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CC_2016-03-22_Agenda Packet
CITY OF ATASCADERO CITY COUNCIL AGENDA Tuesday, March 22, 2016 Regular Session 6:00 P.M. City Hall Council Chambers, 4th floor 6500 Palma Avenue, Atascadero, California (Entrance on Lewis Ave.) CITY COUNCIL CLOSED SESSION: 5:00 P.M. 1. CLOSED SESSION -- PUBLIC COMMENT 2. COUNCIL LEAVES CHAMBERS TO BEGIN CLOSED SESSION 3. CLOSED SESSION -- CALL TO ORDER a. Conference with Labor Negotiators (Govt. Code Sec. 54957.6) Agency designated representatives: Rachelle Rickard, City Manager Employee Organizations: Atascadero Firefighters Bargaining Unit b. Conference with Legal Counsel – Anticipated Litigation Initiation of litigation pursuant to Government Code Section 54956.9 (d)(4) - two cases. 4. CLOSED SESSION – ADJOURNMENT 5. COUNCIL RETURNS TO CHAMBERS 6. CLOSED SESSION – REPORT City Council Closed Session: 5:00 P.M. City Council Regular Session: 6:00 P.M. 1 REGULAR SESSION – CALL TO ORDER: 6:00 P.M. PLEDGE OF ALLEGIANCE: Council Member Sturtevant ROLL CALL: Mayor O’Malley Mayor Pro Tem Moreno Council Member Fonzi Council Member Kelley Council Member Sturtevant APPROVAL OF AGENDA: Roll Call PRESENTATIONS: 1. Proclamation Recognizing April 2016 as “Month of the Child” and “Child Abuse Prevention Month”. A. CONSENT CALENDAR: (All items on the consent calendar are considered to be routine and non-controversial by City staff and will be approved by one motion if no member of the Council or public wishes to comment or ask questions. If comment or discussion is desired by anyone, the item will be removed from the consent calendar and will be considered in the listed sequence with an opportunity for any member of the public to address the C ouncil concerning the item before action is taken. DRAFT MINUTES: Council meeting draft minutes are listed on the Consent Calendar for approval of the minutes. Should anyone wish to request an amendment to draft minutes, the item will be removed from the Consent Calendar and their suggestion will be considered by the City Council. If anyone desires to express their opinion concerning issues included in draft minutes, they should share their opinion during the Community Forum portion of the meeting.) 1. City Council Draft Action Minutes – February 23, 2016 Recommendation: Council approve the City Council Draft Action Minutes of the February 23, 2016 City Council meeting. [City Clerk] 2. City Council Draft Action Minutes – March 8, 2016 Recommendation: Council approve the City Council Draft Action Minutes of the March 8, 2016 City Council meeting. [City Clerk] 3. Council Norms Fiscal Impact: None. Recommendation: Council review and approve the Council Norms and Procedures for 2016. [City Attorney] 2 4. Cycle de Mayo Sponsorship Fiscal Impact: The fiscal impact of the sponsorship is $500 in budgeted community outreach general funds. Recommendation: Council approve $500 for a Sponsorship of the 2016 North County Cycle de Mayo event. [City Manager] 5. Tract 2525 Bond Release Fiscal Impact: None. Recommendations: Council move to accept Las Lomas Tract 2525 Phase 1 and Phase 2 public improvements as complete and release the following bonds: 1. All of the bonds issued by Arch Insurance Company for Phase 1 and Phase 2; 2. All of the bonds posted by SureTec Insurance Company for the public improvements constructed by Estancia except for the Maintenance Bond; and 3. All of the bonds posted by SureTec Insurance Company for the public improvements constructed by Vista Dorada except for the Maintenance Bond. [Public Works] UPDATES FROM THE CITY MANAGER: (The City Manager will give an oral report on any current issues of concern to the City Council.) COMMUNITY FORUM: (This portion of the meeting is reserved for persons wanting to address the Council on any matter not on this agenda and over which the Council has jurisdiction. Speakers are limited to three minutes. Please state your name for the record before making your presentation. Comments made during Community Forum will not be a subject of discussion. A maximum of 30 minutes will be allowed for Community Forum, unless changed by the Council. Any members of the public who have questions or need information ma y contact the City Clerk’s Office, between the hours of 8:30 a.m. and 5:00 p.m. at 470-3400, or mtorgerson@atascadero.org.) B. PUBLIC HEARINGS: 1. Medical Marijuana Cultivation Amendment Ex-Parte Communications: Fiscal Impact: None. Recommendation: Council introduce for first reading, by title only, Draft Ordinance A amending Section 9-6.186 of the Atascadero Municipal Code regarding Marijuana Cultivation Facilities. [Community Development] 3 C. MANAGEMENT REPORTS: 1. Preliminary El Camino Real Corridor Study Fiscal Impact: None. Recommendation: Council receive and file the Preliminary El Camino Corridor Study. [Community Development] COUNCIL ANNOUNCEMENTS AND REPORTS: (On their own initiative, Council Members may make a brief announcement or a brief report on their own activities. Council Members may ask a question for clarification, make a referral to staff or take action to have staff place a matter of business on a future agenda. The Council may take action on items listed on the Agenda.) D. COMMITTEE REPORTS: (The following represent standing committees. Informative status reports will be given, as felt necessary): Mayor O’Malley 1. City / Schools Committee 2. County Mayors Round Table 3. Integrated Waste Management Authority (IWMA) 4. SLO Council of Governments (SLOCOG) 5. SLO Regional Transit Authority (RTA) Mayor Pro Tem Moreno 1. California Joint Powers Insurance Authority (CJPIA) Board 2. City of Atascadero Finance Committee (Chair) 3. Economic Vitality Corporation, Board of Directors (EVC) Council Member Fonzi 1. Air Pollution Control District 2. Oversight Board for Successor Agency to the Community Redevelopment Agency of Atascadero 3. SLO Local Agency Formation Commission (LAFCo) 4. City of Atascadero Design Review Committee 5. SLO County Water Resources Advisory Committee (WRAC) 6. Water Issues Liaison Council Member Kelley 1. Atascadero State Hospital Advisory Committee 2. City of Atascadero Design Review Committee 3. Homeless Services Oversight Council 4. City of Atascadero Finance Committee Council Member Sturtevant 1. City / Schools Committee 2. League of California Cities – Council Liaison 4 E. INDIVIDUAL DETERMINATION AND / OR ACTION: 1. City Council 2. City Clerk 3. City Treasurer 4. City Attorney 5. City Manager F. ADJOURNMENT Please note: Should anyone challenge any proposed development entitlement listed on this Agenda in court, that person may be limited to raising those issues addressed at the public hearing described in this notice, or in written correspondence delivered to the City Council at or prior to this public hearing. Correspondence submitted at this public hearing will be distributed to the Council and available for review in the City Clerk's office. I, Lisa Cava, Deputy City Clerk of the City of Atascadero, declare under the penalty of perjury that the foregoing agenda for the March 22, 2016 Regular Session of the Atascadero City Council was posted on March 16, 2016, at the Atascadero City Hall, 6500 Palma Avenue, Atascadero, CA 93422 and was available for public review at that location. Signed this 16th day of March, 2016, at Atascadero, California. Lisa Cava, Deputy City Clerk City of Atascadero 5 City of Atascadero WELCOME TO THE ATASCADERO CITY COUNCIL MEETING The City Council meets in regular session on the second and fourth Tuesday of each month at 6:00 p.m. Council meetings will be held at the City Hall Council Chambers, 6500 Palma Avenue, Atascadero. Matters are considered by the Council in the order of the printed Agenda. Regular Council meetings are televised live, audio recorded and videotaped for future playback. Charter Communication customers may view the meetings on Charter Cable Channel 20 or via the City’s website at www.atascadero.org. Meetings are also broadcast on radio station KPRL AM 1230. Contact the City Clerk for more information (470-3400). Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the office of the City Clerk and are available for public inspection during City Hall business hours at the Front Counter of City Hall, 6500 Palma Avenue, Atascadero, and on our website, www.atascadero.org. Contracts, Resolutions and Ordinances will be allocated a number once they are approved by the City Council. The minutes of this meeting will reflect these numbers. All documents submitted by the public during Council meetings that are either read into the record or referred to in their statement will be noted in the minutes and available for review in the City Clerk's office. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City meeting or other services offered by this City, please contact the City Manager’s Office or the City Clerk’s Office, both at (805) 470-3400. Notification at least 48 hours prior to the meeting or time when services are needed will assist the City staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting or service. TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA Under Agenda item, “COMMUNITY FORUM”, the Mayor will call for anyone from the audience having business with the Council to approach the lectern and be recognized. 1. Give your name for the record (not required) 2. State the nature of your business. 3. All comments are limited to 3 minutes. 4. All comments should be made to the Mayor and Council. 5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other individual, absent or present This is the time items not on the Agenda may be brought to the Council’s attention. A maximum of 30 minutes will be allowed for Community Forum (unless changed by the Council). If you wish to use a computer presentation to support your comments, you must notify the City Clerk's office at least 24 hours prior to the meeting. Digital presentations must be brought to the meeting on a USB drive or CD. You are required to submit to the City Clerk a printed copy of your presentation for the record. Please check in with the City Clerk befo re the meeting begins to announce your presence and turn in the printed copy. TO SPEAK ON AGENDA ITEMS (from Title 2, Chapter 1 of the Atascadero Municipal Code) Members of the audience may speak on any item on the agenda. The Mayor will identify the s ubject, staff will give their report, and the Council will ask questions of staff. The Mayor will announce when the public comment period is open and will request anyone interested to address the Council regarding the matter being considered to step up to the lectern. If you wish to speak for, against or comment in any way: 1. You must approach the lectern and be recognized by the Mayor 2. Give your name (not required) 3. Make your statement 4. All comments should be made to the Mayor and Council 5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other individual, absent or present 6. All comments limited to 3 minutes The Mayor will announce when the public comment period is closed, and thereafter, no further public com ments will be heard by the Council. 6 ITEM NUMBER: A-1 DATE: 03/22/16 Atascadero City Council February 23, 2016 Page 1 of 9 CITY OF ATASCADERO CITY COUNCIL DRAFT MINUTES Tuesday, February 23, 2016 City Hall Council Chambers, 4th floor 6500 Palma Avenue, Atascadero, California CITY COUNCIL CLOSED SESSION: 5:00 P.M. Mayor O’Malley announced at 5:02 p.m. that the Council is going into Closed Session. 1. CLOSED SESSION -- PUBLIC COMMENT - None 2. COUNCIL LEAVES CHAMBERS TO BEGIN CLOSED SESSION 3. CLOSED SESSION -- CALL TO ORDER a. Conference with Labor Negotiators (Govt. Code Sec. 54957.6) Agency designated representatives: Rachelle Rickard, City Manager Employee Organizations: Atascadero Firefighters Bargaining Unit 4. CLOSED SESSION – ADJOURNMENT 5. COUNCIL RETURNS TO CHAMBERS 6. CLOSED SESSION – REPORT City Council Closed Session: 5:00 P.M. City Council Regular Session: 6:00 P.M. 7 ITEM NUMBER: A-1 DATE: 03/22/16 Atascadero City Council February 23, 2016 Page 2 of 9 The City Attorney reported that there was no reportable action. REGULAR SESSION – CALL TO ORDER: 6:00 P.M. Mayor O’Malley called the meeting to order at 6:00 p.m. and Council Member Fonzi led the Pledge of Allegiance. ROLL CALL: Present: Council Members Kelley, Fonzi, Sturtevant, Mayor Pro Tem Moreno, and Mayor O’Malley Absent: None Others Present: City Clerk Marcia McClure Torgerson and City Treasurer Gere Sibbach Staff Present: City Manager Rachelle Rickard, Administrative Services Director Jeri Rangel, Community Development Director Phil Dunsmore, Public Works Director Nick DeBar, Police Chief Jerel Haley, City Attorney Brian Pierik, Deputy City Manager Terrie Banish and Deputy City Manager Lara Christensen. APPROVAL OF AGENDA: MOTION: By Council Member Sturtevant and seconded by Mayor Pro Tem Moreno to approve the agenda. Motion passed 5:0 by a roll-call vote. PRESENTATIONS: 1. Proclamation Designating Tuesday, February 23, 2016, as “World Spay Day” The City Council presented the Proclamation to Mary Golden of the North County Humane Society. A. CONSENT CALENDAR: 1. City Council Draft Action Minutes – January 26, 2016 Recommendation: Council approve the City Council Draft Action Minutes of the January 26, 2016 City Council meeting. [City Clerk] 8 ITEM NUMBER: A-1 DATE: 03/22/16 Atascadero City Council February 23, 2016 Page 3 of 9 2. City Council Draft Action Minutes – January 29, 2016 Recommendation: Council approve the City Council Draft Action Minutes of the January 29, 2016 City Council special meeting. [City Clerk] 3. December 2015 Investment Report Fiscal Impact: None. Recommendation: Council receive and file the City Treasurer’s report for quarter ending December 2015. [City Treasurer/Administrative Services] 4. Lake View Drive Pavement Rehabilitation Construction Award – City Bid No. 2015-001 Fiscal Impact: The fiscal impact of this award is $284,360 in budgeted Capital Project Funds including funding from General Capital Improvement Funds and Proposition 1B State Grant funding. Recommendations: Council: 1. Award the Lake View Drive Pavement Rehabilitation Base Bid and Bid Alternate in the total amount of $284,360.00 to Viborg Sand and Gravel, Inc.; and, 2. Authorize the City Manager to execute a contract with Viborg Sand and Gravel, Inc., in the amount of $284,360.00, for construction of the Lake View Drive Pavement Rehabilitation Project; and, 3. Authorize the Director of Public Works to file a Notice of Completion with the County Recorder upon satisfactory completion of the project. [Public Works] 5. Community Facilities District 2005-1 : Annexation No. 14 – 5310 Carrizo Tract 2625 / Annexation No. 15 – 8570 El Corte Tract 2802 / Annexation No. 16 – 10380 El Camino Real VTPM #AT 14-0028 Fiscal Impact: There is no fiscal impact in adopting the draft resolutions declaring the intent to annex territory into the Community Facilities District. Recommendations: Council adopt: 1. Draft Resolution A, a resolution of intention to annex territory to Community Facility District and to authorize the levy of special taxes therein – City of Atascadero Community Facilities District 2005-1 Annexation No. 14 (5310 Carrizo Tract 2625); and, 2. Draft Resolution B, a resolution of intention to annex territory to Community Facility District and to authorize the levy of special taxes therein – City of Atascadero Community Facilities District 2005-1 Annexation No. 15 (8570 El Corte Tract 2802); and, 3. Draft Resolution C, a resolution of intention to annex territory to Community Facility District and to authorize the levy of special taxes therein – City of Atascadero Community Facilities District 2005-1 Annexation No. 16 (10380 El Camino Real VTPM #AT 14 - 0028). [Community Development] 9 ITEM NUMBER: A-1 DATE: 03/22/16 Atascadero City Council February 23, 2016 Page 4 of 9 Mayor O’Malley pulled Item #A-4 for clarification, and Council Member Kelley pulled Item #A-5 for discussion. PUBLIC COMMENT: None MOTION: By Council Member Fonzi and seconded by Council Member Sturtevant to approve the Consent Calendar. Motion passed 5:0 by a roll-call vote. (#A-4.2: Contract No. 2016-002, #A-5.1: Resolution No. 2016-006, #A-5.2: Resolution No. 2016-007, #A-5.3: Resolution No. 2016-008) UPDATES FROM THE CITY MANAGER: City Manager Rachelle Rickard gave an update on projects and issues within the City. COMMUNITY FORUM: The following citizen spoke during Community Forum: Jim Patterson. Mayor O’Malley closed the COMMUNITY FORUM period. B. PUBLIC HEARINGS: 1. PLN 2014-1529 - Halcon Residential Density Change / ConsciousBuild Residential Planned Development - (ConsciousBuild Atascadero Dev. LLC) Ex-Parte Communications: Fiscal Impact: Based on the revenue projections from the Taussig Study, the City has developed standard Conditions of Approval for new residential planned development projects that require the co st of maintenance and emergency services to be funded by the project through a combination of road assessment districts, landscape and lighting districts and community facilities districts. Recommendations: Planning Commission recommends Council: 1. Adopt Draft Resolution A certifying mitigated negative declaration 2015-0007 based on findings; and, 2. Adopt Draft Resolution B approving General Plan Amendment 2014-0030 based on findings; and, 3. Introduce for first reading, by title only, Draft Ordinance A approving Title 9 Zone Text Amendment ZCH 2015-0178 establishing PD overlay zone 33 based on findings; and, 4. Introduce for first reading, by title only, Draft Ordinance B approving Zone Map Amendment ZCH 2014-0175 based on findings; and, 10 ITEM NUMBER: A-1 DATE: 03/22/16 Atascadero City Council February 23, 2016 Page 5 of 9 5. Adopt Draft Resolution C approving Conditional Use Permit 2014-0284 (Master Plan of Development) and Tree Removal Permit TRP 2014-0178 based on findings and subject to Conditions of Approval and Mitigation Monitoring; and, 6. Adopt Draft Resolution D approving Tentative Subdivision Map TTM 2014-0108, based on findings and subject to Conditions of Approval and Mitigation Monitoring. [Community Development] Community Development Senior Planner Kelly Gleason gave the staff report and answered questions from the Council. Ex Parte Communications Council Member Kelley stated that he is on the Design Review Committee where this item was discussed, and also received a few emails from the public. Mayor Pro Tem Moreno stated she also received a few emails. Council Member Fonzi stated that she is also on the Design Review Committee and received emails regarding traffic. PUBLIC COMMENT: The following citizens spoke on this item: Andrew Goodwin, and Dennis Moresco (Exhibit A). Mayor O’Malley closed the Public Comment period. Mayor O’Malley recessed the meeting at 8:22 p.m. Mayor O’Malley reconvened the meeting at 8:40 p.m. PUBLIC COMMENT: The following citizens spoke on this item: Dennis Schmidt, Dennis Moresco, Gere Sibbach, and Mark Dariz. Mayor O’Malley closed the Public Comment period. MOTION: By Council Member Kelley and seconded by Mayor O’Malley to: 1. Adopt Draft Resolution A certifying mitigated negative declaration 2015-0007 based on findings; and, 2. Adopt Draft Resolution B approving General Plan Amendment 2014-0030 based on findings; and, 3. Introduce for first reading, by title only, Draft Ordinance A, approving Title 9 Zone Text Amendment ZCH 2015- 11 ITEM NUMBER: A-1 DATE: 03/22/16 Atascadero City Council February 23, 2016 Page 6 of 9 0178 establishing PD overlay zone 33 based on findings, with the following amendment: Under (a) Project Area Development Standards, #7, the inclusionary housing fee should be 5% of the building valuation for any primary residential unit; and, 4. Introduce for first reading, by title only, Draft Ordinance B approving Zone Map Amendment ZCH 2014-0175 based on findings; and, 5. Adopt Draft Resolution C approving Conditional Use Permit 2014-0284 (Master Plan of Development) and Tree Removal Permit TRP 2014-0178 based on findings and subject to Conditions of Approval and Mitigation Monitoring; with the following amendments: Condition #11 – …The applicant shall submit a payment of 5% of the building valuation… Condition #15 – Prior to issuance of building permits for any residential unit, the applicant shall pay their fair share toward improvements at the US 101/Santa Barbara interchange based on a City approved cost estimate of $6.5 million with a cap of $8,000 for the build-out improvements. Condition #16 – add the following: d) Concurrent with recordation of CC&Rs and/or integrated into CC&Rs shall be a paragraph addressing the City’s roles and responsibilities related to the administration and enforcement of any CC&R provisions; and, 6. Adopt Draft Resolution D approving Tentative Subdivision Map TTM 2014-0108, based on findings and subject to Conditions of Approval and Mitigation Monitoring; with the following amendment: Condition #11 – add the following: f) Concurrent with recordation of CC&Rs and/or integrated into CC&Rs shall be a paragraph addressing the City’s roles and responsibilities related to the administration and enforcement of any CC&R provisions. Motion passed 4:1 by a roll-call vote. (Moreno opposed) (#B1.1: Resolution No. 2016-009, #B1.2: Resolution No. 2016- 010, #B1.5: Resolution No. 2016-011, #B1.6: Resolution No. 2016-012) Mayor Pro Tem Moreno commented that she voted no, not because she doesn’t want this project to go through, but she is uncomfortable making this decision on the fees. She stated that she felt this is very spur of the moment and we are going with an 12 ITEM NUMBER: A-1 DATE: 03/22/16 Atascadero City Council February 23, 2016 Page 7 of 9 estimate, that we all know isn’t going to be the number. She said that she thought a better estimate should be determined. Mayor O’Malley recessed the meeting at 9:25 p.m. Mayor O’Malley reconvened the meeting at 9:40 p.m. C. MANAGEMENT REPORTS: 1. Lot Line Adjustment 2015-0121 (ATAL 15-0094) - City Lake Park and Atascadero Kiwanis Parcels - 7848 Pismo Avenue Fiscal Impact: There is no future fiscal impact from the adoption of Draft Resolution A. Significant City staff and attorney time has been incurred (in-kind contribution) towards the processing of the lot line adjustment. Kiwanis has requested that permit application and other costs also be shared. Any direction to additionally share in these costs will have a fiscal impact. Recommendations: The Parks and Recreation Commission recommends: 1. City Council adopt Draft Resolution “A” to authorize the City to be a party to a lot line adjustment to modify the boundary of two City owned parcels at the Lake Park/Pavilion parking lot in order to correct a historic lot line location inconsistency at the Kiwanis Hall property at 7848 Pismo Avenue; and, 2. City Council provide staff direction regarding a memorandum of understanding to provide parking for Kiwanis Hall; and, 3. City Council provide staff direction regarding relief of fees and additional cost participation with the processing of the lot line adjustment. [Community Development] Community Development Director Phil Dunsmore gave the staff report and answered questions from the Council. PUBLIC COMMENT: The following citizens spoke on this item: Dennis Schmidt, and Mark Dariz. Mayor O’Malley closed the Public Comment period. MOTION: By Mayor O’Malley and seconded by Council Member Fonzi to adopt Draft Resolution “A” to authorize the City to be a party to a lot line adjustment to modify the boundary of two City owned parcels at the Lake Park/Pavilion parking lot in order to correct a historic lot line location inconsistency at the Kiwanis Hall property at 7848 Pismo Avenue. Motion passed 5:0 by a roll-call vote. (Resolution No. 2016- 013) 13 ITEM NUMBER: A-1 DATE: 03/22/16 Atascadero City Council February 23, 2016 Page 8 of 9 MOTION: By Mayor O’Malley and seconded by Mayor Pro Tem Moreno to split the fees 50/50 for the processing of the lot line adjustment, as this action is mutually beneficial to both parties since the project is located partially on City property, and this action removes liability to the City and recoups valuable parking spaces. Motion passed 5:0 by a roll-call vote. 2. City of Atascadero - Marketing Plan Update 2015-16 Fiscal Impact: None Recommendations: Council: 1. Receive and file marketing plan update; and, 2. Approve special event sponsorship criteria. [City Manager] Deputy City Manager Terrie Banish gave the staff report and answered questions from the Council. PUBLIC COMMENT: None There was Council consensus on the following: 1. Council to receive quarterly updates on the Marketing Plan, 2. Council approved the special event sponsorship criteria, 3. Council received and filed this report. 3. Proposed Ordinance to Amend the Atascadero Municipal Code for Remittance of Transient Occupancy Tax from Quarterly to Monthly Fiscal Impact: If the Council directs staff to move forward with a potential amendment to the Municipal Code, staff estimates the costs to prepare the staff reports, prepare the draft ordinance, and publicly notice the meetings will cost approximately $5,100. Recommendation: Council provide direction to staff regarding a potential amendment to the Atascadero Municipal Code to change the reporting and remittance of Transient Occupancy Tax from quarterly to monthly based on the request of the Atascadero Tourism and Business Improvement District (ATBID). [City Manager] Mayor O’Malley stated that he would be stepping down on this item as he owns a bed and breakfast and pays TOT. Deputy City Manager Terrie Banish gave the staff report and answered questions from the Council. 14 ITEM NUMBER: A-1 DATE: 03/22/16 Atascadero City Council February 23, 2016 Page 9 of 9 PUBLIC COMMENT: The following citizens spoke on this item: Tom O’Malley Mayor Pro Tem Moreno closed the Public Comment period. MOTION: By Mayor Pro Tem Moreno and seconded by Council Member Kelley to direct staff is to go back to the TBID Board and let them know that the City Council does not see a benefit to the City, and is not willing to spend money and employee time on changing the reporting process for TOT at this time. Motion passed 4:0 by a roll-call vote. (O’Malley abstained) COUNCIL ANNOUNCEMENTS AND REPORTS: None D. COMMITTEE REPORTS: None E. INDIVIDUAL DETERMINATION AND / OR ACTION: None F. ADJOURNMENT Mayor O’Malley adjourned the meeting at 10:56 p.m. MINUTES PREPARED BY: ______________________________________ Marcia McClure Torgerson, C.M.C. City Clerk The following exhibit is available for review in the City Clerk’s office: Exhibit A – Handout submitted by Dennis Moresco 15 ITEM NUMBER: A-2 DATE: 03/22/16 Atascadero City Council March 8, 2016 Page 1 of 8 CITY OF ATASCADERO CITY COUNCIL DRAFT MINUTES Tuesday, March 8, 2016 City Hall Council Chambers, 4th floor 6500 Palma Avenue, Atascadero, California CITY COUNCIL CLOSED SESSION: 5:00 P.M. Mayor O’Malley announced at 5:00 p.m. that the Council is going into Closed Session. 1. CLOSED SESSION -- PUBLIC COMMENT - None 2. COUNCIL LEAVES CHAMBERS TO BEGIN CLOSED SESSION 3. CLOSED SESSION -- CALL TO ORDER a. Public Employee Performance Evaluation (Govt. Code 54957) Title: City Manager 4. CLOSED SESSION – ADJOURNMENT 5. COUNCIL RETURNS TO CHAMBERS 6. CLOSED SESSION – REPORT The City Attorney reported that there was no reportable action. City Council Closed Session: 5:00 P.M. City Council Regular Session: 6:00 P.M. 16 ITEM NUMBER: A-2 DATE: 03/22/16 Atascadero City Council March 8, 2016 Page 2 of 8 REGULAR SESSION – CALL TO ORDER: 6:00 P.M. Mayor O’Malley called the meeting to order at 6:02 p.m. and Council Member Kelley led the Pledge of Allegiance. ROLL CALL: Present: Council Members Kelley, Fonzi, Sturtevant, Mayor Pro Tem Moreno, and Mayor O’Malley Absent: None Others Present: City Clerk Marcia McClure Torgerson Staff Present: City Manager Rachelle Rickard, Community Development Director Phil Dunsmore, Public Works Director Nick DeBar, Police Commander Joe Allen, City Attorney Brian Pierik, and Deputy City Manager Lara Christensen. APPROVAL OF AGENDA: Mayor O’Malley suggested moving Item #C-4 to be heard after Community Forum. MOTION: By Council Member Fonzi and seconded by Council Member Sturtevant to approve the agenda, as amended. Motion passed 5:0 by a roll-call vote. PRESENTATIONS: None A. CONSENT CALENDAR: 1. City Council Draft Action Minutes – February 9, 2016 Recommendation: Council approve the City Council Draft Action Minutes of the February 9, 2016 City Council meeting. [City Clerk] 2. January 2016 Accounts Payable and Payroll Fiscal Impact: $1,643,114.11 Recommendation: Council approve certified City accounts payable, payroll and payroll vendor checks for January 2016. [Administrative Services] 17 ITEM NUMBER: A-2 DATE: 03/22/16 Atascadero City Council March 8, 2016 Page 3 of 8 3. Tract 2445: Alcantara Subdivision - Final Map 2015-0180 - (6340 Alcantara/Cursey) Fiscal Impact: None Recommendations: City Council: 1. Adopt and approve Tract Map 2445 (Final Map 2015 -0180); and, 2. Accept the Public Utility Easements shown on Tract Map 2445; and, 3. Reject without prejudice to future acceptance on behalf of the public, the 5 foot-wide offer of dedication shown on the map; and, 4. Authorize and direct the City Clerk to endorse the City Council’s approval of the maps; and, 5. Authorize the City Manager to execute a Subdivision Agreement between the Subdivider and the City. [Public Works] Council Member Fonzi pulled Item #A-3. MOTION: By Council Member Sturtevant and seconded by Mayor Pro Tem Moreno to approve Items #A-1 & 2 of the Consent Calendar. Motion passed 5:0 by a roll-call vote. Item #A-3: Council Member Fonzi asked if there will be any more extensions on this map. Community Development Director Dunsmore replied, no. MOTION: By Council Member Fonzi and seconded by Council Member Sturtevant to approve Item #A-3 of the Consent Calendar. Motion passed 5:0 by a roll-call vote. (Contract No. 2016- 003) UPDATES FROM THE CITY MANAGER: City Manager Rachelle Rickard gave an update on projects and issues within the City. COMMUNITY FORUM: The following citizens spoke during Community Forum: Eric Michielssen, Marie Roth, and Ellen Beraud. Mayor O’Malley closed the COMMUNITY FORUM period. 18 ITEM NUMBER: A-2 DATE: 03/22/16 Atascadero City Council March 8, 2016 Page 4 of 8 C. MANAGEMENT REPORTS: 4. PLN 2014-1529 / Halcon Residential Density Change / ConsciousBuild Residential Planned Development (ConsciousBuild Atascadero Dev. LLC.) Fiscal Impact: If the project is approved for processing, it should be required to be fiscally neutral so the added residential units fund their own on-site improvements and maintenance, as well as their fair share of off - site improvements and impacts to City emergency services. Recommendations: Council: 1. Adopt on second reading, by title only, Draft Ordinance A approving Title 9 Zone Text Amendment ZCH 2015-0178 establishing PD overlay zone 33 based on findings; and, 2. Adopt on second reading, by title only, Draft Ordinance B approving Zone Map Amendment ZCH 2014 -0175 based on findings; and, 3. Confirm that Condition #15 of Resolution 2016-011 shall provide that the applicant’s fair share amount will be based on a City approved cost estimate of $6.5 million for the build-out improvements with a cap of $8,000 per unit. [Community Development] Community Development Director Phil Dunsmore gave the staff report and answered questions from the Council. PUBLIC COMMENT: None MOTION: By Council Member Sturtevant and seconded by Council Member Kelley to: 1. Adopt on second reading, by title only, Draft Ordinance A approving Title 9 Zone Text Amendment ZCH 2015-0178 establishing PD overlay zone 33 based on findings; and, 2. Adopt on second reading, by title only, Draft Ordinance B approving Zone Map Amendment ZCH 2014-0175 based on findings; and, 3. Confirm that Condition #15 of Resolution 2016-011 shall provide that the applicant’s fair share amount will be based on a City approved cost estimate of $6.5 million for the build-out improvements with a cap of $8,000 per unit. Motion passed 4:1 by a roll-call vote. (Moreno opposed) (#1: Ordinance No. 595, #2: Ordinance No. 596) Mayor Pro Tem Moreno commented that she voted no, not because she doesn’t want this project to go through, but she is uncomfortable making this decision on the fees. She stated that she felt this is very spur of the moment and we are going with an estimate, that we all know isn’t going to be the number. She said that she thought a better estimate should be determined. 19 ITEM NUMBER: A-2 DATE: 03/22/16 Atascadero City Council March 8, 2016 Page 5 of 8 B. PUBLIC HEARINGS: 1. 2016 Community Development Block Grants – Funding Recommendations Ex-Parte Communications: Fiscal Impact: The 2016 allocation is $161,359. Recommendation: Council review and approve funding recommendations for the 2016 Community Development Block Grant (CDBG) program as shown in the staff report with the proportionately adjusted final award amounts based upon the updated final funding amount. [Community Development] Public Works Director Nick DeBar gave the staff report and answered questions from the Council. Ex Parte Communications None were disclosed. PUBLIC COMMENT: None MOTION: By Council Member Fonzi and seconded by Council Member Sturtevant to approve funding recommendations for the 2016 Community Development Block Grant (CDBG) program as shown in the staff report with the proportionately adjusted final award amounts based upon the updated final funding amount. Motion passed 5:0 by a roll-call vote. C. MANAGEMENT REPORTS: 1. Design Update and Council Approval – Downtown Pedestrian Bridge Fiscal Impact: PROPOSED EXPENDITURES Design: Engineering Design, Soils, Topo, Reports 136,962 Staff time 25,000 Design Contingency @ 20% 27,400 Construction: Construction Contract 2,100,000 Testing, Inspection, Environmental and staff time @ 15% 315,000 Construction Contingency @ 20% 420,000 Total Estimated Expenditure: $3,024,362 BUDGET 2010 Bond Proceeds Master Agreement Fund 3,025,070 Total Funding Sources $3,025,070 20 ITEM NUMBER: A-2 DATE: 03/22/16 Atascadero City Council March 8, 2016 Page 6 of 8 Recommendations: Council: 1. Authorize City Manager to execute a Contract for professional engineering services with North Coast Engineering, in an amount not to exceed $136,962; and, 2. Approve the updated schematic design of the Downtown Pedestrian Bridge and Centennial Plaza Project and direct Public Works staff to proceed with the completion of Construction Bid Documents. [Public Works] Public Works Director Nick DeBar gave the staff report and answered questions from the Council. Mr. DeBar introduced Steve Rigor with Arris Studio Architects to make a presentation and answer questions from Council. PUBLIC COMMENT: The following citizens spoke on this item: Ellen Beraud, Tyler Bentley, Tara Nash Reynolds, and Marie Roth. Mayor O’Malley closed the Public Comment period. MOTION: By Council Member Kelley and seconded by Council Member Fonzi to: 1. Authorize City Manager to execute a Contract for professional engineering services with North Coast Engineering, in an amount not to exceed $136,962; and, 2. Approve the updated schematic design of the Downtown Pedestrian Bridge and Centennial Plaza Project and direct Public Works staff to proceed with the completion of Construction Bid Documents. Motion passed 5:0 by a roll-call vote. (Contract No. 2016-004) Mayor O’Malley recessed the meeting at 7:15 p.m. Mayor O’Malley reconvened the meeting at 7:27 p.m. 2. State Route 41 West Feasibility Study Update Fiscal Impact: None. Recommendation: Council provide feedback on W -Trans meeting presentation of draft feasibility study and recommendations. [Public Works] Public Works Director Nick DeBar gave the staff report and answered questions from the Council. Mr. DeBar also introduced Steve Weinberger from W -Trans to make a presentation and answer questions from Council. Mr. Weinberger introduced Christy Gabler from North Coast Engineering who ma de a presentation on stormwater issues and also answered questions from Council. 21 ITEM NUMBER: A-2 DATE: 03/22/16 Atascadero City Council March 8, 2016 Page 7 of 8 Mayor O’Malley asked the representative from SLOCOG to provide comments. Rich Murphy, representing SLOCOG, made brief comments to the Council about SLOCOG discretionary funds that might be available to assist with this project. Mr. Weinberger introduced Outreach Coordinator Loreli Cappel to answer some of the Council’s questions. Kathy DiGrazia with CalTrans also made a few comments. PUBLIC COMMENT: The following citizens spoke on this item: Mike Orvis, and Ellen Beraud. Mayor O’Malley closed the Public Comment period. Council Members expressed their opinions and concerns as requested. They were all especially interested in having a bike friendly corridor, including the use of Atascadero Ave. instead of directing bike traffic towards the ECR/41 intersection. Mayor O’Malley recessed the meeting at 9:36 p.m. Mayor O’Malley reconvened the meeting at 9:42 p.m. 3. Resolution of Support for the Filing of a Basin Boundary Modification Application Fiscal Impact: None Recommendation: Council adopt a Draft Resolution supporting the filing of a basin boundary modification application to the Department of Water Resources by the Templeton Community Services District. [Public Works] City Manager Rachelle Rickard introduced John Neil with the Atascadero Mutual Water Company, who gave the presentations and answered questions from the Council. PUBLIC COMMENT: None MOTION: By Council Member Fonzi and seconded by Mayor O’Malley to adopt a Draft Resolution supporting the filing of a basin boundary modification application to the Department of Water Resources by the Templeton Community Services District. Motion passed 5:0 by a roll-call vote. (Resolution No. 2016- 014) COUNCIL ANNOUNCEMENTS AND REPORTS: None 22 ITEM NUMBER: A-2 DATE: 03/22/16 Atascadero City Council March 8, 2016 Page 8 of 8 D. COMMITTEE REPORTS: None E. INDIVIDUAL DETERMINATION AND / OR ACTION: None F. ADJOURNMENT Mayor O’Malley adjourned the meeting at 9:56 p.m. MINUTES PREPARED BY: ______________________________________ Marcia McClure Torgerson, C.M.C. City Clerk 23 ITEM NUMBER: A-3 DATE: 03/22/16 Atascadero City Council Staff Report - City Attorney’s Office Council Norms and Procedures Consideration of Amendments RECOMMENDATION: Council review and approve the Council Norms and Procedures for 2016. DISCUSSION: The Council Norms and Procedures is a document originally created by the City Council as a guide relating to Council Member behavior. Each year, during the Council’s Strategic Planning session, this document is reviewed by the current Council, amended if the Council desires, and then approved. The City Council reviewed and suggested changes to the Council Norms and Procedures at the Council’s Strategic Planning session held in January, 2016. The Council directed staff to bring the document back to a regular Council meeting to allo w the Council to review and approve the changes to the document for 2016. The attached Draft Council Norms and Procedures include Council’s suggested changes to the document from the Strategic Planning session, and can now be reviewed by Council for additional changes if desired, and approved for 2016. FISCAL IMPACT: None. ATTACHMENT: 1. Draft Council Norms and Procedures (2016) 24 ITEM NUMBER: A-3 DATE: 03/22/16 ATTACHMENT: 1 Council Norms and Procedures (2016) Page 1 of 9 DRAFT CITY OF ATASCADERO COUNCIL NORMS AND PROCEDURES (20142016) GENERAL Council should primarily focus on vision, mission and policy. Staff should primarily focus on implementation and keeping the Council informed. To take courageous action when necessary to keep the City of Atascadero a well-run, well managed innovative City. Council provides leadership and participates in regional, state and national programs and meetings. Council looks to Commissions and Committees for independent advice. Other community leaders are consulted in the decision making process when appropriate. There is extensive citizen participation and work on City programs and documents. Serving the City of Atascadero is the City Council’s top priority. It is expected that each Council Member will represent the City of Atascadero as a member of various boards and committees, and will be pa rticipate in meetings as feasible. We stress training for staff, Council, and Commission members. Council Members will inform the City Manager's Administrative Assistant when they will be out of town as early as possible and it will be put on the Council Calendar. Council Members get the same information as much as possible: citizen complaints, letters, background, etc. 25 ||W /fOUNDEDÿJI nffliliiwrnllFllll[llin7«rk'ÿ 1Iteiajll|j |Bm|m MB igffij / ÿsfvn,-j|o ~ ITEM NUMBER: A-3 DATE: 03/22/16 ATTACHMENT: 1 Council Norms and Procedures (2016) Page 2 of 9 Council Members will determine which specific Commission packets they want to receive. Use technology to improve information flow and communications. Individual Council Members may use the City letterhead as long as they clarify in the document that any opinions expressed are their own. COUNCIL VALUES The Council and City Manager are a participatory team. The Council values high energy, open mindedness, and achievement orientation. Council Members will care and have respect for each other as individuals. Council Members will be straightforward; with no hidden agendas. The City Council values humor. COUNCIL INTERACTION AND COMMUNICATION Individuals are responsible to initiate resolution of problems A.S.A.P. and not let them fester. City Council will not direct cheap shots at each other during public meetings, in the press, or any other place/time. Relationships are informal, but not casual in public [beware of impact on, and perception of, public]. Council Members will be flexible in covering for each other. Council Members that are the Complainant on an issue before the Council must declare their involvement in the issue before the item is reviewed by the Council. Council Committees: - Committee areas belong to the whole Council; they are not seen as territorial. 26 ITEM NUMBER: A-3 DATE: 03/22/16 ATTACHMENT: 1 Council Norms and Procedures (2016) Page 3 of 9 - Committees are responsible to keep rest of Council informed, and other members are responsible for letting committee know if they want more information or to give input. - Before committees start moving in new direction, they will get direction from the rest of Council. - Committee reports will be made under Council Reports, when appropriate. - Committee summaries will be sent on an interim basis to update other Council Members on: o Issues being discussed o Options being considered o Progress Council and committees will give clear and focused direction as early as possible. COUNCIL INTERACTION AND COMMUNICATION WITH STAFF City Manager Council Members should always feel free to go to the City Manager. When a Council Member is unhappy about a department, he/she should always talk it over with the City Manager and/or her designee - not the department head. Concerns about a department head must be taken to the City Manager only. Critical information will be passed to all City Council Members by appropriate personnel. Requests by Council Members for information that will take more than one hour of staff time must be approved by a majority of the City Council at a Council meeting. Documents generated by Council Member requests for information, will be passed to all City Council Members by appropriate personnel. 27 ITEM NUMBER: A-3 DATE: 03/22/16 ATTACHMENT: 1 Council Norms and Procedures (2016) Page 4 of 9 The Council will provide ongoing feedback, information, and per ceptions to the City Manager, including some response to written communications requesting feedback. The City Manager or the Assistant City Manager deals with issues that cross department boundaries. Avoid giving direction individually to the City Manager; the majority of the Council should give the City Manager direction as a formal body. Staff in General Council can talk with department heads if asking for information, assistance or follow up as it pertains to an item on the upcoming Council agenda. Council will always be informed by staff when an unusual event occurs that the public would be concerned about, i.e., anyone wounded by gunfire, area cordoned off by police or fire, etc. The Council and staff will not blind side each other in public; if t here is an issue or a question a Council Member has on an agenda item, that member will contact staff prior to the meeting. City Attorney Contract Attorney will routinely forward relevant new legislation to the City Council. City Attorney shall be pro-active with Council, Manager and Staff when and where appropriate. City Attorney to regularly consult with Council on items of concern on upcoming agenda at the earliest time possible. City Attorney will track Commissions’ actions, agenda of City Council and committees for needed input. City Attorney to pro-actively inform and protect City Council Members from potential violations and conflicts. 28 ITEM NUMBER: A-3 DATE: 03/22/16 ATTACHMENT: 1 Council Norms and Procedures (2016) Page 5 of 9 COUNCIL EMAIL COMMUNICATIONS Think carefully before responding to any e-mail; never reply when angry or in a bad mood. Do not make derogatory personal comments. Do not reply to an e-mail if the reply will be directed to a majority of the Council. Do not take a position or make a commitment on matters yet to be decided by the Council. Remember, even if you don’t do it, your e-mail can be forwarded by others to a majority of the Council. Do not give instructions via email or otherwise to Staff under the managerial control of the City Manager. If e-mailing the entire Council, do so only to provide information, and do not solicit a response. COUNCIL OPTIONS FOR KEEPING INFORMED Read Commission Minutes in order to find out what is being worked on. Read documents on Planning items. City Manager will discuss future Agenda topics with Council Members. Council Members will do their homework. There is extensive use of staff and Commission reports, and Commission minutes. Regular meeting with City Manager Council Members who are appointed to regional Boards will keep other Council Members informed by communicating updates to the City Manager to be shared with the entire City Council. MAYOR'S ROLE Each Mayor is unique; the role is defined by the person, based on that person’s style. 29 ITEM NUMBER: A-3 DATE: 03/22/16 ATTACHMENT: 1 Council Norms and Procedures (2016) Page 6 of 9 The Mayor is the spokesperson for the City. The Mayor will inform the Council of any informal correspondence sent out to anyone in relation to City business - use e-mail whenever possible. The Mayor communicates with commission chairs. The Mayor may appoint an ad hoc committee or a liaison for a specific purpose. CITIZEN COMPLAINTS Staff will attach their response to the copy of the letter received when sending to Council. By City Manager discretion, Council will be informed of significant, urgent and repetitive complaints. Staff will draft a response for Council’s use for responding to the public. Letters over Council signatures will be reviewed by the signer before sent. Council my respond but should not attempt to fix Citizens’ problems on their own; it will be referred to the City Manager. Responses to citizens are customized. Copies of responses to be included in individual packets. If a Council Member wants action based on a citizen’s complaint, they should go through the City Manager's office to ensure it gets into the tracking system. The level of detail in written responses will be selective. Generally, communications are acknowledged with discretion. PUBLIC MEETINGS City Manager sets the Agenda for regular City Council meetings – per the Ordinance Public comment shall be received on all action items. 30 ITEM NUMBER: A-3 DATE: 03/22/16 ATTACHMENT: 1 Council Norms and Procedures (2016) Page 7 of 9 Any Council Member can place an item on the agenda under Council Announcements and Reports. City Council Members will treat everyone equally and with courtesy. Corrections to minutes are passed to the City Clerk before the meeting. Each member may share his/her views about the issue and the reasons for his/her vote. When feasible, audio or video tape all public City Council meetings. Public Comment - Procedure will include: Staff Report, questions from Council, applicant report, public comment, close Public Hearing, any staff response, and bring item back to Council for discussion. - Once public comment is closed, further public input will not be allowed unless re-opened by Mayor. - Applicant’s comments shall be limited to a reasonable time. - Public comments shall be limited to 3 minutes per speaker; per Municipal Code. - It is acceptable to ask questions of a speaker for clarification. - Each speaker will be thanked. - Council will not respond until all public comment has been reviewed. - Mayor allows other members to speak first and then gives his/her views and summarizes. Consent Calendar - There is judicious use of the Consent Calendar, such as minutes, routine City business, and things already approved in the budget. 31 ITEM NUMBER: A-3 DATE: 03/22/16 ATTACHMENT: 1 Council Norms and Procedures (2016) Page 8 of 9 - If a Council Member has a question on a Conse nt Calendar item for their information only, they are to ask staff ahead of time, rather than having it pulled off for discussion during the meeting. - Staff is prepared to report on every agenda item. Voting - Everyone speaks before a motion. - Attempts will be made to get consensus on significant policy issues. - Department heads will generally attend every meeting; other staff attendance at Council meetings is at the City Manager's discretion. - Council Member discussions will not be redundant if they concu r with what has already been said. Closed Session - Council will get written reports for Closed Session items as much as possible; these reports are to be turned in at the end of the meeting. - City Manager will ask for pre-meeting closed sessions if it will save the City money (due to consultant fees, etc.); to be held no earlier than 5:00 p.m. - No violation of Closed Session confidentiality. Special Meetings - Special meetings may be called by Mayor, or a majority of the Council, pursuant to the Brown Act. COMMISSIONS Problem solving issues with Commissions will be done as much as possible with chairs and vice chairs. Commission needs: - To know Council vision, community vision, and General Plan 2025 32 ITEM NUMBER: A-3 DATE: 03/22/16 ATTACHMENT: 1 Council Norms and Procedures (2016) Page 9 of 9 - Understanding of their roles and authority. - To know annual prioritized goals of the City Council. - All commissioners receive an annual training. Criteria for commissioner for re-appointment (and in extreme cases, removal) shall include: - Issues of conflicts of interest. - Attendance (missing two meetings without excuse). - Support of General Plan. - Respect for staff/public. - Working for community versus personal purposes. 33 ITEM NUMBER: A-4 DATE: 3/22/16 Atascadero City Council Agenda Report – City Manager’s Office Cycle de Mayo 2016 Sponsorship Request RECOMMENDATION: Council approve $500 for a Sponsorship of the 2016 North County Cycle de Mayo event. DISCUSSION: The Atascadero and Paso Robles Bicycle Advisory Committees, in partnership with SLO County, Rideshare and other organizations, will be hosting this year’s “Cycle de Mayo” bike month event. The Committees are requesting that each participating City make a sponsorship donation to the 2016 Cycle de Mayo event. The North County event, which is being held in celebration of the national “May is Bike Month” campaign, will take place on Sunday, May 22, 2016, from 10am to 3pm. The purpose of the event is to reach out to the community, especially school-age children, to provide bicycle safety education, advocacy and support for bicycling ; and social awareness on the value of bicycling, such as supporting healthy communities and outdoor recreation, and to promote bicycling in the North County. The North County Cycle de Mayo will take place at Templeton Park. The event is free and will include a kid’s bike rally (safety training), a BMX stunt show, a kid’s bike decorating contest, and a family bike ride around the park. For the adults , there will be two group rides simultaneously starting from both Atascadero and Paso Robles, and meeting at Templeton Park. A Kiwanis tri-tip barbeque, sodas, water, beer and wine will also be provided. All proceeds from this event will support bicycle education, advocacy, and help fund new bicycle infrastructure to connect bicycle trails and links in the North County. The sponsorship of $500 includes being named as an “Aluminum” Level Sponsor in all promotions and press releases, prime logo placement on all prin ted materials, and the City logo and website link posted on the CycledeMayo.com website. 34 ITEM NUMBER: A-4 DATE: 3/22/16 FISCAL IMPACT: The fiscal impact of the sponsorship is $500 in budgeted community outreach general funds. 35 ITEM NUMBER: A-5 DATE: 03/22/16 Atascadero City Council Staff Report – Public Works Department Las Lomas Tract 2525 Public Improvements RECOMMENDATION: Council move to accept Las Lomas Tract 2525 Phase 1 and Phase 2 public improvements as complete and release the following bonds: 1. All of the bonds issued by Arch Insurance Company for Phase 1 and Phase 2; 2. All of the bonds posted by SureTec Insurance Company for the public improvements constructed by Estancia except for the Maintenance Bond; and 3. All of the bonds posted by SureTec Insurance Company for the public improvements constructed by Vista Dorada except for the Maintenance Bond. DISCUSSION: On January 25, 2005, Atascadero Ventures, LLC (“Atascadero Ventures”) entered into a Subdivision Improvement Agreement with the City of Atascadero (“City”) for the construction of public improvements for Phase 1 of Tract 2525. On or about August 16, 2005, Atascadero Ventures entered into a Subdivision Improvement Agreement with the City for the construction public improvements for Phase 2 of Tract 2525. Arch Insurance (“Arch”), as surety for Atascadero Ventures, issued the four bonds with respect to Phase 1 to secure certain performance and payment obligations of Atascadero Ventures on Phase 1: (a) Performance Bond No. SU 5011543; (b) Payment Bond (Labor and Materials) Bond No. SU 5011543; (c) Monument Bond No. SU 5012435 and (d) Maintenance Bond No. SU 5012425-A. Arch also issued five bonds with respect to Phase 2 to secure certain performance and payment obligations of Atascadero Ventures on Phase 2: (a) Performance Bond No. SU 5013909; (b) Payment Bond (Labor & Materials) Bond No. 5013909 ; (c) Performance Bond/Landscaping Bond No. SU 5013910; (d) Payment Bond (Labor & 36 rlfWIFT ITEM NUMBER: A-5 DATE: 03/22/16 Materials/Landscaping) Bond No. SU 5013910 and (e) Monument Bond No. SU 5013911. Atascadero Ventures completed a portion of the public improvements for Tract 2525. However, Atascadero Ventures filed for bankruptcy and did not complete the public improvements for Phase 1 or Phase 2. A portion of Phase 1 was acquired by Estancia and another portion of Phase 1 was acquired by Vista Dorada. The portions acquired by Estancia and Vista Dorada are illustrated in the attached Las Lomas Subdivision General Map (Attachment 1). Vista Dorada also acquired Phase 2. See Staff Report dated July 9, 2013 regarding the acquisitions by Vista Dorada (Attachment 2). For those portions of Phase 1 not acquired by Estancia and Vista Dorada , Arch hired a contractor to complete those public improvements. The City has inspected the Phase 1 public improvements constructed by the contractor hired by Arch and found that the public improvements have been satisfactorily completed. The City has inspected the Phase 1 public improvements constructed by the contractor hired by Estancia and found that the public improvements have been satisfactorily completed. Bonds for the Estancia public improvements were posted by SureTec Insurance Company including: (a) Performance Bond in the amount of $80,344; (b) Labor and Material Bond in the amount of $40,172 and (c) Maintenance Bond in the amount of $8,034. The City has inspected the Phase 1 public improvements constructed by the contractor hired by Vista Dorada and found that the public improvements have been satisfactorily completed. The City has inspected the Phase 2 public improvements constructed by the contractor hired by Vista Dorada and found that the public improvements have been satisfactorily completed. Bonds for the Vista Dorada public improvements for Phase 1 and Phase 2 were posted by SureTec Insurance Company including: (a) Performance Bond in the amount of $744,217; (b) Labor and Material Bond in the amount of $372,108.50; (c) Monument Bond in the amount of $12,600 and (d) Maintenance Bond in the amount of $74,421.70. Since the public improvements for Phase 1 and Phase 2 have been satisfactorily completed, it is recommended that the City Council accept those improvements as complete and release the following bonds: 1. All of the bonds issued by Arch for Phase 1 and Phase 2; 2. All of the bonds posted by SureTec for the public improvement s constructed by Estancia except for the Maintenance Bond; and 37 ITEM NUMBER: A-5 DATE: 03/22/16 3. All of the bonds posted by SureTec for the public improvements constructed by Vista Dorada except for the Maintenance Bond. FISCAL IMPACT: None ALTERNATIVES: The City Council may decide not to accept the improvements completed by the contractor hired by Arch as complete if the Council determines the construction is unsatisfactory. However, staff does not recommend this action as staff has determined that the improvements constructed by the contractor hired by Arch Insurance have been satisfactorily completed. ATTACHMENTS: 1. Las Lomas Subdivision General Map 2. Staff Report dated July 9, 2013 38 LAS LOMAS SUBDIVISION GENERAL MAP ESTANCIA Via Cielo, Start Station 18+60, Sheet 10, Onsite Improvement Plans - Permit No. BLD 04-3426 VISTA DORADA Avion, Start Sta. 33+63, Shown on Sheet 6, Onsite Plan Permit No. BLD 04-3426 Eliano, Start Sta. 19+76.47, Shown on Sheet 7 , Onsite Plan Permit No. BLD 04-3426 39 10333 11290 71845 11&75 40 CAPEfto ITEM NUMBER:A-3 DATE:07/09/13 Atascadero City Council Staff Report -Public Works Department Subdivision Improvement Agreement -Tract 2525-Phase li (Approval of Subdivision Improvement Agreement) RECOMMENDATION: Council authorize City Manager to execute a Subdivision Improvement Agreement for improvements associated with the Las Lomas Subdivision,Tract 2525-Phase II. REPORT IN BRIEF: Tract 2525-Phase II is part of the Woodridge/Las Lomas subdivision.The subdivision was previously owned by R.W.Hertel and Sons (Hertel).Hertel subsequently went bankrupt and forfeited the property.Vista Dorado LLC has purchased the project and plans to build the remaining homes and complete the subdivision improvements in Phase II.Since the subdivision improvements are not yet complete,Vista Dorado LLC is required to complete the subdivision improvements as the houses are constructed. Therefore,staff has prepared a Subdivision Improvement Agreement,between Vista Dorado LLC and the City,which outlines the developer's responsibilities to construct the remaining subdivision improvements.Vista Dorado has signed the Subdivision Improvement Agreement and has submitted the required financial instruments. DISCUSSION: Background:The City Council approved the Woodridge/Las Lomas Tract 2525-Phase II Subdivision Final Map in May 2005.A Subdivision Improvement Agreement (SIA) was signed at that time with R.W.Hertel and Sons.A SIA is required for projects where the final map is recorded but the improvements are not yet completed.Hertel subsequently started the improvements but did not finish the improvement before work stopped sometime in 2007.After work stopped,the City attempted to pull the bonds in order to finish the subdivision improvements,and is currently litigating resolution of the uncompleted work.This process is ongoing,and this approval will not jeopardize the 41 ITEM NUMBER:A-3 DATE:07/09/13 City's efforts to complete the remaining subdivision improvements in other project phases. The project was subsequently purchased by Vista Dorado LLC.Vista Dorado plans to build the remaining homes in Tract 2525 Phase II and the few remaining lots in Phase I that are adjacent to Phase II.The map below shows the location of the vacant lots. Vista Dorado has already finished the model homes and is planning to pull ten additional permits as soon as possible.The ten additional homes have been submitted for permitting and are close to being issued. Figure 1 -Tract 2525 Phase II -Circled area contains Tract 2525-Phase II Analysis:Staff and the developer have agreed to a phased subdivision improvement schedule.The Developer will be required to complete half of the remaining subdivision improvements,fronting the lots they own at the time of the SIA date,as soon as 51%of the home permits receive a final from the Building Department.The remaining subdivision improvements will be required to be constructed prior to final of the last home in Phase II.Staff will condition the permits to insure the improvements are constructed according to the schedule outlined above agreement. 42 ITEM NUMBER:A-3 DATE:07/09/13 ALTERNATIVES: The City Council may decide not authorize the City Manager to sign the Subdivision Improvement Agreement.Staff does not recommend this action since Vista Dorado LLC has submitted the required documents and bonds and is ready to complete the project. FISCAL IMPACT: None. ATTACHMENT: Exhibit A -Subdivision Improvement Agreement and Bond Estimate ITEM NUMBER: B-1 DATE: 03/22/16 Atascadero City Council Staff Report - Community Development Department Amending Section 9-6.186 of the Atascadero Municipal Code Regarding Marijuana Cultivation Facilities (PLN 2015-1574) RECOMMENDATION: Council introduce for first reading, by title only, Draft Ordinance A amending Section 9- 6.186 of the Atascadero Municipal Code regarding Marijuana Cultivation Facilities. DISCUSSION: In response to Assembly Bills 243 and 266 and Senate Bill 643, and in order to meet the March 1st deadline for cultivation ordinances set in AB 243 (which has since been deleted by urgency legislation), the City Council adopted Ordinance No. 593 on January 26, 2016. This ordinance repealed Municipal Code Chapter 5-13 regarding Medical Marijuana Facilities and added Section 9-6.186 to Title 9 of the Municipal Code prohibiting marijuana cultivation facilities, marijuana dispensaries, commercial cannabis activities and medical marijuana deliveries in all zoning districts. In adopting the Ordinance, the City Council recognized the necessity of having a marijuana cultivation ordinance in effect before March 1st to preserve local control; however, they also recognized the need to retain the ability for qualified patients, under certain circumstances, to be able to cultivate marijuana. Therefore, the Council directed staff to return with a discussion that outlines the City’s options towards removing the cultivation ban. Staff returned to Council with four potential options. These options included: 1. Begin a public process immediately and move forward with a meaningful public process and analysis irrespective of a potential ballot measure in November. 2. Adopt an ordinance that allows personal cultivation at a level consistent with what is currently allowed by the Compassionate Use Act of 1996 as a place holder until we know what might happen as a result of a potential State-initiated November ballot measure. 43 rlfWIFT ITEM NUMBER: B-1 DATE: 03/22/16 3. Leave the ordinance just adopted in place until after the potential November ballot issue is decided by the voters. At some point after the November election , Council would evaluate the policy based on local desires and the legislation in place at the time. 4. Repeal the cultivation ban and re-adopt the City’s previous medical marijuana ordinance. Following a discussion of each of the options, Council agreed to an option that was a combination between 1 and 4, thereby asking staff to return with a code amendment to allow a limited amount of cultivation following specific direction: The qualified patient cultivates no more than six mature or 12 immature marijuana plants; The cultivation does not occur on vacant property; There are no more than nine mature or 15 immature marijuana plants cultivated on the property by any combination of qualified patients; No cultivation in the front yard or similar restrictions; The plants may not overhang or infringe into a neighbor’s yard; and No more than 8 ounces of marijuana may be possessed by each qualified patient. Given City Council’s specific direction, staff worked with the City Attorney to craft ordinance amendments that responded to Council’s direction. The Planning Commission reviewed the proposed ordinance on March 1, 2016, and unanimously recommended the City Council adopt the refined ordinance. The Commission agreed that the ordinance provisions clarified cultivation allowances better than the former ordinance and that it provided a logical option for pat ients. The Commission expressed concern over code enforcement and agreed that this is an interim solution pending additional legislation following the November elections. The recommended ordinance includes the following criteria: The qualified patient cultivates no more than six mature or 12 immature marijuana plants pursuant to Health and Safety Code sections 11362.5 and 11362.77; The qualified patient resides in the dwelling unit on the property where he or she cultivates marijuana; The cultivation does not occur on vacant property; There are no more than nine mature or 15 immature marijuana plants cultivated on the property by any combination of qualified patients; The qualified patient cultivates his or her marijuana plants indoors or in a manner that is screened from view from the public right-of-way or any other property; and The qualified patient does not sell, distribute, donate, or provide the marijuana that he or she cultivates to any other person. 44 ITEM NUMBER: B-1 DATE: 03/22/16 Cities have authority through their constitutional police power to regulate or prohibit land uses and activities involving medical marijuana, including marijuana cultivation. Draft Ordinance A would continue the City’s existing prohibition against marijua na cultivation facilities, but would create an exception under Section 9 -8.186(c) for private cultivation by qualified patients on their own properties. Under the proposed ordinance, the City reserves the right to abate any nuisance conditions, such as no xious odors or life and safety hazards, associated with or arising from any private cultivation conducted pursuant to this exception. The City attorney recommended that the ordinance amendment not include a provision on the limit of marijuana possession since that is a criminal matter and not a zoning provision. FISCAL IMPACT: The proposed ordinance represents a continuation of existing enforcement policies regarding medical marijuana facilities, so there would be no change in the fiscal impact for the City. ATTACHMENTS: 1. Draft Ordinance 45 ITEM NUMBER: B-1 DATE: 03/22/16 ATTACHMENT: 1 DRAFT ORDINANCE A AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ATASCADERO, CALIFORNIA AMENDING SECTION 9-6.186 OF THE ATASCADERO MUNICIPAL CODE REGARDING MARIJUANA CULTIVATION FACILITIES WHEREAS, on September 11, 2015, the California Legislature passed Assembly Bills 243 and 266 and Senate Bill 643, which together create a broad state regulatory and licensing system governing the cultivation, testing, and distribution of medical marijuana, the manufacturing of marijuana products, and physician recommendations for medical marijuana; and, WHEREAS, Governor Brown signed each bill on October 9, 2015; and, WHEREAS, Business and Professions Code section 11362.777(c)(4), which was added by AB 243, provided that if a city did not have a land use regulation or ordinance either regulating or prohibiting marijuana cultivation, either expressly or otherwise under the principles of permissive zoning, by March 1, 2016, the State would become sole licensing authority for the commercial cultivation of medical marijuana in that jurisdiction; and, WHEREAS, faced with the March 1st deadline, which was left in the final version of AB 243 inadvertently, and its potentially significant public safety consequences, many cities and counties throughout California adopted express bans on marijuana cultivation activities; and, WHEREAS, on January 26, 2016, the City Council adopted Ordinance No. 593, which prohibited marijuana cultivation facilities, marijuana dispensaries, commercial cannabis activities, and medical marijuana deliveries in all zones of the City; and, WHEREAS, during the consideration of Ordinance No. 593, the City Council heard from citizens who were concerned that a complete ban on private marijuana cultivation would make it difficult, if not impossible, for certain qualified patients to obtain medical marijuana; and, WHEREAS, in adopting Ordinance No. 593, the City Council recognized the necessity of having a marijuana cultivation ordinance in effect before March 1st and directed staff to return with an amendment that would allow limited marijuana cultivation by qualified patients under certain circumstances; and WHEREAS, the Legislature has since enacted Assembly Bill 21, which deleted the March 1st deadline; and 46 ITEM NUMBER: B-1 DATE: 03/22/16 ATTACHMENT: 1 WHEREAS, Regardless of whether the March 1st deadline remained in effect, the City has authority through its constitutional police power and under the express terms of AB 243, AB 266, and SB 643 to amend its marijuana cultivation prohibition at any time; and WHEREAS, the City Council desires to amend Section 9-8.106 to enable qualified patients to cultivate medical marijuana on their own properties for their own personal, medical use. NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF ATASCADERO HEREBY ORDAINS AS FOLLOWS: SECTION ONE: Findings. The City Council hereby incorporates the foregoing recitals and findings. SECTION TWO: Amendment. The City Council of the City of Atascadero hereby amends Section 9-6.186(c) of Title 9 of the Atascadero Municipal Code as follows: (c) Medical marijuana dispensaries, marijuana cultivation facilities, commercial cannabis activities, and medical marijuana deliveries prohibited. (1) Medical marijuana dispensaries are prohibited in all zones in the city and shall not be established or operated anywhere in the city. (2) Marijuana cultivation facilities are prohibited in all zones in the city and shall not be established or operated anywhere in the city. This prohibition shall not apply to a qualified patient, as defined by Health and Safety Code section 11362.7(f), who cultivates medical marijuana, either by himself or herself or with assistance from his or her primary caregiver, as defined by Health and Safety Code sections 11362.5(e) and 11362.7(d), provided that the following conditions are met: (i) The qualified patient cultivates no more than six mature or 12 immature marijuana plants pursuant to Health and Safety Code sections 11362.5 and 11362.77; (ii) The qualified patient resides in a dwelling unit, as defined by Section 9-9.102 of this title, on the parcel where he or she cultivates marijuana; (iii) The cultivation does not occur on a vacant parcel; (iv) There are no more than nine mature or 15 immature marijuana plants cultivated on the same parcel by any combination of qualified patients; (v) A single qualified patient residing in an apartment house or multiple dwelling unit structure, as defined by Section 9-9.102, may cultivate up to six mature or 12 immature marijuana plants in his or her dwelling unit regardless of whether other 47 ITEM NUMBER: B-1 DATE: 03/22/16 ATTACHMENT: 1 qualified patients are cultivating marijuana plants in other dwelling units in the same apartment house or multiple dwelling unit structure; (vi) Two or more qualified patients residing together in a dwelling unit in an apartment house or multiple dwelling unit structure may cultivate up to nine mature or 15 immature marijuana plants in their dwelling unit regardless of whether other qualified patients are cultivating marijuana plants in other dwelling units in the same apartment house or multiple dwelling unit structure; (vii) For apartment houses and multiple dwelling unit structures, cultivation must take place indoors unless it occurs in a private, enclosed yard attached to the dwelling unit in which the qualified patient resides, subject to the screening requirements set forth below; (viii) The qualified patient cultivates his or her marijuana plants indoors or in a manner that is screened from view from the public right-of-way or any other property consistent with Section 9-4.128 of this title; (ix) Marijuana plants that are cultivated outdoors may not extend over any property line or boundary; and (x) The qualified patient does not sell, distribute, donate, or provide the marijuana that he or she cultivates to any other person. Notwithstanding this exception, a qualified patient cultivating marijuana may not create or cause a nuisance condition and the city may abate, in any manner permitted by law, a nuisance condition created or caused by, associated with, or arising from marijuana cultivation by a qualified patient. (3) Commercial cannabis activities are prohibited in all zones in the city and shall not be established or operated anywhere in the city. (4) No person may own, establish, open, operate, conduct, or manage a medical marijuana dispensary, marijuana cultivation facility, or commercial cannabis activity in the city, or be the lessor of property where a medical marijuana dispensary, marijuana cultivation facility, or commercial cannabis activity is located. No person may participate as an employee, contractor, agent, volunteer, or in any manner or capacity in any medical marijuana dispensary, marijuana cultivation facility, or commercial cannabis activity in the city. (5) No use permit, site development permit, tentative map, parcel map, variance, grading permit, building permit, building plans, zone change, business license, certificate of occupancy or other applicable approval will be accepted, approved or issued for the establishment or operation of a medical marijuana dispensary, marijuana cultivation facility, or commercial cannabis activity. 48 ITEM NUMBER: B-1 DATE: 03/22/16 ATTACHMENT: 1 (6) No person and/or entity may deliver or transport medical marijuana from any fixed or mobile location, either inside or outside the city, to any person in the city, except that a person may deliver or transport medical marijuana to a qualified patient or person with an identification card, as those terms are defined in Health and Safety Code section 11362.7, for whom he or she is the primary caregiver within the meaning of Health and Safety Code sections 11362.5 and 11362.7(d). (7) Nothing contained in this section shall be deemed to permit or authorize any use or activity which is otherwise prohibited by any state or federal law. SECTION THREE: CEQA. This Ordinance is not a project within the meaning of section 15378 of the California Environmental Quality Act (“CEQA”) Guidelines because it has no potential for resulting in physical change in the environment, either directly or ultimately. In the event that this Ordinance is found to be a project under CEQA, it is subject to the CEQA exemption contained in CEQA Guidelines section 15061(b)(3) because it can be seen with certainty to have no possibility of a significant effect on the environment. SECTION FOUR: Severability. If any section, subsection, sentence, clause, or phrase of this ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision will not affect the validity of the remaining portions of this ordinance. The City Council hereby declares that it would have passed this ordinance and each and every section, subsection, sentence, clause, or phrase not decl ared invalid or unconstitutional without regard to whether any portion of the ordinance would be subsequently declared invalid or unconstitutional. SECTION FIVE: A summary of this ordinance, approved by the City Attorney, together with the ayes and noes, must be published twice: at least five (5) days prior to its final passage in the Atascadero News, a newspaper published and circulated in the City of Atascadero, and, before the expiration of fifteen (15) days after its final passage, in the Atascadero News. A copy of the full text of this ordinance must be on file in the City Clerk’s Office on and after the date following introduction and passage and must be available to any interested member of the public. INTRODUCED at a regular meeting of the City Council held on _____________, and PASSED and ADOPTED by the City Council of the City of Atascadero, State of California, on ____________, by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: 49 ITEM NUMBER: B-1 DATE: 03/22/16 ATTACHMENT: 1 CITY OF ATASCADERO ______________________________ Tom O’Malley, Mayor ATTEST: ______________________________ Marcia McClure Torgerson, C.M.C. City Clerk APPROVED AS TO FORM: ______________________________ Brian A. Pierik, City Attorney 50 ITEM NUMBER: C-1 DATE: 3/22/16 Atascadero City Council Staff Report - Community Development Department Preliminary El Camino Real Corridor Study PLN 2016-1579 RECOMMENDATION: Council receive and file the Preliminary El Camino Corridor Study. REPORT IN BRIEF: At its November 10, 2015 City Council meeting, the City Council directed staff to review commercial vacancies throughout the El Camino Real Corridor to better understand future proposals from property owners and applicants requesting amendments to the City’s General Plan; particularly, proposed General Plan Land Use Amendments consisting of commercial land use designations converting to residential uses. City staff has completed a preliminary corri dor study of the El Camino Real Corridor and, in conjunction, has analyzed adopted City documents such as the City’s Zoning Ordinance and the City’s General Plan to compare current land uses with existing policies. This preliminary report provides Council the following information: A snapshot of existing commercial vacancies along the El Camino Real Corridor, including size of spaces; Primary commercial nodes; A review of General Plan policies associated with the corridor; and Identification of opportunity sites that may be incentivized through zoning and policies to facilitate a greater economic base or jobs housing balance , residential infill development, and future corridor planning opportunities. This is a preliminary report and is intended to be a building block for further discussions towards the economic growth and prosperity of the El Camino Real Corridor. Recently, the City has experienced a renewed interest in residential and commercial development opportunities. This renewed interest is an opportunity to guide development towards the intent of our General Plan. The intent of this report is to help gain a common understanding of what development opportunities exist, where vacancies are and how 51 ÿCADE*0 ITEM NUMBER: C-1 DATE: 3/22/16 the City might help facilitate economic develo pment. Although this report is not intended to provide definitive solutions at this time, it identifies questions and outlines where existing policy supports development. Staff can bring back further refinements and potential solutions in April as part of the action plan update. DISCUSSION: Background: City staff recently received several requests to process General Plan Amendments to convert vacant or underutilized commercial land to allow residential uses along the El Camino Real Corridor. The locations include the following: 1. Property at the corner of El Camino Real and Santa Barbara at Dove Creek within the Commercial Retail Zone. 2. Property adjacent to Solana Road and El Camino Real within the Commercial Retail Zone. 3. Property between El Camino Real and HWY 101 across from La Uva Lane in the Commercial Park (CPK) zone. Rather than considering General Plan Amendments for these locations in isolation it is better to understand the larger picture, including current reside ntial and commercial opportunities and where best to accommodate the demand for each land use. Atascadero has long suffered from a jobs/housing imbalance that continues to grow as the demand for workforce housing increases. In order to remain successful, the City needs to reserve land for business that can support jobs in addition to potential tax revenue. The City’s adopted General Plan recognizes that the El Camino Real Corridor is a key to the long term goals and economic vibrancy. General Plan Goal LOC 3 states: Transform the existing El Camino real “strip” into a distinctive, attractive and efficient commercial, office and industrial park area which can provide for the long-term economic viability of the community. The City’s General Plan Policy 3.1 includes programs to facilitate that creation. General Plan Policy 3.1: Encourage retail businesses at efficient and attractive nodes along El Camino Real and Morro Road with mixed office and residential uses between those nodes. 52 ITEM NUMBER: C-1 DATE: 3/22/16 Most of these programs are on-going, as illustrated in Attachment 1. Some of the more pertinent General Plan programs include the following: Policies 3.3.3 Designated parcels northwest of the Santa Barbara and El Camino Real intersection known as Dove Creek for mixed-use planned development. 3.3.5 Development incentives to attract new businesses to under-utilized locations along El Camino Real. 3.3.7 Conditionally allow mixed-use or exclusive multi-family infill development in the mid-block portions of General Commercial areas along El Camino Real. 3.3.8 Preserve primary intersections for commercial development with a land use overlay that requires the approval of an overall Master Site Development Plan prior to approval of any development plans. In addition to General Plan policy, the City Council adopted a “Prime Commercial Sites” policy. The purpose of the prime commercial sites policy is to focus support and proactively seek commercial development at specific locations. The policy identified 11 sites within the City that are considered prime commercial, which makes it more difficult to propose a mix-of uses that undermines these potential or existing comme rcial sites (Attachment 2). 1. Wal Mart/Annex site 2. K-Mart Center 3. Von’s Center 4. Smart and Final Center (Formerly Albertson’s) 5. Food 4 Less Center 6. Walgreen’s Center 7. Atascadero Oaks Center (Formerly Spencer’s) 8. Mission Oaks Center (Formerly Factory Outlets) 9. Home Depot Center 10. Dove Creek Commercial Center This policy emphasizes commercial development for these key sites, but does not address how to create an efficient and distinctive commercial area that can sustain long term viability. In addition to these 11 sites, the City adopted “Commercial Hot Spots” as part of strategic planning in 2013. The identified hot spots included: DeCou Lumber site (behind Stylehouse Furniture) West Front Village Dove Creek Commercial Home Depot center pads Wal Mart/Annex 53 ITEM NUMBER: C-1 DATE: 3/22/16 Quick El Camino Real Facts 7 Miles long 539 Acres 620 Buildings 2,547,245 sf of space 4,120 sf average space size Downtown/Hoff Colony Square Since it has been several years, and the both the Prime Commercial sites and Commercial Hot Spots have begun to develop, the attention can shift to those sites that have not developed or continue to be underutilized such as the former Spencer’s shopping center, former De Cou Lumber, vacant property at Dove Creek, and other opportunities along the corridor. Since the adoption of the General Plan in 2002 and the “prime commercial” policy in 2004, the City has experienced a major growth period, and an economic recession. The City is currently experiencing another boom period with an increase in const ruction activities in all sectors, particularly in the residential sector. With the increased residential demand, property owners and speculators are turning to underutilized and vacant areas of the El Camino Real Corridor to explore possible General Plan amendments for future residential uses versus retail or business park uses. Analysis: Preliminary El Camino Real Corridor Study The El Camino Real Corridor is approximately 7 miles in length, running north to south and is adjacent to US Highway 101. Along that stretch, many uses are either adjacent or directly fronting El Camino Real. The predominate land use s along the corridor fit within the General Commercial (C-R) category, which includes retail, restaurant, personal services, offices, auto services, medical services, light manufacturing and a wide variety of other uses currently allowed in the district. Many non -conforming uses also exist in this district, including residential uses and storage uses. The General Commercial land use acts as a “catch–all” of uses not only for the corridor, but for the entire City. The second largest land use category is the Commercial Park Zone (CPK) which parallels HWY 101 and El Camino Real primarily north of San Anselmo Road to just south of Santa Cruz Road. This zone was intended to be the City’s clean, or light industrial/business park zone. The third largest land use category is the Commercial-Service zone which is intended to provide for auto-services, building materials, repair, and light industry. This district is primarily within the south end of the community between Curbaril and Santa Rosa Road. A total of 540 acres are either directly adjacent or gain access from El Camino Real. A breakdown of the land uses along the El Camino Real is included below. 54 ITEM NUMBER: C-1 DATE: 3/22/16 At total of 620 non-residential buildings are located throughout the 7-mile stretch of the corridor. A total of 2,547,345 sf of non-residential building square footage is within the corridor with an average building size of 4,120 sf. Analysis Strategy The focus area of the analysis included the following areas: All non-residential designated land uses along El Camino Real Parcels between El Camino Real and US 101 Parcels within the Downtown Area from US 101 to Lewis Avenue Residential uses that were directly adjacent or utilized El Camino Real for direct parcel access through easements or flags The analysis was done utilizing a field survey of land uses in conjunction with GIS and current building permit information. This analysis did not include industrial uses along Traffic Way or commercial professional uses oriented along Morro Road. These specific areas could be inventoried with a future analysis. 200 Acres 43 Acres 55 Acres 63 Acres 41 Acres 75 Acres 31 Acres 55 2016 El Camino Real Corridor Land Uses ÿ Public Uses 1 Single Family ÿ Multi-Family 8%Professional Use* ÿ Light Industrial 14% ÿ General Commerical 37%ÿ Downtowi 6% ITEM NUMBER: C-1 DATE: 3/22/16 Total El Camino Real Vacancies 63 total buildings / spaces available 187,945 sf of available space Average space 2,983 sf Total Vacancy rate: 7.4% The vacancy analysis is a “snapshot” in time that incorporates building permit data during the month of January, 2016. City staff visited sections of the corridor to determine vacancies based on the following criteria: Spaces that had “for lease” signs Spaces that are known to be “vacant” Visual conformation of vacant or empty store fronts Contact of business through phone calls to verify the business does or does not exist Analysis Findings A total of 63 buildings had either complete vacancies or partial spaces that were vacant. The vacant space totals 187,945 sf, with an average space vacancy of 2,983 sf. Notable vacancies not included in staff’s analysis include some spaces listed below. These were excluded because building permits are in process, the spaces are not being actively listed, or there are known leasing issues with the buildings. The following notable vacancies omitted include: Former Spencer’s Fresh Market Location (Building permit ready to be issued) A portion of Former Haggen’s Grocery Store (Building permit in process for 30,000 sf of space for Smart and Final Extra) Downtown Jack-in-the-box site (known leasing issues with corporate tenant) Carlton Hotel Restaurant Site (not actively listed, used as event space) Creek Side Building / Former City Hall (Successor agency not actively marketing property yet) The total vacancy rate for all non -residential buildings as of January 2016 along the El Camino Real corridor is estimated to be 7.4%. This figure was computed based on the total building square footage along the corridor divided by the estimated vacant buildings space, as determined by staff’s field survey. The perceived vacancy rate, however, is actually higher due to the buildings that are currently working on interior improvements or waiting for other approvals. For example, the former Spencer’s grocery has an approved permit for a new fitness center, Sma rt and Final is currently installing interior improvements in the former Haggen’s, and other new retail and restaurant spaces are working on development plans. Further breakdown of vacancy rates in the El Camino Real Corridor are below: 56 ITEM NUMBER: C-1 DATE: 3/22/16 These vacancies can be placed into three (3) distinct types: General Commercial /retail spaces; Office Professional spaces; Repair Services and manufacturing. Vacancy Type Number of Buildings / Spaces Vacant SF Average Size of vacant spots (sf) El Camino Corridor building Vacancy Rate General Commercial 42 119,759 2,851 4.7% Office/Professional 15 33,637 2,242 1.3% Services / Manufacturing 6 34,549 5,758 1.3% Total 63 187,945 2,983 7.4% Vacancies were spread throughout the corridor. However, vacant spaces were prominent in three locations: Downtown Atascadero (due to ownership issues (i.e. Carlton, Vetter properties etc.) San Anselmo intersection area (due to San Jacinto center); Curbaril intersection area (Wendy’s, Gary Bang, recycling center). The vacancies are concentrated in these areas due to many factors including smaller spaces in the Downtown and San Anselmo area, absentee property owners in the Downtown, and large anchor tenants vacating spaces in the Curbaril area. In the Curbaril area, vacancies will be temporary as Smart and Final is now moving in, the 0.0% 1.0% 2.0% 3.0% 4.0% 5.0% Commercial Vacancy Rates 4.7% 1.3% 1.3% General commercial / retail Office / Professional Services / Manufacturing 57 11 V A ÿ ÿ ÿ ITEM NUMBER: C-1 DATE: 3/22/16 former Harley Davidson dealer is on the market, Wendy’s restaurant is considering returning, and the former recycling center will soon be available. To provide a comparison with other nearby communities, City staff reviewed 2015 data provided by Beacon Economics and Stafford McCarty Commercial Real Estate. Vacancy Type City of San Luis Obispo City of Paso Robles City of Atascadero El Camino Corridor Industrial / Warehousing 2.3 1.1 1.3 Office/Professional 5.3 7.5 1.3 Retail 1.3 2.6 4.7 Along the El Camino Real Corridor, industrial and office professional vacancies are lower than the City of San Luis Obispo and Paso Robles; however, Atascadero’s retail vacancies are significantly higher than these cities. Spaces that are currently listed “for lease” in buildings that have been typically used for “retail” type of uses rent from as low as $0.80 a square foot to as high as $2.00 a square foot. This is a significant price range, and significantly lower than rents collected on a per square foot basis in either San Luis Obispo or Paso Robles. It is important to understand these statistics are only applicable to the El Camino Real Corridor and not Citywide. Most of the retail spaces were developed between the late 1970’s to mid to late 1990’s throughout the corridor, with notable exceptions. Over the last five years, City Staff has noted a lack of façade improvements to existing commercial spaces. In addition , the largest inventory of spaces in the City are less than 2,500 sf in size (a total of 39 vacant spaces). These trends in the City’s vacant spaces lead to the following: Smaller, lower priced spaces, while great for initial business start -up costs, can lead to marginal business ventures that have a harder time ensuring the business stays afloat. Property owners have not re-invested significantly in façade or space upgrades to attract new tenants or easily transform spaces to expand or shrink as needed; Larger spaces are harder to find in the City, with a significant lack of available inventory for spaces ranging from 5,000 to 10,000 square feet. Some of the more prominent vacancies have not been filled due to issues outside of market forces. Similar land uses exist in multiple zoning districts, therefore in some parts of the City there appears to be a lack of synergy. The lack of synergy may depress rents and not attracting the desired land uses. Although flexibility is good, retail relies on synergy and visibility, while business parks and service uses have different location needs. The retail corridor is too spread out and the location and quality of retail spaces does not facilitate success. 58 ITEM NUMBER: C-1 DATE: 3/22/16 With lower rents, and retail vacancies higher than surrounding communities, the El Camino Real Corridor is facing pressure to convert vacant or underutilized parcels into residential uses. Therefore, this analysis warrants a close look at the City’s residential inventory and what is in the pipeline. Atascadero Residential Market Performance The local residential market continues to be robust. Attachment 5 illustrates where construction is taking place, future units are entitled, and potential new residential developments are currently undergoing entitlement review. Major residential projects include: The Knolls at the Avenida – Phase I (60 units under plan check) Woodbridge Townhomes (35 units under construction) Oakridge Estates (4 units under construction) Emerald Ridge (located just south of Wal-Mart) (132 units) Principal Mixed-Use (Across from Miner’s Hardware) (38 Units) Atascadero Groves (45 units) Hartberg Multi-Family (75 units – pre-app review) Eagle Ranch Specific Plan (up to 587 units – EIR/Specific Plan review) The following is a breakdown of residential construction pipeline projects. With Existing Entitlement= approved by planning but pending construction permits Undergoing Entitlement review = under planning review (i.e. Emerald Ridge Apartments) A total of 1,420 residential units are in the pipeline for development. Even without Eagle Ranch, the number of units that can be expected to be reasonably constructed within the next five years significantly exceeds the City’s Regional Housing Needs Units Under Construction 176 Units With Existing Entitlement 467 Potential Units Undergoing Entitlement Review 777 Housing Projects 59 ITEM NUMBER: C-1 DATE: 3/22/16 Assessment (RHNA) that was identified in the City’s Housing Element. Our RHNA projects that we need to accommodate a total of 312 units by 2019. The residential market continues to be robust. There are opportunities for infill development along the El Camino Real corridor. However, those infill opportunities should support existing major and neighborhood commercial nodes. As a part of the corridor study, staff completed a preliminary analysis of potential new development areas for future residential uses in the corridor. The analysis of residential construction is included as Attachment 5. Advance Planning Opportunities for the Corridor As a part of the preliminary corridor analysis, staff reviewed areas for future planning consideration. These consideration areas are labeled in Attachment 3 as “opportunity” areas for both commercial / non-residential areas and residential areas. In comparison with other communities, Atascadero has a very limited amount of available commercial land. Much of the land is broken up into small parcels or is underutilized/underdeveloped. Very few deep parcels remain. Those that remain are at risk of being further reduced in size due to development that may be inconsistent with the General Plan such as proposed residential development on a commercial lot. Staff has identified opportunity sites along the El Camino Real Corridor that provide some of the following: Existing parcels that may be combined to form areas required for larger shell buildings to house clean tech industries or other industries that provide high quality jobs to the local economy; Potential interface issues may be minimized such as adjacency to sensitive land uses(i.e residential); Availability of infrastructure such as sewer; Support for future commercial nodes or support for jobs creating business park; Implementation of General Plan programs and policies. Staff identified multiple areas along the corridor that could become opportunity sites if property owners, adjacent residents, and the City work together to help improve the economic outlook for the community. 60 ITEM NUMBER: C-1 DATE: 3/22/16 Future Analysis Areas Location 1. San Anselmo / El Camino Real – Vacant commercial properties exist adjacent to the former Atascadero Ford site across from the K-Mart shopping center. These four large parcels are vacant and currently allow Commercial-Retail development. Other adjacent parcels appear underutilized. 2. Solano Avenue / El Camino Real –. This location suffers from a poor retail location. South of Solano, the area is already developed with service commercial and non-retail uses. The land use category is currently retail. 3. Uptown Atascadero – This location north of the downtown is sandwiched between EL Camino and residential properties. Its narrow depth and small lots limits commercial development. There are several large Colony homes in this block, that further limit flexibility. It is currently zoned for Retail.. 61 $ %-,. / \/v *Via €\C,;. \VVVÿ.* >*',£>• \%,,...J:,,:,,. N> ll*iitfr1inl fulfill ITEM NUMBER: C-1 DATE: 3/22/16 4. Mid-El Camino Real – This area is south of the WalMart site between HWY 101 and El Camino. Most of the properties here are underutilized south of the factory outlets. This area is zoned CPK and is the City’s designated “Business Park” zone. It also allows retail. Sites to the east allow a mix of low and medium density residential. 5. West Del Rio Marketplace – The large, nearly flat site facing the west side of US 101 is within the Rural Residential Zone. It’s freeway frontage and access to Del Rio road invite a greater potential, especially as the overpass is improved and regional retail is developed in the Annex and Wal Mart properties. In preparation for the April 20th strategic planning discussion staff could develop an action plan that outlines specific strategies. These strategies could include a re - examination of the Commercial Hot Spots or the Prime Commercial Policy. The City may also wish to pro-actively earmark specific sites to help facilitate development or redevelopment. Expanding the Preliminary Corridor Study – A concept plan for the corridor The El Camino Real Corridor has been identified since the City’s incorporation as the key commercial hub. The 1980 General Plan mentioned the corridor directly and noted similar observations that can still be made today: 62 1 nH <h ~-\—1—---l12.3 acm opportunity 4ÿ9ÿ Mt*ÿ 132 RMF units Co*ii*«e«i»i Rom!"I * K*/.\f y Sttc N 1 r— >.1 a'OJ lof .- *A V>V <v&t 1 ;v % ÿ 1 \'V £,y£,,"ÿ Commercial properties are strung out inordinately along 31 Camino Real. ITEM NUMBER: C-1 DATE: 3/22/16 The 1992 General Plan also calls out a strategy along the El Camino Real Corridor. An excerpt from the 1992 General Plan includes: The 2002 General Plan contains goals, policies and programs to transform the corridor. The City has participated in corridor visioning completed by outside organizations, including Cal Poly in 2011 and SLOCOG in 2008 and 2011 . The City has policies in place that can be utilized to help us view the bigger picture. Given current development trends, we now need to make some decisions to ensure that the City can continue providing a healthy economic base in addition to accommodating a large portion of the County’s housing demand. Both of these can be accomplished. This preliminary corridor plan serves as a start. With information taken from the Cal Poly 2011 Plan, this assessment, and SLOCOG, we can build the groundwork and begin to formulate strategy that responds to current demand while proactively facilitating economic development. The El Camino Real Corridor can be a key to the City’s economic success and growth. Now that things are progressing with some of the downtown propert ies, and regional retail will soon be in place at Del Rio, the focus can shift to other underutilized sites to help facilitate both retail and job based commercial development while still focusing residential development on appropriate sites. CONCLUSION: The El Camino Real Corridor has been an economic hub of the City since its foundation in the early 1900’s. Since incorporation, the City has recognized the corridor is one of the prime economic engines of the Community. The City’s General Plan has outlined programs and policies to enhance the corridor, and the corridor has slowly improved as commercial nodes have begun to emerge. For example, the Vons center has undergone significant enhancements in recent years and Colony square will soon progress to be the key attraction near the downtown, along with the walking bridge and the Hoff property. With a booming housing market, the El Camino Real Corridor’s vacant and underutilized parcels that are designated for non-residential uses are being explored due to the 63 ITEM NUMBER: C-1 DATE: 3/22/16 availability of public services, infrastructure, and ease of transportation choices. These same attributes are also needed for the successful development of commercial property. Conversion of commercial land use designation to residential desi gnations may hinder the future potential of larger commercial parcels to develop as intended by the General Plan. Our General Plan recognizes that retail development should be focused within nodes adjacent to arterial road intersections and that other areas may be appropriate for other commercial uses. The City has a great plan in place and implementation of the plan will help keep things moving in a forward direction. The City Council asked Staff to examine the El Camino Real Corridor for the following: Commercial Vacancies throughout the corridor. Viable hot spots along El Camino Real. Locations that the City is willing to convert. Sites that might be possible for clean technology or alternative development. Through this preliminary analysis, the following takeaways can be made: The Vacancy Rate for El Camino Real is actually lower than other cities in the County; Significant vacancies are for spaces that are less than 2,500 square feet; Significant lack of available commercial space f or spaces between 5,000 to 10,000 sf exists throughout the corridor and in the City; The City has a diluted commercial corridor; The City has over 600 residential units available for construction in the next 18 months; An additional 800 units may be entitled over the next two years for residential construction ranging from apartments, townhomes, small lot single family dwellings, and typical large lot residential development; The City has a lack of large, green field development areas for clean tech or other job generating uses that provide living wages to our local economy; and There are opportunities to combine parcels and create nodes and districts for various commercials and job generating uses that provide a greater jobs/housing and revenue balance; ATTACHMENTS: 1. General Plan Programs and Policies 3.1 2. City Council Prime Commercial Sites Policy 3. Preliminary El Camino Real Corridor Study 64 ITEM NUMBER: C-1 DATE: 3/22/16 ATTACHMENT 1: General Plan Program and Policies 65 Policy 3.1:Encourage retail businesses at efficient and attractive nodes along El Camino Real and Morro Road with mixed office and residential uses between those nodes. Programs: 1.Designate the southeast corner of the Curbaril Avenue and ECR intersection for a master planned retail commercial use. 2.Designate and protect the east side of the Del Rio Road and El Camino Real intersection for a master planned retail commercial use. 3.Designate parcels northwest of the Santa Barbara and El Camino Real intersection known as Dove Creek for a mixed-use planned development. 4.Designate the area between San Jacinto Avenue and Rosario Avenue along El Camino Real for neighborhood commercial and office uses. 5.Develop incentives to attract new businesses to under utilized locations along El Camino Real. 6.Require new development to comply with provisions of the Appearance Review Manual specific to the El Camino Real corridor,including the incorporation of landscaping and pedestrian walkways,and providing reciprocal driveway access easements between sites,where feasible. 7.Conditionally allow mixed-use or exclusive multi-family infill development in the mid- block portions of General Commercial areas along El Camino Real. 8.Preserve primary intersections for commercial development with a land use overlay that requires the approval of an overall Master Site Development Plan prior to approval of any development plans. 9.Conditionally allow,mixed-use office and multi-family development along Morro Road,provided each development has an office or commercial frontage use with recessed parking. 10.Utilize the Capital Improvement Program to prioritize street tree planting,streetscape improvements and street repair projects along El Camino Real. 11.Amend and maintain the zoning ordinance to require Conditional Use Permit approvals of bars,dance halls,night clubs,drive through restaurants,and service stations (all gasoline sales uses). 12.Develop street design standards for El Camino Real that provide for street trees, landscaping,and pedestrian comfort. ITEM NUMBER: C-1 DATE: 3/22/16 ATTACHMENT 2: City Council Prime Commercial Sites Policy 66 ITEM NUMBER: C-1 DATE: 3/22/16 ATTACHMENT 3: Preliminary El Camino Real Corridor Study See Attached 67 City of AtascaderoCommunity Development Department Preliminary El Camino Real Corridor Study MARCH 201668 Atascadero Office of Economic Development Preliminary El Camino Real Corridor Study Purpose of the Study History & Purpose About El Camino Real A Brief History The El Camino Real corridor is the City’s versatile economic hub, containing many uses. Historically, the El Camino Real has played in important role in California’s history. The El Camino Real was the historic trail for travel to and from the Missions of California. In Atascadero, the El Camino Real was the primary state highway prior to creation of US Highway 101. It was known as Legislative Route Number (LRN) 2. More commonly, El Camino Real was referred to as simply “the state highway.” Many businesses in Atascadero located along the State Highway not only serve local residents, but travelers as well. With the construction of US 101 highway through the Community, El Camino Real no longer was the “state highway” but continued to play an integral role in providing jobs and services to the Community. Its role as an economic hub continues today. 2 City Council directed Staff to review commercial vacancies throughout the El Camino Real corridor to gain a better perspective on future proposals from property owners and applicants requesting amendments to the General Plan. City Staff has prepared a preliminary corridor study of El Camino Real. This analyzed data to identify types of vacancies, commercial and residential opportunity sites, and entitlements. The preliminary management report provides Council the following: 1. A snapshot of existing commercial vacancies along the El Camino Real corridor, including size of spaces; 2. Identifies opportunity sites that may be incentivize through zoning and policies to facilitate a greater economic base or jobs housing balance, residential infill development, and future corridor plan zoning opportunities. The El Camino Real Corridor is approximately 7 miles in length, running north to south, adjacent to US Highway 101. Along that stretch, many uses are either adjacent or directly fronting El Camino Real. The predominate land use are commercial uses, however many non-conforming uses, such as residences and heavy industry. 69 I Preliminary El Camino Real Corridor Study Aerial Section North£¤101 H i g h w a y 1 0 1El C a m i n o R e a lDel Rio RdRamona Rd S a n R a m o n R d Ga rcia Rd F a lda R d R ailro a d C o l i m a R d Carrizo RdN o g ales Ave San Benito RdA rena R d Obispo RdL o b o s AveRos i t a A v eEl Verano Ave M onte re y R dSanta Cruz RdVida Ave Bikeway Amarg o n R d San Ans e l mo R d S i l l a R d Rio Rita St C a y u c o s AveL a L uz R dN Ferro c a r r i l R d Liga Rd Regio PlC a m p o R d Dolores AveConejo RdVia VientoAtalaya StT r a n q u ill a Ave S an P a l o R dMarco LnHermosi l l a A vePot rero RdMaya LnMachawk DrVia RanchitosLa Uva LnMadera PlCol ima Ct Via Colonia CtCampbell LnCopado Way Via Huerto CtSanta Cruz RdH i g h w a y 1 0 1 S a n A n sel m o R d 3 Home Depot Center Walmart 70 Preliminary El Camino Real Corridor Study Aerial Section Mid Corridor 4 £¤101 £¤101 ·|}ÿ41 ·|}ÿ41 H i g h w a y 1 0 1 El Camino Real A rdill a Rd Mor r o RdCurb a ril A v e Palma Ave Olmeda Ave V e n a d o A veMarchant A ve Coromar Ave Atascadero Ave Tecorida AveNa v a j o a A v e Cristobal Ave Sombrilla Ave Santa Ysabel Ave Aguila AvePal omar AveTraffic WaySanta Ynez Ave S a n A n d r e s AveJu n i p er o AveSanta Lucia RdLa Linia AveChauplin Ave West MallV ega Ave Rosario A v e San An s el m o Rd Fr e s n o A veA lle y L e w i s A v e S a n P a lo Rd El Corte Rd Nogales A v e Vio l e ta AveSan Jacinto AveArcade RdLobo s A v e Sinaloa Ave El Dorado Rd M a riquita AveSan Luis AveEast MallSer r a A veHe r mosi l l a A v e El Cen t r o R dSolano RdGusta RdPaseo D e C aballoEntrada AvePescado CtPlata LnVia TortugaP o r to la RdLegado Ave A l c a nta ra A v e Cason Ct Coromar CtMontura LnConstancia StAtascadero MallParriza CtHighway 101 AlleyAlleyAlleyVega AveVons Shopping CenterCity Hall 71 Preliminary El Camino Real Corridor Study Aerial Section South 5£¤101 El Camino Real Highway 101 H alc on Rd Viej o C a m in oSanta Barbara RdWest Front Rd Eliano St State Hospital DrCarme l R d El Bordo AveLa Lini a AveAvion Rd Alondra R d Alley Rich Ln Las CasitasPino Solo Ave Catalpa St Coromar Ave Calle MilanoEl Corte Rd Santa Rosa RdBocin a Ln Las Lomas Ave Los PueblosJornada LnEast Front Rd Musselman DrSan Diego Way El Dora do Rd Piona Ln Little Country RdCash in S tAsh StGust a RdEl C e n tro RdMontecito AveBan e St Maduro Ln Paseo D e CaballoSan Gabriel RdPlata LnVista Bonita A v e San Rafael RdAvenida MariaPrincipal AveA z o r L n Patria CirCason Ct Coromar Ct San Gabriel StCalle CynthiaRivera Ln C a r d e l i n a L n Pinzon Ct C a l a C t Jan CtWest Front Rd Viejo Camino Highway 101 Alley Post Office DOVE CREEK COMMERCIAL Atascadero Hospital 72 D PUU n nnn Res. Suburban Res. Single Fam. X Res. Single Fam. Y Res. Multi-Fam 20 Res. Multi-Fam 10 Com. Neighborhood Com. Professional Com. Retail Com. Services Com. Tourist Downtown Com Downtown Office Com. Park Industrial Industrial Park Public Recreation Limited Recreation Ag Unincorporated Right of Way Open Space Preliminary El Camino Real Corridor Study O c t o b e r,2 0 0 2 O c t o b e r,2 0 0 2 O c t o b e r,2 0 0 2 O c t o b e r,2 0 0 2 O c t o b e r,2 0 0 2 O c t o b e r,2 0 0 2 Zoning Districts £¤101 Highway 101 E l C a m i n o R e a l Del Rio RdRamona Rd S a n R a m o n R d R a i l r o a d Ga rcia Rd F a lda R d C o l i m a R d Carrizo RdArena R d San Beni to RdObispo RdRos i t a A v eS a n A nselm o R d L o b o s AveNo g a l e s Ave Santa Cruz RdN F e r r o c a r r il R d El Verano Ave M on te r e y R dBikeway L a Luz R dAmarg o n R d S i ll a R d Rio Rita St C a y u c o s AveDolores Av e Liga Rd Regio PlC a m p o R d Conejo RdVia VientoAtalaya StT r a n q u ill a AvePotrero RdMarco LnMaya LnMachawk DrVia RanchitosLa Uva LnMadera PlC u rva d o C irColima Ct Via Colonia CtCampbell LnCopado Way Via Huerto Ct San Ansel mo RdSanta Cruz RdH i g h w a y 1 0 1 Zoning Section North 6 Home Depot Center Walmart73 C Jfi.-y \r\/ÿ'ÿ--''A®%ay/ÿnw?/ÿ -1 ?.' 3f / Ssrrs ÿ..ÿ r n >ÿ>\wro L 1 '7 *'/\xH-rtJTJTr\2y£2Ljjfr:.mJJhMg&SW—j'l i 1 7 L .ÿ _ t/(ii /if //---_n v--ÿ---i mm.'>Jf"F '"'ÿ \mVA\ Res. Suburban Res. Single Fam. X Res. Single Fam. Y Res. Multi-Fam 20 Res. Multi-Fam 10 Com. Neighborhood Com. Professional Com. Retail Com. Services Com. Tourist Downtown Com Downtown Office Com. Park Industrial Industrial Park Public Recreation Limited Recreation Ag Unincorporated Right of Way Open Space Preliminary El Camino Real Corridor Study O c t o b e r,2 0 0 2 O c t o b e r,2 0 0 2 O c t o b e r,2 0 0 2 O c t o b e r,2 0 0 2 O c t o b e r,2 0 0 2 O c t o b e r,2 0 0 2 Zoning Districts £¤101 £¤101 ·|}ÿ41 ·|}ÿ41 Highway 101 Ardilla Rd Valle Ave El Camino R ea l Curbaril AvePalma Ave Olmeda Ave Ven a d o A vePalomar AveMorr o RdTraffic WayM archant A v e Sombrilla Ave Santa Ysabel Ave Railroad West MallAguila Ave Jun i p e r o Av e Atascadero AveRosario AveT e c orida Ave Nog a le s AveNavaj oa A v e V ega Ave San An s el m o Rd L o b o s A v e Capistr a n o A v eSanta Lucia RdPueblo AveFre s n o A v e All e y L e w i s A v e S an Palo Rd El Corte RdSan Jacinto AveMer cedes AveSa n ta Ynez Ave La Linia AveV io le ta Ave Arcade RdE n c inal AveCristob al Av eSinaloa Ave El Dorado Rd T u nitas Ave C a y u c o s AveM a riq u ita A veSan Luis AveEast MallSer r a Av e Hermosi lla A v e Y e sal AveChauplin Av e El Cent r o R dSolano R dCoromar AveEntrada AvePescado CtPaseo De C a b a lloLobos LnValdez AveLegado Ave Constancia StAtascadero MallParriza CtAlley A l le y Highway 101 Vega A v e AlleyEl Camino Real Palomar Ave AlleyValle Av e £¤101 £¤101 ·|}ÿ41 ·|}ÿ41 H i g h w a y 1 0 1 El Camino Real A rdill a Rd Mor r o RdCurb a ril A v e Palma Ave Olmeda Ave V e n a d o A veMarchant A ve Coromar Ave Atascadero Ave Tecorida AveNa v a j o a A v e Cristobal Ave Sombrilla Ave Santa Ysabel Ave Aguila AvePal omar AveTraffic WaySanta Ynez Ave S a n A n d r e s AveJu n i p er o AveSanta Lucia RdLa Linia AveChauplin Ave West MallV ega Ave Rosario A v e San An s el m o Rd Fr e s n o A veA lle y L e w i s A v e S a n P a lo Rd El Corte Rd Nogales A v e Vio l e ta AveSan Jacinto AveArcade RdLobo s A v e Sinaloa Ave El Dorado Rd M a riquita AveSan Luis AveEast MallSer r a A veHe r mosi l l a A v e El Cen t r o R dSolano RdGusta RdPaseo D e C aballoEntrada AvePescado CtPlata LnVia TortugaP o r to la RdLegado Ave A l c a nta ra A v e Cason Ct Coromar CtMontura LnConstancia StAtascadero MallParriza CtHighway 101 AlleyAlleyAlleyVega AveZoning Section Mid-Corridor 7 Vons Center Smart & Final City Hall 74 Res. Suburban Res. Single Fam. X Res. Single Fam. Y Res. Multi-Fam 20 Res. Multi-Fam 10 Com. Neighborhood Com. Professional Com. Retail Com. Services Com. Tourist Downtown Com Downtown Office Com. Park Industrial Industrial Park Public Recreation Limited Recreation Ag Unincorporated Right of Way Open Space Preliminary El Camino Real Corridor Study O c t o b e r,2 0 0 2 O c t o b e r,2 0 0 2 O c t o b e r,2 0 0 2 O c t o b e r,2 0 0 2 O c t o b e r,2 0 0 2 O c t o b e r,2 0 0 2 Zoning Districts £¤101 El Camino Real Highway 101 H alc on Rd Viej o C a m in oSanta Barbara RdWest Front Rd Eliano St State Hospital DrCarme l R d El Bordo AveLa Lini a AveAvion Rd Alondra R d Alley Rich Ln Las CasitasPino Solo Ave Catalpa St Coromar Ave Calle MilanoEl Corte Rd Santa Rosa RdBocin a Ln Las Lomas Ave Los PueblosJornada LnEast Front Rd Musselman DrSan Diego Way E l Dora do Rd Piona Ln Little Country RdCash in S tAsh StGust a RdEl C e n tro RdMontecito AveBan e St Maduro Ln Paseo D e CaballoSan Gabriel RdPlata LnVista Bonita A v e San Rafael RdAvenida MariaPrincipal AveA z o r L n Patria CirCason Ct Coromar Ct San Gabriel StCalle CynthiaRivera Ln C a r d e l i n a L n Pinzon CtLa Costa CtC a l a C t Jan CtWest Front Rd Viejo Camino Highway 101 Alley Zoning Section South 8 Post Office DOVE CREEK COMMERCIAL Atascadero Hospital 75 Preliminary El Camino Real Corridor Study Analysis of Existing Land Uses and Vacancies • 7 Miles long• 539 Acres• 620 Buildings• 2,547,245 sf of space• 4,120 sf average space size El Camino Real Facts Analysis Method & Strategy The analysis was done utilizing a field survey of land uses in conjunction with GIS and current building permit information. This analysis did not include industrial uses along Traffic Way, or commercial professional uses oriented along Morro Road. The focus area of the analysis included all non-residential designated land uses along El Camino Real located on parcels between El Camino Real and US 101 and within the Downtown Area from US 101 to Lewis Avenue. Vacancies were spread throughout the corridor, however prominent vacancies were observed Downtown, and in the San Anselmo and Curbaril intersection areas. Vacancies were determined based on the following criteria:• Spaces that had “for lease” signs;• Spaces that are known to be “vacant”• Visual conformation of vacant or empty store fronts;• Contact business verify the business does or does not exist. City Vacancy Comparison Atascadero Vacancy Breakdown 9 Landuse Break Down • 63 total buildings / spaces available• 187,945 sf of available space• Average space 2,983 sf• Total Vacancy rate: 7.4%76 Vacancy Type Number of Vacant SF Average Size of vacant spots (sf) Vacancy Rate General Commercial 42 119,759 2,851 4.7% Office/Professiona 1 15 33,637 2,242 1.3% Services / Manufacturing 6 34,549 5,758 1.3% Total 63 187,945 2,983 7.4% Vacancy Type City of San Luis City of Paso City of Obispo Robles Atascadero Industrial /Warehousing 2,3 1.1 1.3 Officev'Professional 5.3 7.5 1.3 Retail 1.3 2.6 4.7 2016 El Camino Real Corridor Land Uses Puik u.«. Vacant Space 5,000-10,000 sf Preliminary El Camino Real Corridor Study North El Camino Real 1077 Approved CUP for Drive*- thru Fad 4.500 sf + 10,000 sf now bid9 2.3 Acre Opportunity Site—Retail, Restaurant Pad Multiple Pÿds Available Vacant Space 5,000-10,000 sf Preliminary El Camino Real Corridor Study North Del Rio 1178 12 Units entitled Potentially up to 10 RSF-X Units Entitlod-6 trrtltfi + potential a FES F-X Opportunity Site 3.3 acres Vacant Space 5,000-10,000 sf Preliminary El Camino Real Corridor Study Del Rio Road Marketplace 1279 2.4 Acr« Opportunity Site 2.8 Acres Freeway oriented uses Potential Area for mu|(l-fam|ty i small lot SFR 3 Acre Opportunity SHm Potential New Nod 15 aero* Vacant Space 5,000-10,000 sf Preliminary El Camino Real Corridor Study Mid El Camino Real 1380 12.3 acres opportunity Site +13Z FtflflF units 1.5 Acre Opportunity Site Potential Ro-Zone aroa for high densities 2.5 Acre Opportunity Site Vacant Space 5,000-10,000 sf Preliminary El Camino Real Corridor Study San Anselmo 1481 Commercial t Clean Tech opportunity aits—10.7 acres 2.8 acre vacant commercial \V "'*A Potential Area far multi- family Ismall lot SFKt. Existing Entitlement Infill opportunity Site—2.3 acres Vacant Space 5,000-10,000 sf Preliminary El Camino Real Corridor Study North Downtown Major Landmark Vacant Space Less than 1,500 sf 1,500-5,000 sf Vacant Space 5,000-10,00 sf Vacant Space Vacant Space of More than 10,000 sf Opportunity Area Non Residential Residential Opportunity Area Entitled Subdivision El Camino Real Corridor Study—North Downtown Legend Multiple Vacant Buildings on same parcel Potential Gateway into Downtown Potential area to encourage mixed-use as a transition zone 1582 Vacant Space 5,000-10,000 sf Preliminary El Camino Real Corridor Study Downtown 1683 Work with property owners on incentives to r&develop properties -design residential units Explore Parcel Assembly options to connect to La Plaza Redevelop Greek side Building to compliment M304 Downtown Gateway Opportunity.Site Design Issues Future Atf&scadero / Tent City Historical Museum Vacant Space 5,000-10,000 sf Preliminary El Camino Real Corridor Study Atascadero Gateway 1784 i y Multiple Vacancies III building Vacant 2,300 af Restaurant v- 2 Vacant Commercial Kitchens Available.Facade enhancements en-going, Vacant Space 5,000-10,000 sf Preliminary El Camino Real Corridor Study Curbaril Retail Hub 1885 Parcel assembly Incentives should bo provided.Potential now office a ren5—1-5 acres Encourage parcel assembly for potential Support fields—2.4 Acres _:_ii__ Focus on major node with potential small lot SFR 1 IrtFR area .V Potential new tourist commercial use Potential Inn11 area around new Smart &Final Vacant Space 5,000-10,000 sf Preliminary El Camino Real Corridor Study South El Camino Real 1986 £1 Corto Subdivision entitled 7 Single Family homes Potential Study Ares tor Clean Commercial I non-r psidt?nt i,n I USDS Principal Mixed'Use entitled 3S units +office and a car wash Vacant Space 5,000-10,000 sf Preliminary El Camino Real Corridor Study Santa Rosa 2087 \ % Underutilized parcels for commercial tourist purposes—2.6 seres V *A M :OS I fesfel Mm \'I *r-:'..r V. Vacant Space 5,000-10,000 sf Preliminary El Camino Real Corridor Study South Atascadero Gateway 2188 Dove Creek Commercial Farcer—5 acres vacant with pre~ap plication for QPA __ Analyze are?for alternative uses other than commercial—3*6 Preliminary El Camino Real Corridor Study 22Residential Construction - North Corridor89 Projcct Nam©Units Completed Units Under Construction Units Remaining Total Units Oakhaven Village Carrizo Road Subdivision Annex SFR Oak haven Village—47 Units built 15 Units undor construction Walmart RMF Emerald Ridge Totals Additional Population—185 persons* Estimated Additional Per Capita Income—S6.031 Million* "Based on 2010 Census 2 51 persons per household "Based on 2014 American Commumly Survey (ACS)ol S32.602 per cap>ta income .Carrizo Road Subdivision 1 112 Units undor construction Annex SFR—6 units (entitlement expires 07/2016) Walmart RMF—42 units i(ontitlomentoxpiros 07/2016) Emerald Ridge—131 Units (entitlement expires 05/2016) 'v*v ,*ITT Units Completed Units Undor Construction Units Remaining Total Units Preliminary El Camino Real Corridor Study 23Residential Construction - Mid Corridor90 Acacias /A 1 AtitiAs—40 units14ÿ((tmpira*02ÿ2017 \ ;Colony Squire—CT Units (&xpif(S 10'20-lT] Project Namo Units Compioiod Units Und or Construction Unils Total Units Remaining Colony Square 0 TotaJs f? Preliminary El Camino Real Corridor Study 24Residential Construction - South Corridor91 Project Name Units Units Under Remaining TotalElCorteSubdivision 7 Units undor construction Completed Units UnitsConstruction Principal Mixed Use The Knolls at The Avenida Southside Villas Principal Mixed Uso—38 Units - (entitlement expires 6/2017)'Spanish Ridge—8 Units ÿ 1 ,-=» Woodridge Townhomes El Corle Subdivision!ÿVillas at Montecito5)18 UnitsAtascaderoChristianHome— 20 Units [ViHas at Montecito 21 [Spanish Ridge 0 !Atascadero Chnstian Home 0 Entitlement Projects Arneson Subdivision Hidden Oaks II ,24 Units 1 Application Pending Hanberg Project |Tho Knolls at the Avonida-84 Units 60 Units undor constructionArnesonSubdivision—6 Units Application submitted Hidden Oaks II Atascadero Groves Totals Hartberg Project—75 Units; Application Pending; Woodridge Townhomes—35 Units 35 Units under construction |Southside Villas—72 Units i32 Units under construction Atascadero Groves—17 Units /28 Units Application Submitted Additional Population—492 persons* Estimated Additional Por Capita Incomc—S16.007Million" "Based on 2010 Census 2.51 persons per household "Based on 2014 Amercan Community Survey (ACS)of $32,602 per capita income Preliminary El Camino Real Corridor Study 25Residential Construction - Westside92 PPSHH-11 U..it? AH under constructionLongValtByH--JO Unils Application Pending Dak Ridge Estates 4 Units under canslruclion AmajiOi Condos—6 Units Entitlement expires B'20161 Unit*Under Construction Project Name Units Completed Units Remaining People's Sell Help Housing Amanoa Condos 0 Future Entitlements Addltionnl Pspuhtiun -110 purs un it* Estimated Additional Per Capita Income—$3,586 Million" *B3H?d Dn 2010 Census 2.51 pefsons per household "Eased on 20H Amencan Community Survey (ACS)of 532.6Q2 per caprla income ÿEijle Ranch—567 Units Application SubmittedEagleRÿncti Long Valley II Totals