAL AREA
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vii 19
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN IhMIBIT 12: MAJOR TENANT PROJECT SIGN PROGRAM
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CRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VII 20
DEL Rio ROAD
\ _, mMAJOR TENANT PROJECT SIGN PROGRAM
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MMERCIAL AREA
SPECIFIC PLAN IhMIBIT 12: MAJOR TENANT PROJECT SIGN PROGRAM
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CRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VII 25
DEL Rio ROAD
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MMERCML AREA
SPECIFIC PLAN E HIBIT 13: ANNEX PROJECT SIGN PROGRAM
Exhibit L
Sign Program 0
DIG—
omni
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: ANNEX ApnIZNL°
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VIII-2]
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN E%HIBIT 13: ANNEX PROJECT SIGN PROGRAM
Exhibit
Signage Program 0
DIG
omni
ygnge Program Summary:
In compliance with City amm merits, the Annex project will con st of wall incorrect signs,
with one tenant wall sign per business Areal frontage of 20 square feet, or 30 square Feet
where tenant space is 10,000 square Net or more. In several cases, where national stores are
anticipated, mom vgnage is requested. In total, the Annex protest will consist of 400 square
Met of allowable wall signs and 00 quare kat of requested additional wall signs, All will
signs will utilize materiab, colors, and des on motifs that arc compatible with the anchilecture
and color of the buildings onsite and adjacent propar les and win be Internally illuminated.
Pascal l of the Annex ported will feature 2 msnument dons at the addresses turner of the lot
and the main wxrterly crammer along III amino Real, as well as a smaller secondary address
sign at the isomers s dMaase along Del Rio Road. Pascal 2 vAI also have 1 instrument sign at
the main dzlveway along EI [amino Mal. All monument sign will Mature landscaping or
dewntive handscaping at the bees and will be com ptent with the architectural design of the
shoppingcanter.
Additionally, the Annex will feature a freestanding freeway or ended sign, approximately 50
Net in M1eigm, with a maximum area Int to exceed EO quare Met per tenant that will be
consistent with the architectural design of the shopping center. Signage will core of
individuallyIlluminated nen channel kttersforeach tenant and approximately 30 square Met of
center IderAflntlon. The free-staMlry sign will be mailable for uu to any business within the
specific plan bounders
Grand Pm Amendment
Zone orange
endeTentative Parcel Map
tender
r Plan
Thai De
Thai Demand
: ANNEX
CRY OF ATASCADERD DEL RID ROAD COMMERCIAL AREA SPECIFIC PLAN
vin 18
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN E%HIBIT 13: ANNEX PROJECT SIGN PROGRAM
ProgramExhibit
Signage •
DG
omni
Signage Program Summary: voli
GROUP
The Signage program for the Annex Project Site
shall Include the following provisions
a_ Major tenants over 10,000 square in size
may be permitted up to 125 square feet of
sign are a_
b_Minor tenants shall be permitted to install
one pl square foot of sign per linear square
foot of frontage, with a minimum of 20
square feet and a m of 40 square
maximum
NMxnMa , feet per mer uildingparkin frontage being a r or
customer shall
area Signage for minor
tenants shall not exceed ao sanate feet per
nanisione
signs
ete signs shall N individual cabs pan channel
and logos No box cabinet signs shall
d_ The freeway Mhepylon sign o the
maximum
site shall permitted to M1e
combined sign area of 900 square re
,,._ r .. feet per side and a maximum height of 50
above
feetonumentfinished
ns grade
onthe
e_Monument signs on the 4 area oProfen Site
shall andave
maximum
sign area of60square
feet and r maximum M1elgbt of 12 feet from
flnAdditgradz
E Additional tenant signage on through
Annex
Prosect Site Use approved process,
the
Administrativerly Permit process why
design rev
w®..AaNrythe CommunityiFDevelopment Department, it en
is
consistent with the intent of the Specific
Plan
.a..
aa&
Tras.m
:ANNEX
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
Vin 19
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN E HIBIT 13: ANNEX PROJECT SIGN PROGRAM
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VID-30
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN EXHIBIT 13: ANNEX PROJECT SIGN PROGRAM
■ The ANNEX Signage Square FOOfaBe
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CRY OF ATASCADERO DEL RIO ROAci COMMERCIAL AREA SPECIFIC PLAN
VID 31
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN E HIBIT 13: ANNEX PROJECT SIGN PROGRAM
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VID-32
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN E HIBIT 13: ANNEX PROJECT SIGN PROGRAM
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CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VID-33
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN E HIBIT 13: ANNEX PROJECT SIGN PROGRAM
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CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VIII-34
DEL Rio ROAD
MMERCIAL AREA
SPECIFIC PLAN E HIBIT 13: ANNEX PROJECT SIGN PROGRAM
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CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
VID-35
DEL Rio ROAD
OMMERCIAL AREA
SPECIFIC PLAN APPENDICES
u111 APPENDICES
Appentllx APrecise Description of Speolilo Plan Boundary Area Al
Appentllx B' Development Approvals B-1
Appendix C' Project Consistency Analysis Ci
CRY OF ATASCADERD DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
DEL Rio ROAD
OMMERCIAL AREA
SPECIFIC PUN APPENDIX A: DESCRIPTION OF SPECIFIC PLAN BOUNDARY
PRECISE DESCRIPTION OF SPECIFIC PLAN BOUNDARY
MAJOR TENANT PROJECT
PRECISE BOUNDARY DESCRIPTION
The land referred to herein Is situated In the City of Atascatlero, County of San Luis Obispo,
State of California, described as follows
PARCEL A: APN NO.: 049-112-002
Lot 7-A In Block 22 of Atascatlero Colony, In the City of Atascatlero, County of San Luis Obispo,
State of California, according to Map recorded October 21, 1914 in Book 3AC, Page 25 of
Maps, In the off ce of the County Recorder of said County_
Also excepting therefrom all streets an roads as shown on the map above referred to.
PARCEL B: APN NO.: 049-112-018
That portion of Lot 6 1 n Block 22 of Ata scatlero Colony, In the City of Atascatlero, County of San
Luis Obispo, State of California, according to Map recorded October 21, 1914 in Book 3AC'
Page 25 of Maps, described as follows;
Beginning at the most Westerly corner of said Lot 6, being a point In the center line of Del Rio
Road;
Thence South 30.08East, along the Southwest line of said Lot, 359.25 feet to the most
Southerly corner thereof,
Thence North 59°52'East, along the Southeast Ilne of said Lot, 275 feet,
Thence North 30.50' East, 31822 feet to a point on the centerline of Del Rio Road;
Thence South 61 along said center line, 275 feet to the Point of Beginning_
Also excepting therefrom that porlloh thereof included In Del Rio Road
PARCEL C: APN NO.: 049-112-019
That portion of Lot 6 1 n Block 22 of Ata scatlero Colony, In the City of Atascatlero, County of San
Luis Obispo, State of California, according to Map recorded October 21, 1914 in Book 3AC,
Page 25 of Maps, described as follows;
Beginning at a point on the center line of Del Rio Rod J, which bears North 68.26' East, 275 feet
from the most Westerly corner of said Lot 6, said point being the most Northerly corner of the
properly conveyed to Joseph W.Vollmer, at ux, by deed dated May 25, 1961, and recorded
June 2, 1961 In Book 1126, Page 328 of Official Records;
Thence South 30.50' East, along the Northeast Ilne of the properly so conveyed, 3 18 22 feet to
the most Easterly corner thereof, being a point on the Southeast line of said lot,
Thence North 59.52' East along said Southeast line, 19229 feet to the most Easterly corner of
said lot;
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
A
DEL Rio ROAD
OMMERCIAL AREA
SPECIFIC PUN APPENDIX A: DESCRIPTION OF SPECIFIC PLAN BOUNDARY
Thence North 30.08West, along the Northeast line of said lot, 238 00 feet to a point on the
center line of Del Rio Road;
Thence North 77°14' West along said center line 0 61 feet,
Thence continuing along said center line on a curve to the left with a radius of 286 6 feet
through an angle of 34.20' for a distance of 171 74 feet;
Thence South 68.26' West, along said center line, 43 feet to the Point of Beginning_
Also excepting therefrom that portion of said land Inolutletl within the Imes of Del Rio Road as
shown on the map above referred to.
PARCEL D: APN NO.: 049-112-044
The Northeasterly 111 feet, measured along the Northwesterly line of Lot 7, In Block 22 of
Atasoatlero Colony, In the Clry of Atasoatlerq County of San Luis Obispo, State of California,
according to Map recorded October 21, 1914 In Book 3AC, Page 25 of Maps
Also excepting therefrom that portion of so id land Inolutletl within the Imes of Del Rio Road as
shown on the map above referred to.
PARCEL E: APN NO.: 049-112-036
Parcel 2 of Map AT AL-87-082, In the City of Atascadero, County of San Luis Obispo, State of
California, according to Map recorded November 17, 1987 In Book 42, Page 47 of Parcel Maps
PARCEL F: APN NO.: 049-112-039
Parcel 1 of Map AT AL87082, In the Clry of Atasoatlerq County of San Luis Obispo, State of
California, according to Map recorded November 17, 1987 In Book 42, Page 47 of Parcel Maps
PARCEL IS APN NO.: 049-151-005
That portion of Lot 11 In Block 22 of Atasoatlero Colony, In the City of Atasoatlerq County of
San Luis Obispo, State of California, according to Map recorded October 21, 1914 In Book 3AC,
Page 25 of Maps described as follows;
Begin Find at a point common to Lots 11, 10, and 5, Block 22, said Pol nt of Begl Fund Is the
Northern corner of Lot 11, Block 22;
Thence along a Il ne common to Lots 11 and 5, Block 22, South 30.08' East, 187 00 feet to a
point;
Thence South 59.52' West, 764.17 feet to a point,
Thence North 30.08' West, 1200 feet to a point,
Thence South 59.52' West, 266 64 feet to a point on the center Ilne of Coil la State Highway;
Thence running along said center line of the California State Highway North 26.39' West,
175 32 feet to a point common to Lots II and 10, Block 22;
Thence along Il ne common to Lots 11 and 10, Block 22, North 59.52' East, 1,020.18 feet to the
Point of Beginning_
Also excepting therefrom all streets an roads as shown on the map above referred to.
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
A
DEL Rio ROAD
OMMERCIAL AREA
SPECIFIC PUN APPENDIX A: DESCRIPTION OF SPECIFIC PLAN BOUNDARY
PARCEL " APN NO.: 049-151-036
That portion of Lot 10, In Block 22 of Atascadero Colony, In the City of Afasoatlero County of
San Luis Obispo, State of California, accord ing to Map recorded October 21, 1914 in Book 3AC,
Page 25 of Maps, described as follows:
Beginning at the most Southerly corner of so id Lot 10, being a point on the centerline of
California State Highway as shown on the map above referred to;
Thence North 59.52East, along the Southeasterly line of said Lot, 50 09 feet to a point on the
Easterly right of way line of the property conveyed to the State of California, by deed dated
August 16, 1929 and recorded October 11, 1929 in Book 72, Page 453 of Off olel Records, and
the True Point of Beginning;
Thence North 26.39'30"West, along said right of way line, 100 feet,
Thence North 59.52' East, parallel with the Southeasterly line of said Lot, 125 00 feet,
Thence South 26.39'30' East, parallel with said Easterly right of way Il ne, 100 feet to a point on
the Southeasterly line of said Lot,
Thence South 59.52' West, along said Southeasterly lin e, 12500 feet to the True Point of
Beginning_
Also excepting therefrom all streets an roads as shown on the map above referred to.
PARCEL I: APN NO.: 049-151-037
Lot 10, In Block 22 of Afascadero Colony, In the City of Atascadero, County of San Luis Obispo,
State of California, according to Map recorded October 21, 1914 in Book 3AC, Page 25 of
Maps.
Excepting therefrom the Southeast portion of said land as described In the Deed to Tod Natho
antl Dosmla 1 Natho, recorded April 7, 1954 in Book 1291, Page 714 of Oficial Records
Also excepting therefrom all streets and roads as shown on the map above referred to.
PARCELJ: APN NO.: 049-151-040
Lot 8, In Block 22 of Afascadero Colony, In the City of Atascadero, County of San Luis Obispo,
State of California, according to Map recorded October 21, 1914 in Book 3AC, Page 25 of
Maps.
Also excepting therefrom all streets an roads as shown on the map above referred to.
PARCEL K: APN NO.: 049-151-041
Lot 9, In Block 22 of Afasoatlero Colony, In the Clry of Ata scadero, County of San Luis Obispo,
State of California, according to Map recorded October 21,1914 in Book 3AC, Page 25 of Maps
Also excepting therefrom all streets antl roads as shown on the map above referred to.
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
A - 3
DEL Rio ROAD
OMMERCIAL AREA
SPECIFIC PLAN APPENDIX A: DESCRIPTION OF SPECIFIC PLAN BOUNDARY
PRECISE DESCRIPTION OF SPECIFIC PLAN BOUNDARY
ANNEX PROJECT
PRECISE BOUNDARY DESCRIPTION
The land referred to herein Is situated In the City of Atasoatlerq County of San Luis Obispo,
State of California, described as fo loss;
Parcel A: A.P.N.: 049-102-020
That porllch of Lot 30 In Block 49 of Atasoatlero Colony, In the City of Atasoatlerq County of
San Luis Obispo, State of California, according to map recorded October 21, 1914 In Book 3,
Page 66 of Maps, described as follows;
Begin Find at the Southwest corner of said Lot 30, said point being common to Lots 29 an 30 In
so id block 49 and on the centerline of the Cellfornla State Highway, as shown on Page 66 of
Maps of Atascadero Colony;
Thence North 540 06East along a Ilne common to said Lots 29 and 30, 85600 feet to a point,
Thence South 350 54' East, 105 00 feet to a wiinC
Thence South 550 06' 45'West, 85232 feet to a point on the centerline of the California State
Highway;
Thence along so id centerline on a curve to the left with a central angle of 30 21' 08' antl a
mains of 800 feet a distance of 46 80 feet to a wiinC
Thence continuing along said centerline North 350 54' West, 4320 feet to the Point of
Beginning_
Excepting therefrom all streets, roads and alleys as shown on the map above referred to.
Parcel B: A.P.N.: 049-102-031
That porllch of Lot 30 In Block 49 of Atasoatlero Colony, In the City of Atasoatlerq County of
San Luis Obispo, State of California, according to map recorded October 21, 1914 In Book 3,
Page 66 of Maps, In the off ce of the County Record an of so id county, dascribed as follows;
Beginning at the most Southerly corn an of so id lot, said point being on the centerline of the
California State Hlg hway as shown on the map of Atasca harp Colony, recorded In Book 3, Page
66 of Maps; thence Northwesterly along said centerline on a curve to the left with a raand of
800 feet through an angle of 50 53' 32" for a distance of 8235 feet to the most Southerly corner
of the property so conveyed to Eric Oscar Ericson, at ux, In deed dated August 22, 1950 and
corded Septem bar 19, 1950 in Book 579, Page 175 of O0loial Records; thence along the
Southeasterly lett of e S properit North 556aid Lot 0; t 319feet; g saidhence South 346 53' 15"
East 12431 feat to the Southeasterly I Ino of said Lot 30; ihanoa along said Southeasterly I Ina,
South 630 21' Wast 330 feat to the point of beginning_
Excepting therefrom that portion of said land lyl ng within the Il nes of EI Carl no Real as shown
on the map above referred to.
ORY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
A -4
DEL Rio ROAD
OMMERCIAL AREA
SPECIFIC PLAN APPENDIX A: DESCRIPTION OF SPECIFIC PLAN BOUNDARY
Parcel C: A.P.N.: 049-102-032
That portion of Lot 30 In Block 49 of Atascadero Colony, In the City of Atascadero, County of
San Luis Obispo, State of California, according to map recorded October 21, 1914 In Book 3,
Page 66 of Maps, described as follows;
Beginning at the most Southerly John an of so id Lot 30, said point being In the centerline of the
California State Hlg hway on the line common to Lots 30 and 31 In said Block thence North 53-
21 East along said common Ilne 330 feet to the true point of beginning, said point being the
most Easterly John an of the property conveyed to Mang chat E Smalley, at al_ by tleetl dated
July23, 1951 and recorded July 31, 1951 In Book 620, Page 430 of Official Records; thence
North 34° 53' 15"West along the Northeasterly line of said property 129.31 feet to the
Southeasterly line of the property conveyed to Eric Oscar Ericson, at ux, by tleetl dated August
22, 1950 and recorded September 19, 1950 in Book 579, Page 175 of O9lolel Records; thence
North 55° 06' 45' East along said Southeasterly line of the property last above mentioned,
533 32 feet thence South 35° 54' East, 206 93 feet to the Southeasterly line of said Lot 30;
thence South 63021' West,
541 73 feet to the point of beginning_
Parcel D-I: A.P.N.: P[n. 049-102-045
That portion of Lot 32 In Block 49 of Atascadero Colony, In the City of Atascadero, County of
San Luis Obispo, State of California, according to map recorded October 21, 1914 In Book 3,
Page 1 at sag_ of Maps, described as follows;
Beginning at a point on the centerline of Del Rio Road North 68° 26' East, 349 87 feet from the
intersection of the centerlines of the State Highway and Del Rio Road; thence North 260 39'
West, 134 0 feet to a point thence North 63° 21' East, 17929 feet to a point In the Westerly Ilne
ofthe land described In the tleetl recorded February 16, 1950 in Book 552, Page 140 of Official
Records; thence Northerly along said Westerly Ilne to a point In the Northerly Ilne of said lot
which Is 527 79 feet East from the most Westerly corner of said Lot 32; thence South 63° 21'
West, 52779 feet to the most Westerly corner of said lot thence South 26° 39' East, 215 89
feet to the Intersection of the centerline of the State Highway with the centerline of Del Rio
Road;
Thence North 68° 26' East 34987 feet to the point of beginning_
Also excepting therefrom those portions of said land included within the lines of the California
State Highway and Del Rio Road as shown on the map above referred to.
Parcel D-4: A.P.N.: P[n. 049-102-045
That portion of Lot 32 In Block 49 of Atascadero Colony, In the City of Atascadero, County of
San Luis Obispo, State of California, according to map recorded October 21, 1914 In Book 3 at
Page 1
at sag_ of Maps, described as follows;
Beginning at a point on the centerline of Del Rio Road distant thereon North 680 26' East,
34987 feet from the point of intersection of said centerline with the centerline of the California
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
A - 5
DEL Rio ROAD
OMMERCIAL AREA
SPECIFIC PLAN APPENDIX A: DESCRIPTION OF SPECIFIC PLAN BOUNDARY
State Highway as shown on said map; (berme North 68° 26East along the centerline of Del Rio
Road, 180 00 feet to the Southwest corner of the land described In the tleetl to W L Turley, at
recorded February 16, 1950 in Book 552, Page 140 of O9lolel Records; thence North 26-
39 West, 14995 feet thence South 63° 21' West, 17929 feet thence South 26° 39' East,
134 00 feet to the true point of beginning_
Also excepting therefrom that portion of said land lying within the lines of Del Rio Road as
shown on the map above referred to.
Parcel E: A.P.N.: 049-102-046
That portion of Lot 32 In Block 49 of Atasoatlero Colony, In the City of Atascadero, County of
San Luis Obispo, State of California, being Parcel 3 of Parcel Map No CO 70 108 recorded
November 20, 1970 In Book 5, Page 28 of Parcel Maps, In the office of the County Recorder of
said county.
Excepting therefrom all oil brother hydrocarbon products and all other minerals products,
without the right, however, to prospect for or take the same from said land while said land Is
used for residential, agricultural or horticultural purposes as reserved by Colony Holding
corporation, a corporation In tleetl recorded November 10, 1916 in Book 111, Page 285 of
Deeds.
Also excepting therefrom those portions of said land lying within the lines of Del Rio Road as
shown on the map above referred to.
Parcel F: A.P.N.: 049-102-056
Parcel B of Parcel Map AT 84149, In the Clry of Atascadero, County of San Luis Obispo, State
of California, according to map recorded January 21, 1987 in Book 40, Page 76 of Parcel Maps,
In the offs ce of the County Record an of said county_
Excepting therefrom all oil, minerals and other hydrocarbon substances In, under or upon said
land
Parcel IS A.P.N.: 049-131-070
Lot 3 in Block 48 of Atascatlero Colony, In the City of Ata scarf Bo, County of San Luis Obispo,
State of California, according to map recorded July 21, 1916 in Book 3, Page 65A of Maps, In
the office of the County Recorder of said county_
Excepting therefrom all streets, roaad and alleys as shown on the map above referred to.
Also excepting therefrom those portions conveyed to the State of California by deeds recorded
Ja nuary 23, 1950 in Book 549, Page 170 of Official Records and January 13, 1964 in Book
1278, Page 654 of Official Records
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
A-5
DEL Rio ROAD
OMMERCIAL AREA
SPECIFIC PLAN APPENDIX B: DEVELOPMENT APPROVALS
Appendix B adopted by separate res llullon
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
B
DEL Rio ROAD
OMMERCIAL AREA
SPECIFICPLAN APPENDIXC: PROJECT CONSISTENCY ANALYSIS
The Specific Plan Is consistent with the General Plan and advances the policies and
goals described below. Please refer to Specific Plan EIR Section 3.8, Land Use, for
additional description of the Specific Plan s consistency with the General Plan.
Element No Goal/Poicy
Tem Consistency Determination
2 — Goal LOCI Protect and preserve the Consistent The Specific Plan would
Land Use, rural atmosphere of the develop commercial and residential
Open Space community by assuring uses on property designated for
and elbowroom" forresltlents urban development within the Urban
Conservation by means of maintenance Core_The Specific Plan Incorporates
Element of large lot sizes which various planning techniques to
in crease In prowdon to achieve compatibility with
distance beyond the Urban Fele-boring large-lotesltl andel uses,
Core including orienting commercial
buildings away from residential
dwelling, establishing landscaped
boxers along property lines, and
esirvmg a crease for future
atlemlal tlevelopmant Immetllately
djacent to existing residential
properties These characteristics are
consistent with t-a goal of facilitating
lna use compatibility with Iarge-Iot
residential uses
Policy 11 Preserve the rural Consistent The Specific Plan area
atmosphere of the is within the Urban Core and is
community and assure located within a designated retail
spew room" In areas node_The Specific Plan Incorporates
designated for lowerenc us planning techniques to
density
lopment by
guiding new development
achieve ighTo compatibility
ensityt-
ewheUrban avelto usle-boamengodensly residential
in conform
ban Coreto
gsaway orienting commercial
Conform land
use pane buildings away from residential
Dal
Colony lana usepaect the
of dwellings,long property lines,
landscaped
ma cart and to respect t-a b cervi alone pagefor uture antl
natural areas, and
a reserving acreage for immediately hillside rhoods ntl axlsOng residential existing residential File-boahoods properties
mm dditmsaeemheM
Tenant Pr Additionally, the Major
Tenantd tome imizegplana
th
intended In mole upper
disturbanceto
the sitehighlya visible unpaa elevations of
the elle antl twinithe Lowe new
development In ma lower areas
consistent with thpolicy it
actin the natural environment,
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
C
DEL Rio ROAD
OMMERCIAL AREA
SPECIFICPLAN APPENDIXC: PROJECT CONSISTENCY ANALYSIS
hillside areas, and existing
neighborhoods
Policy l2 Ensure the rural character Consistent: The project is within the
of Atascatlero is preserved Urban Reserve line, which
by respecting the historic approximates the historic 1913
Colony boundaries and Atascatlero Colony boundary and is
cooperate with the County recognized as the ultimate boundary
n regional planning lss for the City of Atascatlero_As such,
mounding the Colony�e the project's urban uses are located
with an area designated for such
development
Policy l3 Enhance the rural character Consistent The project would
and appearance of the City, develop a commercial retail
including commercial sessions on El Camino Real, a
corridors, gateways and commercial corridor The 3pclilc
public facilities_ Plan would employ design guidelines
to provide a consistent and visually
appealing design themefor both the
Annex and Major Tenant sites The
projectwould also use landscaping
Ong roadway frontages and
properly linesto minimize the visibility
of parking, loading, and storage
areas Collectively, these
characteristics are consistentwith
enhancing the appearance of
commercial corriforswlthin the City_
Policy l4 Ensure that 'darkness' Consistent The project includes the
remain a rural characteristic Installation of exterior building lights,
by requiringe that all exterior freesbuilding
ding mounted
lot ligilluminated
and
lighting does noVspill In bulltling Plan EIR (Mitigation signage_
elgniflcenf oRslfe spillage AES3Specificrequires
EI Re Mitigation Measure
orglare_ AES a photo the ep plant fas
of Amis a photometric plan tothe City
of approval
deroThe for review and
a entity t The photometric n plan will
meMlty types their
exterior in hung
fixturanal ad
antl Al Ii locations on the
b
full shslfe_AllrIgM toy fee of cutoff fully shielded minimize empigh muspasm
fixtuonto ne as ngpr light properties onto neighboring par properties
be onally, perking lop lighting will
berest directed away from public not
and residences so that If does not
rotlpce late_
Coal LOC 2 Preserve oods noel Consistentelongth he projectwouldplan(
neighborhoods and the trees along the sires(Portaged with
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
C
DEL Rio ROAD
OMMERCIAL AREA
SPECIFICPLAN APPENDIXC: PROJECT CONSISTENCY ANALYSIS
winding treellnetl nature of the Major Tenant and Annex sites,
the street and road system_ which would be consistent with the
goal of maintaining the treellnetl
nature of the streets stem_
Policy 21 Ensure that new Consistent The project
development is compatible employs design measures to
with existing and facilitate compatibility with
surrounding surrounding neighborhoods The
neighborhoods Major Tenant and Annex commercial
buildings, parking lots and vehicular
entrances are oriented towards US
101, EI Camino Real, and Del Rio
Road and away from the residential
es to the north, east, and south
This would also serve to discourage
projectrelatedtrips from traveling on
the residential streets east of the
project site Sound walls and
landscaping would be provided In the
rear of the Major Tenant and Annex
Shopping Center sites to screen
views
and minimize noise Impacts
Coned ensure
charactheproject tics
is
would ensure that the project Is
compatiblewith surrounding
neighborhoods
Th
Policy 23 IncorporatePedestrianand Consistent?beproject
hateprovides
Transit
tsinton tleslgn defe stinavel tions may
be
ereched
nsure
conceptsintonew conveniently
mayberic transtl
residential nt commercial eor war ing The transportation,
tlevelolmen(wltMnthe nbicycling etwork
orwalkingThe circulation
Urban Core_ network ins a safe pat allow
pedestrians a safe lath from public
and rTenaareasto and from the
Major Tenant store antl the Annex
Shopping Center buildings e a bus
the project well noo Real
and a bus
stoponi Camino Reelantl provide
re blcyoin parking near Major
Tenant building and Annex Shopping
Center
siste It entrances
Goal LOC3 TransfCaminorm (bestrip' in El Annex
The Major Tenant and
Camino Real 'strip' into Annexed to
ong Center sites are
cae landscaping,
diseffitinctive,
ntco commercial, office,
pedestrian
facilities,
landscaping,
and
ncoml park lea, losenba buildings, antl jroadw
antl industrial can pr perk area, possible) buildings along roadway
whic
ovide for the Portaged in order to soften the visual
long term economic viability appearance of the site_This design is
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
C - 3
DEL Rio ROAD
OMMERCIAL AREA
SPECIFICPLAN APPENDIXC: PROJECT CONSISTENCY ANALYSIS
ofthecommunly_ distinctly different that 'strip
sessiopmenC' In which parking lots
re featured prominently and often at
the expense of landscaping and
pedestrian facilities_Thus, the project
is consistent with the goal of
transforming the EI Camino Real
coal dor from a 'strip' to a distinctive,
attractive and efficient commercial,
off ce, and industrial park area
Policy 3l Encourage retail Consistent The Specific Plan's retail
businesses at eMl dent andswould be located at anode'
attractive nodes along EI with El Camino Real and Del Rio
Camino Real and Morro Road The Specific Plan sets form
Road with mixed office and detailed design guidelines for building
residential uses between design, landscaping, and signage to
those nodes ensure that commercial uses are
attractive and compatible with their
Pledoundings Finally, the Specific
allows for office uses within the
Commercial Retail zoned uses and
dudes multifamily and single-
family residential components
Goal LOC4 Provide for a strong and Consistent The project would locate
distinctive Downtown Area regional serving retail uses near the
US 1 C/Del Rio Road Interchange_
This Is an appropriate location for
such uses given the visibility and
accessibility to the freeway_ In
contrast, the Downtown Area consists
primarily of local serving retail and
restaurant uses Thus the project
would indirectly contribute to
maintaining a strong and distinctive
Downtown Area by appropriately
siting regional serving retail uses
outside of this area
Goal L005 Preserve the contours of Consistent The Major Tenant
the hills Buildings built on Project site ranges In elevationfrom
hillsides shall conform to 870 feet near the Del Rio Road/EI
th e topogra phy using th e Camino Rea l Intersection to 970 feet
slope of the to nd as the In the southeast cornea Th a site
ba sis for the d eslgn of the would be graded to create a Ml shed
structure_ floor elevation of 892 feet for the
Major Tenant store and 889 feet and
897 feet for each of the Corral el
Outparcels The highest portion of the
site (the 28-acre, future residential
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
C 4
DEL Rio ROAD
OMMERCIAL AREA
SPECIFICPLAN APPENDIXC: PROJECT CONSISTENCY ANALYSIS
parcel) would be maintained at its
current elevation (approximately 935
to 970 feet In elevation) As such, the
grading plan Is intended to minimize
disturbance to the highly visible upper
elevations of the site and concentrate
new development In the lower areas,
consistent with the goal of matching
buildings to the topography of the
site
Note that the Annex Project site
contains flat relief and would not be
considered hillside_
Policy 5l Reduce multi family Consistent The Multiple Family
densities and increase Outparcel uses would be located on
single family lot sizes as bench In the upper elevations of the
site slope l ncreases properly_As such, these uses would
not be located on a slope_The Single
Family Cufpercel uses would be
located on fiat relief
Policy 52 Require hillside Consistent As previously discussed,
development and the Major Tenant Project site grading
subdivisions to blend In plan seeks to blend development In
with surrounding with the site topography by locating
topography_ the Major Tenant store and
Commercial Outparcels In the lower
elevation of the site and preserving
the existing elevations of the highest
rllons of the site
Policy 53 Prevent unnecessarily Consistent As previously discussed,
Intensive grading of the Major Tenant Project site grading
development sites pian seeks to avoid unnecessary
Intensive grading by locating the
Major Tenant store and Commercial
Outparcels In the lower elevations of
the site and preserving the existing
elevations of the highest porllons of
the site
Goal LOC6 Preserve natural flora and Consistent The Specific Plan FIR
fauna and protect scenic included an analysis of Impacts to
lands, sensitive natural Biological Resources and Cultural
yeas, historic buildings Resources In Specific Plan FIR
and cultural resources_ Section 3 3, Biological Resources
and 34, Cultural Resources_
Mitigation is incorporated into the
project to mitigate Impacts from
development of the project
CRY OF ATASCADERO DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN
C
DEL Rio ROAD
OMMERCIAL AREA
SPECIFICPLAN APPENDIXC: PROJECT CONSISTENCY ANALYSIS
Policy 61 Ensure that development Consistent: The Specific Plan EIR
does not degrade scenic included an analysis of Impacts to
and sensitive areas, Biological Resources and Cultural
including historic sites, Resources In Section 33, Biological
reeks, riparian corridors, Resources and 34, Cultural
wetlands, woodlands, Resources Mitigation is incorporated
hillsides, and other valuable Into the project to mitigate Impacts
habitats_ from development of the project
Policy 62 Protect prehistoric cultural Consistent A Cultural Resource
resources from disturbance Assessment was prepared as part of
associated with the Specific Plan EIR and included
development field survey for potential
archaeological resources As
discussed In Specific Plan EIR
Section 34, Cultural Resources
because of the property's proximity to
Graves Creek and known
archaeological sites the project area
has the potential to contain previously
unidentified archaeological
resources Mitigation Measure CUL-2
reguefurtime monitoring bye
qualified archaeologistduring all
earthmoving (grading and
xcavation)
mesatetl core
ct_
the projeTMs his measuresurewie
nsure
that potentially significant resources
re documented and protected
Policy 63 Encourage conservation Consistent Specific Plan EIR
and preservationof
Sectiond the
CUIWreI Resources
Homelaneighbornd ds,sou Colony El Camino
the ColonyHome ateAnnex 1666
Nomesantices andousing, El Camino Realon the Annex Prefect
Ruing phases entl site as having local tion Me
ric
bWltlingofhistorical
nific and significance and CUL
1 b are
Measures
architectural significance be implemented
entlted to reduce the required to
re Imdtoth rets reduce through Impact
archival
We residence of as found archival sandrma0onoff the tl
conditions entl site
detionem of the
y
residence toasitsaero suitable
b the Cl t Specific
Plan
Policy 64 Encourageconservation
of tion Consistent: Churl Plan EIR
and
tures and houses
Sectiond the
CUIWreI Resources
have historical
houses that El Camino Real
ColonyHome ateAnnex 1866
haveeMtural significance
entl El Camlocl historic
the Annex site as
architectural slgnlfloenoe_ having local Measures
CUL
Midget are
Measureso be and
CULInere re ulretl W be
CRY OF ATASCADERO DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN
( -6
DEL Rio ROAD
OMMERCIAL AREA
SPECIFICPLAN APPENDIXC: PROJECT CONSISTENCY ANALYSIS
implemented to reduce the Impact
slated to th a removal of the
residence through archival
documentation of asfound con tll0ons
and relocation of the residence to a
site deem ad suitable by the City of
Atascadero_
Coal LOC 7 Tree covered hills shall be Consistent The project would retain
preserved to retain the 34 trees on the Major Tenant Project
distinctive scenic quality of site, which are primarily located In the
the community_ upper elevations of the property As
any as 86 trees would be removed
from the Major Tenant Project site
and replaced in accordance with the
requirements of the Atascadero
Native Tree Ordinance This would
dude audits planting of native tree
species on the various slopes of the
project site
Policy 7 1 Ensure that the native trees Consistent The project would retain
of Atascadero are protected 34 trees on the Major Tenant Project
from new development In site, which are primarily located In the
order to retain the natural upper elevations of the property As
character of the community many as 86 native trees on the Major
Tenant Project site and as many as
46 native trees on the Annex Project
site would be removed, as It Is not
feasible to avoid removal of these
trees_Among IF tree remova l would
occur on the site, substantial
rapid nting and new Ian dead ping
would reduce this Impact
Additionally, the project wll l rapid ce
any tree removed as part of the
anal adwith a similar species or pay
an I n-lieu contribution to the Clry's
tree ra Iacem ant fund
Policy 72 Protect and replenish Consistent The project will remove
native tree populations, as many as 86 native trees from the
including saplings Major Tenant Project site and 46
native trees from the Annex Project
site The project will replace any tree
removed as part of the project with a
si r species or pay an Iry
conte Ilau
rapids mentond Clry's Yea
rapid
ani fund
GoeI LOCB Watershed areas of Consistent The watteNwoultl
Atascadero shell be implement storm water onalution
CRY OF ATASCADERO DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN
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OMMERCIAL AREA
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protected prevention management practices
during construction and operations to
prevent pollutants from entering
downstream waterways
Policy 81 Ensure that development Consistent The Specific Plan
along Atascaaero Creek, boundaries do not encompass any of
Graves Creeks the Sennas the waterways named In this policy_
River, blue line creeks, and As such, development of the project
natural springs lakes or would not Interrupt natural flows or
other riparian areas does adversely Impact riparian
not Interrupt natural flows ecosystems
r adversely Impact riparian
ecosystems and water
quality
Policy 84 Review and regulate all Consistent The project would be
proposed on site served by sanitary sewer service
wastewater disposal provided by the Clry of Atascadero_
systems to protect public No septic or alternative wastewater
health and water quality disposal systems would be installed
as part of the project Furthermore,
existing septic tanks on the project
site would be properly abandoned
according to City standards.
Policy 85 The City shall implement a Consistent The project Incorporates
storm water control mitigation that requires the
program consistent with the submission of a Storm Water
requirements of the Pollution Prevention Plan (SWPPP)
National Pollution The SWPPP would be consistent with
Discharge Ell Function the City Storm Water Ma nagement
System (NPDES) Permit Program_
Program (Phase 11
Goal LOC 10 Conserve energy and Consistent The Major Tenant store
es by preventing or Incorporates numerous project design
resources
degradation of features that conserve energy and
the envl burnment resources through building design
cmerher projectbuildings would
be
designed to California
DgStandards, wmichis win
ery
regarded asa benchmark for energy
elmcienD
_
POIIOY int Ensure and Consistenteen Mitigationmeasures
aaequalbyte reducing waste
have construction
ratedand operational eatgnadispol
vogues through
nigh recycling
was coneo- ling as pan of the prof
volumeser methods
Policy
waste recycling as pari of the protect
pp porta meoroas
Polloy 102 Supportongoingefforts Consistent The project
sand
conservation axone Implement designfeatures
prom
mitigation meaeweemat promote
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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OMMERCIAL AREA
SPECIFICPLAN APPENDIXC: PROJECT CONSISTENCY ANALYSIS
water conservation, including
drought tolerant landscaping and
water all dent Fri
Poway 103 Support regional efforts to Consistent The project would
maintain clean ars support regional efmrlsto maintain
clean air by preparing a Construction
AMivlry Management Plan to reduce
NO, and PM-0 during construction.
The project will reduce operational
emissions by encouraging and
providing transportation alternatives
that reduce vehicle trips
Furthermore, as discussed In Specific
Plan EIR Section 32, Air Quality and
Greenhouse Gases the project
would be expected to reduce trip
lengthsfor local resitlentswho
patronize existing discount stores In
other markets_
Policy 104 Ensure that development In Consistent The Specific Plan area
resourcemineral areas is
does not contain any known mineral
appropriate and compatible deposits or active mineral the
extraction
with existing uses operations G neral Plan does
of
Ammfy the General Plan tloes not
identicontain the mineral
rPlanareaas
fl
containing mineral resources of local
importance
Policy 105 Encourage conservation
l ConsistentAs nant Prlously jectstlisoussetl,
rvand pre minimizing the MajorTenant Projectsite
erosion
and preventing int n seeks to b unnecessary
stun_ intensivegrading
store locatingthe
Major Tenant shore and Commercial
Osite an In ms lower elevations of
mee site and preserving the existing
elevations Furthermore,
the ore,highst mitigation
of
the site Fed that ore, iesaC Is
incorporated that requires a 3WPPP
m prevent il The project
Goal LOC 11 supplyProvide
of adequate povide[ent?heenttectswould
th
supply of Clry perk facilities of Atascaderopm park esmmeCity
ent
m all of Amsoeesro for accordance with
the
Impectfesch accordance wlm the
City's feeschedule
The
GoeI LOC 13 ecovi de nomicfor asound
tos Cans ie[new em oymanoject woultl
mmbase
us honam provitlenea eorloymem
the CNysunigue character oppoated that
th a Speesltlenan It is
by esta mploymismnga rangeof
coria estimated matureMajorTnanta
ant and business erolel uses (Major Tenant antl
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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OMMERCIAL AREA
SPECIFICPLAN APPENDIXC: PROJECT CONSISTENCY ANALYSIS
opportunities and generate Annex) would employ as many as
suMloient revenue to 507 workers Employment
support a dequate level s of opporlunitl as would l nolu defulItime
public services and and pan time positions, and range
environmental, social and fromentry-level to management level
educational quality- positions Additionally, the project
would provide residents with greater
shopping opportunities, allowing
residentto keep their retail
expenditures within their community-
Policy 131 Facilitate convenient Consistent The project is located
location of goods and within the Atascadero city limits along
serviceseeded by local the El Camino Real corridor and near
residents existing residential uses-The Major
Tenant store would retail groceries
and everyday household Items as
well s oxer in store services such as
a bank, medical clinic, vision center,
and salon The Commercial
Outparcels and the Annex Shopping
Center commercial uses would oxer
complementary retail and restaurant
bes Accordingly, the project would
e well positioned to conveniently
serve the needs of Atascadero
esidents
Policy 133 Expand tourist commercial Consistent The project would be
nodes to serve the traveling located near the US l C/DelRlo
public at freeway Road Interchange and would be
Interchanges and develop visible from the freewayAssuch, It
tourist destinations based would be well positioned to cater to
on the Atascadero's rural the traveling public,
character
Policy 134 The City shall continue to Consistent The Specific Plan would
take a long range view of guide the development of as much as
Its fiscal condition, and 260,460 square feet of commercial
specifically the possibility of uses and 50 dwelling units on two
enhancing revenues, In under-utilized sites These uses
order to maintain and, would generate new tax revenues
wherever possible and that would directly accrue to the Clry
desirable, enhance current of Atascadero, as well as new
levels of service- employment and retail opportunities
for local residents that would
indirectly accrue revenues to the City
(I e- employee wages that are spent
Dally on taxable Items) As such, the
anal ad would afford the Clry the
loosen ll of enh ancing itsrevenues
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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OMMERCIAL AREA
SPECIFICPLAN APPENDIXC: PROJECT CONSISTENCY ANALYSIS
Goal LOC 14 Retain and expand existing Consistent: The project would
businesses and attract new develop 260,460 square feet of retail
businesses to Improve the and restaurant uses on the project
availability of goods and site and would be anchored by
services Major Tenant store_The Major
Tenant store would retail everyday
Items (such as groceries and general
merchandise) and operate 24 hours a
day_ The Commercial Outparcels and
the Annex Shopping Center would
consist of smaller specialty retail and
restaurant uses Accordingly, the
project would Improve the availability
of good and services to Atascatlero
residents
Policy 142 Attract new development Consistent The project would
and land uses that provide provide new employment
jobs and services for opportunities for local residents_The
residents, provided that project would provide residents with
those uses are consistent greater shopping opportunities
with the City character allowing residents to keep their retail
expenditures within their community
The project would provide design and
landscaping features that reflect local
characteristics_
Policy 143 Plan for a regional Consistent The project would
center develop 260,460 square feet of retail
U S_ 101 is and restaurant uses anchored by a
Major Tenant store that is located
near the US 1C/Del Rio Road
Interchange_
Goal LOC 15 Provide adequate public Consistent The project would
services for high quality, provide onsite Infrastructure
orderly and sensible improvements and ser development
growth fees to locale con intent with
the This would e coring adequate
equatthe
objective of ensuring etlequete public
services
Policy 151 Growth should be directed Consistent The project is site is
to areas where services located within the Clry limits on land
can be provided In a cost designated for urban development
effective manner Public utility providers were consulted
to determine If services could be
provided to the project site Providers
indicated that existing utility Imes are
enable to the project site;
moreover, the project would make
adits Infrastructure improvements
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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OMMERCIAL AREA
SPECIFICPLAN APPENDIXC: PROJECT CONSISTENCY ANALYSIS
and pay development fees to local
public service providers
Policy 153 Ensure that adequate Consistent Public service providers
service capacity and were consulted to determine if
facilities exist prior to adequate service capacity and
approving new facilities exlstto serve the project
development Mitigation is required, where
necessary to ensure that the project
maintains adequate levels of service_
Policy 155 Two tiers of publics Consistent The project is within the
service
will based tletlwlomathe the highest
stere lev touldfu banserved s
Clybasstlne the Urban the highest level of urban services_
Services
atU3L_
Policy 156 Ensure theinew Consistent The to
would pay
tlevempmempays nd/or cost sevempmemeeesm mcal public
or providingl capital
s infrastructure romtlers antl p rove all
meded tostalling spprtit, culnes cedesarytoserve
ments
needed t einfra infrastructure cannery to serve the project
including the Iattractrhigh
ssary to enrect Mgt}
and professional
support businesses.
Policy 157 Continue tosupportpt Canedbyt ?he project would be
for
regional served prove CityMitigation
i noid ation reteq
for solltl and hazardous service provider Mlo f recycling
nling es
waste_ me suremenhich of be
measurers,
which would er tion, tl
toreduce solid
with
wastegeneration,
consistent The project
would
efforts In this
regard The project woultl not bea
large quenoly generator of hezarertlous
noes.
3 — Goal CIR1 Providandaleabalaaclationsafe, Conroadway nt improvements
would install
Circulation sntlemthat serves
sharecosts
or provide fair
Element systemthatoserves au improvements
for roadway
community,
o mems of the impactsmemsoommgaoe for its trafirc
oalNndcn Impactining a rouitlaoaVmaorkt
to preserve
ererural character
maintaprovidstheafetlwaynicient oheo
to preserve rural oherectea movement of people
le and
mems a leentl goods
Policy l Plan, fund and
improvements
roadConway improvements
rproviwould efo
stall
circulation
ssary to comply
shatlw costsfovemems or providefor
evelssaryoo complywith sharoverme forroatlway
of erNsmeryaatl impacts and comm with for itsVemc
aloe General Plan
Imparnsantlnompry of service and the General Plea Citysafety and level of service
standa
Policy 12 Provide regional facilities to Consistent: Most project eleoetl trips
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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DEL Rio ROAD
OMMERCIAL AREA
SPECIFICPLAN APPENDIXC: PROJECT CONSISTENCY ANALYSIS
minimize through traffic woulabeexpectealouse USmior
Intrusion on local streets El Camino Real to access the project
and to avoid barriers to site, thereby avoiding Impacts to local
cal lraf0o streets Through construction and/or
provision of fair share costs, the
prolectwould Implement
Improvements to the US 1 C/Del Rio
Road Interchange and EI Camino
Real to ensure that these facilities
n adequately accommodate
project related trips
Policy l3 Maintain LOS C or better Consistent The Specific Plan EIR
as the standard at all tram c analysis evaluated LOS for
intersections and on all project roadways affected by the
arterial and collector roads project The project would install
Upon City Council roadway Improvements or provide fair
approval, accept LOS D share costs for roadway
where residences are not Improvements to mitigate for its traffic
directly Impacted and Impacts and comply with adopted
Improvements to meet the City standards
City standard would be
prohibitively costly or
disruptive
Policy l5 Maintain an adequate and Consistent The project would
well designed supply of off provide off-street parking within the
street parking, particularly Major Tenant parcel and Commercial
in industrial, Outparcels Approximately 697 o
and higher density off
denslry street parking spaces would be
residential areas available for vehicular parking
throughout the site The Annex
Shopping Center component would
provide 470 off street parking spaces
These counts would be sufficient to
meet the parking demand of each
component.
Goal CIR2 Provide for walkways, Consistent Currently, no sidewalks
horse trails and bikeways or bicycle facilities existing along the
without curbs and project frontages with El Camino Real
sidewalks In rural areas and Del Rio Road The project would
Provide a comprehensive Install sidewalks and bicycle facilities
system of routes to schools existing along the project frontages
and parks which include with these roadways, which is
reekside trails consistent with the objective of
providing a compressive bicycle and
pedestrian network
Policy 2l Provldefora Consistent Currently, no sidewalks
comprehensive system of or bicycle facilities existing along the
creeks lhand ils roadside projectPortaged with El Camino Real
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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DEL Rio ROAD
OMMERCIAL AREA
SPECIFICPLAN APPENDIXC: PROJECT CONSISTENCY ANALYSIS
pathways, equestrian trails, and Del Rio Road The project would
multi use trails and Install sidewalks and provide roomfor
bikeways to connect Class 11 bicycle facilities existing
neighborhoods, schools, along the project frontages with these
and recreation roadways, which l s consistent with
areas, In accordance with the objective of providing
Di
the Blkewey an Trail Plea comprehensivebicycleentl
pedestrian network
Policy 22 Accommodate bicycles at Caneie[en[ The project facilities major wn,l bussslnolutling provide bicycle storage(is cons
downtown, other
throwith thhoutthe dectivte_T�ckconsistent
schools, entl other public bicycles
ichfie atmajor of accommodating
eting
facilities bio sisenmeor destinhe project wool_
Policy 23 Promotiveto a es Consistent elks along would
Mternetivetovanol multi providesidewalkspedeiong scent
in retail
reasdistrict and multi- betwePortagen
andpedestriananlanoject tons
family areas between sThis isksantlentt with
promoting
This Is consistent with
promotingwalking as
Consistent
it
e
toveMecevel in retail districts
Goal CIR 3 Provide CaneistThe project would
alterstivemodes
of provide bus stop, bicycle storagetoreduveffic congestion facilies, and pedestrian fa
cilities
and
improve air quality by This is consistent with the objective
providing viable transit promoting alternative modesof travel el
alternatives
Policy 3l Promotealternative tc Consistent The
projectwould
single occupancy vehicle provide bus stop, bicycle storage
etly for ollllpl nfaiti
es
commute trips This is consistent with the
adjective of
promoting alternative to single
ractravel
veMoleroject
Policy 32 would
public
gsit as nsion eeded CDueie[ent a busThe pranectheref
puMmvachaasng needs provitlee bus snip and, therefore,Thire, be
meet
eaohanginaneetlsof accessible consistent
with
the
public transit Thesis
reeonal access, including
promoting expansibjectiveon
fpubl of
regifixed rout Gland to meetngechanging ofpubllcvanslt
Dass, len
fixed roWeand tl demand tomeet the changing neetlsofihe
responsearea
Policy 33 ComplyTransportation
the Consistent bus sop, bicycle
would
Transportation Dementl provitlee bus Mop, trian aMities
Management programfacilities,
eseand peaesclanfaclllntwithl
requirLuisG Grew
oftheSen of various
connl Memw the LOISGMspo County Clean the Transportation
measures identified Management meet
Air Plan to reduce peak- Transportation Dementl Management
period trip erotica program
4 — Goal SFN I Attain a High Level of Consistent?heSpecific Plan EIR
Safetyand Emergency Preparedness evaluated potential
impacts
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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DEL Rio ROAD
OMMERCIAL AREA
SPECIFICPLAN APPENDIXC: PROJECT CONSISTENCY ANALYSIS
Noise associated with geologic and seismic
Element hazards, hazardous materials,
flooding, and fires Mitigation Is
incorporated as needed to reduce
Impacts to a less than significant
level Furthermore, the Atascatlero
Fire and Police Department indicated
that adequate resources are available
to maintain levels of police, pre, and
other emergency
Policy 13 Coordinate with County and Consistent The Specific Plan EIR
State agencies news evaluated potential Impacts
media, and others working associated with geologic and seismic
to reduce the risks of haza rtls h azartlou s maters ass
disasters through effective flooding, and fires, wh iah is
preparedness, response consistent with the objective of
and recovery_ reducing the risks of disasters
through effective preparedness,
response and recovery_
Policy 15 Perform assessment aimed Consistent The Specific Plan EIR
at reducing or eliminating assesses the projects susceptibility
tlong risks to Improve to hazards and requires mitigation to
he efficiency and decrease reduce potential exposure to
the cost of disastercceptable levels This is consistent
response and recovery_ wish the objective of performing
assessments aimed at reducing or
eliminating long-term risks
Goal SFN2 Reduce damage to Consistent The project is not
structures and danger to located In flood zone or flood
life caused by flooding and inundation zone_
dam inundation.
Goal SFN3 Reduce the threat to life, Consistent The project site is not
structures, and the located near the urban wlldland
environment caused by pre_ Interface and, therefore, is not
susceptible towlltlpres_ Buildings
within the Major Tenant Project site
and the Annex Project site would
Install onsite fire suppression
systems isa, sprinkler systems and
hydrants) and be designed to allow
unobstructed access for large
emergency vehicles_ Furthermore,
the Atascadero Fire Department
indicated that resources are available
to maintain an adequate level of pre
service
Policy 31 Carefully site and configure Consistent According to the
new development in higher General Plan, the project site is not In
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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OMMERCIAL AREA
SPECIFICPLAN APPENDIXC: PROJECT CONSISTENCY ANALYSIS
fire risk areas an areaofhigh risk for pre_
Policy 32 Plan for adequate facilities Consistent: The Atascadero Fire
equipment, and personnel Department was consulted about
to meet fireqfghting potential Impacts during the
demands_ preparation of the Specific Plan FIR_
The Fire Department indicated that It
tlitl not anticipate that the project
would pose any significant challenges
In terms of service needs
Furthermore, the anal ad would pay
all applicable development fees for
fre protection
Policy 33 Sustain the ability of the Consistent The Atascadero Fire
Fire Department to respond Department was consulted about
to emergencies_ potential Impacts during the
preparation of the Specific Plan FIR_
The Fire Department indicated that It
tlitl not anticipate that the project
would pose any signlf cant challenges
In terms of service needs
Furthermore, the anal ad would pay
all applicable development fees for
fre protection
Goal SFN4 Minimize the potential for Consistent Preliminary geotechnical
loss of life and properly investigations were prepared for the
suiting from geologic and Major Tenant Project and Annex
seismic hazards Project sites that assessed geologic
and seismic conditions_The Specific
Plan FIR summarizes the findings of
the Investigations and sets forth
mitigation measures intended to
reduce the risk of Injury, loss of life,
and property tlamags from geologic
and seismic hazards_
Policy 4l Ensure that developments, Consistent Prellminarygeotechnlcal
structures, and public investigations were prepared for the
facilities adequately Major Tenant Project and Annex
address geologic and Project sites The Specific Plan FIR
seismic hazards_ evaluated potential Impacts
associated with geologic and seismic
hazards The project Incorporates
mitigation measures that reducethe
risk of Injury, loss of life, and property
damage from earthquakes
land slid as, antl other geologic
hazards.
Policy 42 Ensure that structures are
Consistent Mitigation is
designed and located torated In theSpecific Plan FIR
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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OMMERCIAL AREA
SPECIFICPLAN APPENDIXC: PROJECT CONSISTENCY ANALYSIS
withstand strong ground requiring the submission of a design
shaking, IlquefaMlee, and level geotechnical study and building
seismic settlement plans to the Clry of Atascadero for
review
and approval prior to Issuance
of building development
within
for each
The
laps the Specific
lud all The bulltlingplanswill Itions all
acclleameaeceay and comply
lythe
geoaecdall cabl Motly entl oo ofthe
most
requirements oaths
most melena version of the California
lding
CoImpliance with mitigation Cotl
ensurethat truh oresrewill
ensure that toUNuresnretrondesigned
entl located shadow withstand sarong
ground shaking, liquefaction, and
seismic settlement
Policy 43 Aveltl for development In area General Plan
Figure ng IV4 Fa
whe
risk for and re and Gel Planrd Map,V-0: Fojecitult site when Aside developments is
entltin an are of high
esk for sloe
that
employaetlpriate design
olein an area of Mgh risk for
and
etlesgn lentlslltles
entl techniques construction
eednl u
Goal SFN6 harm toduce the potential for Caluateena?dealimpac Plan EIR
damage individuals the environment
entl associate with ha impacts
damageto
materials,
soromagniti dare, rusmaterials,
from hazardous aagnetic electunsafoaaucturesl and identified radiation,radon,
on, an electromagnetic unsafe structures meals entl Ihere etl
treles,and
structures
entl unsafe mitigationecessary
measures where
arses entl slruNures sseryaovels risksto
acceptable levels
Goal SFN6 Protectthe
citizens from the
Consistent
dtheprThe Specific Plan EIR
harmfulao(monads expose
tlaarby sJeN's potential to
effecting ntlannoyingosure to excessneambys of noir land uses to
excess of exposure to excessive levels wreneclssaryMitigation
excessive noise_ reduce
where necessary t
Ia ccept a le le nolle exposure to
acceptable levels
Goal 3FNJ Protect theeconomic base Consistentprojects
' oWu
de
ofesontlnresidential omponent isconsidered
preventing
incompatible noise-sensitive land use The
land uses
from encroaching residentialwere evaluated
upon existing or tl potential
exposure
o unacceptable
Ise producing usesnselevels from
the projecit
s
nonresidential uses Mitigation
requires the future Muje Fay
Outparcel useon the Major Tenant
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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DEL Rio ROAD
OMMERCIAL AREA
SPECIFICPLAN APPENDIXC: PROJECT CONSISTENCY ANALYSIS
Project site be evaluated by a
qualified noise consullenl to ensure
that these units Incorporate noise
attenuation measures This is
consistent with the objective of
protecting the economic base of
Atascaaero from encroachment of
incompatible lana uses
Goal SON Preserve the tranquility of Consistent The 3pclilc Plan EIR
residential areas by analyzed the project s potential to
preventing the expose nearby residential land uses
encroachment of noise- to excessive levels of noise_
Mitigation
producing uses necessary
Is proposedwhere
dureto acceptable
lelev noise
exposure to nqueity of t levels As
such, Cheng residential
of me
una ve re ly affect odes would
the
not adversely affected by the
project
nsi
Goal SON is Avoid orhroreduce
gh noise Consistent The project is oriented to
Impads ening and pr site have(driveways,
source parking lots, ns
etc
planning entl project directed is parking lots etc
design,
referecetohe use directed and ardswe El Camino Real and
preference to Candi f USstothe away from the resid south f
ial
noise barriers anatio edtothe site
NiseLanars are of
structural modifications nsto the project ed i Noises wh ere are
on noi se
sensitive
containing nols� only sources cannot
be located
elswher
nslllve lentl uses nnotbe needs or site here
ao to operational anonal rivets or site
constraints etc ) Thru is
trash compactors,the
etce TMs Is
consistent i with the obJeNlve of
emphasizing site design toenerioete
rs
with reliance on noise barriers
as ono preference_
Policy chenolseresenrtls in this Consistent?hepofur would
chapterrepresentpresent exposure and noise
maximuacceptablenoise
locations
osdriive aysedource
levels New development location dsuch to adsEl amino
exposurs and
should e
and n noise and ing US
Land ins El Camino Reel
exposure entl noise aria US to entl protect nearby residences noise
maintain
generation The Ordinity ance
barrifrom unwanted
nonee Noise etimplaense Ortllnence from union wo noise Noise
maummemeMf the generation con featuruld alsoes
bschas reduced by
reqElement
ementsofthe Noise project desigrubber gaskets
in theM
Element sealed rubber gdocks w the reduces e or
Tenant l m ope ing a (d cl osi gof
sefromo en entl closing of
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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OMMERCIAL AREA
SPECIFICPLAN APPENDIXC: PROJECT CONSISTENCY ANALYSIS
cord) and devices on Major Tenant
trucks that limit idling to no more than
3 minutes_
Policy Noise created by new Consistent The standards set forth
transportation noise In Table IV-3 were used In assessing
sources, including roadway transportation noise Impacts
improvementprojects,
risotto Mitigation lsrequired where
bemitigated v esnaf to necessary to acceptabe noise
exceed the 3 within
the etl generated to acceptable levels
ITable IVB activity
are the
outdoor paces area and
Interior spades ofdexisting
uses
sensitivenoise lana uses
Policy Noisecreated bynew
in Table
Consistent 4 The wreuseaatlssst form
essin
sourcestl stationary noise stationary
Teble IV-0weimpact in assessing
existing so stationary noise here ecce sar Mitigation Is
stationary ndergo sources requithen is generated to ary to eptablreduce
woob unionst levels se generated to acceptable
modificincrease
se levels shall levels
ncaease noise eve
shall
be mitigated so as not to
th
exceed the noise level
standlands esof Table Ir on
anal nose-
sensitive esignaletl for i
uses This policy
aces not apply to
noise
levels associated with
agricultural operations
Policy TheCityshell const _
Consistent
e Specific Plan EIR
implementing
mitigation analyzedthecumulative inc
re
ase
in
measwherexisting noise levels associated
ssoociatewith
noise els produce implementation ofibeproject
significant noise
imMitigation lsrequired where
noise-sensitive usesor necessary
xpossa ffsite nollewy ew development esuretoacceptable levels
may assail in dominative
increasesof noise upon
noise-sensitive lana ores
Ho Goal NOS i quamafeusinge and high Consistent project includes
ality
sin
Element
opportnitiesg residential ly uses
multiple aterphase
Element oppoOunlllesecmeal ibe many as
Ingunitpbase_As
eecom all segments of any es 66 dwelling antis would be
the oommun _ developed
Policy i t production
rEncourage�ction steadynew Consistent project lnolutles
pcludinanafnew housing, sinresidential ly uses
multiple
including
sin commexed rcial
many as 50
lnelunits wase_As
use arsIn to meet tel lana any es66 tlwellingunitswnits be
eel to meet the developed The residential units
CRY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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DEL Rio ROAD
OMMERCIAL AREA
SPECIFICPLAN APPENDIXC: PROJECT CONSISTENCY ANALYSIS
needs of all household wouldbeadjacenttothenon
-
typeslntheClry- residential uses and could be
characterizedas "horizontal" mixed
useThisIs consistent with
encouraging the steady production of
new housing- Including mixed use
projects In commercial land use
areas.
Goal HOS4 Protect and conserve the Consistent The Specific Plan
existing housing stook antl (ncludes setback and landscaping
neighborhoods requirements to segregate and boxer
the non residential uses from the
residential uses surrounding the
Major Tenant Project and Annex
Project sites These characteristics
would serve to protect the existing
neighborhoods surrounding the
project area-
Policy 41 Encourage conservation Consistent There is an existing
and preservation of dilapidated, unoccupied Colony
neighborhoods and sound Home on the Annex Project site that
housing, including places may meet local historical significance
and buildings of historical criteria-The applicant is seeking to
and architectural relocatethls sfructureto another
significance- location-This is consistent with the
objective of conserving an
preserving buildings of historical
significance
-
Policy 42 Encourage conservation Consistent There is an existing
and preservation of houses dilapidated, unoccupied Colony
that have historical and Home on the 1800 EI Camino Real
architectural significance- parcel within Annex Project site that
may meet local historical significance
criteriaTheapplicant Is seeking to
relocate this structure to another
locationThisis consistent with the
objective of conserving and
preserving buildings of historical
significance
-
Policy 43 Encourage attractive Consistent The Specific Plan
architecture and site contains design standards and
landscaping that respect guidelines that are consistent with
terrain and native trees Clry standards The Major Tenant
store and Annex Shopping Center
would employ contemporary
architecture and Install landscaping
throughout the site-A tree removal
permit will be required and a Tree
CRY OF ATASCADERO DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN
C - 'g
DEL Rio ROAD
OMMERCIAL AREA
SPECIFICPLAN APPENDIXC: PROJECT CONSISTENCY ANALYSIS
Protection Plan will be provided to the
Clry prior to grading. Removed frees
will be replaced with new frees that
will be planted onsite_
Goal HOS 10 Ensure an adequate supply Consistent The Housing Element
of land for new housing does not identify any of the parcels
production comprising the project site In the
inventory of the sites needed to meet
the City regional housing needs
Therefore, re-designating the
residentially designated parcels to
residential usewould not
adv
adversely affect the CIN's ability to
produce new housing_
Furthermore, both the Major Tenant
Project and Annex Project
components contemplate future
esitlential uses that would allow for
as many as 50 new tlwel ling units
The ultimate development of these
dwelling units could be credited
towards the Cly's regional housing
need allocation
Policy 101 Encourage Infill and Consistent The project would be
intensification In areas located on an Infill site and would
suitable for housing within provide housing within the USL
the USL
Policy 102 Consider revising the Consistent The project which is
Zoning Ordinance to allow located outside of the downtown
mix use project outside the area, would provide a mix of uses,
downtown area ncludin commercial antl residential
CRY OF ATASCADERO DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN
C -21
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