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CITY OF ATASCADERO
CITY COUNCIL
AGENDA
Tuesday, July 11, 2017
City Hall Council Chambers, 4th floor
6500 Palma Avenue, Atascadero, California
(Entrance on Lewis Ave.)
CITY COUNCIL CLOSED SESSION:
1. CITY COUNCIL CLOSED SESSION -- PUBLIC COMMENT
2. COUNCIL LEAVES CHAMBERS TO BEGIN CITY COUNCIL 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 Professional Firefighters, Local
3600; Atascadero Police Association; Service Employees In ternational
Union, Local 620; Mid-Management/Professional Employees; Non-
Represented Professional and Management Workers and Confidential
Employees
4. CLOSED SESSION – ADJOURNMENT
5. COUNCIL RETURNS TO CHAMBERS
6. CITY COUNCIL CLOSED SESSION – REPORT
City Council Closed Session: 5:00 P.M.
Successor Agency to the Community Immediately following
Redevelopment Agency of Atascadero conclusion of the City
Closed Session: Council Closed Session
City Council Regular Session: 6:00 P.M.
Page 1 of 179
REGULAR SESSION – CALL TO ORDER: 6:00 P.M.
PLEDGE OF ALLEGIANCE: Mayor O’Malley
ROLL CALL: Mayor O’Malley
Mayor Pro Tem Fonzi
Council Member Bourbeau
Council Member Moreno
Council Member Sturtevant
APPROVAL OF AGENDA: Roll Call
Recommendation: Council:
1. Approve this agenda; and
2. Waive the reading in full of all ordinances appearing on this agenda, and the titles
of the ordinances will be read aloud by the City Clerk at the first reading, after
the motion and before the City Council votes.
PRESENTATIONS:
1. Employee Recognition
2. Proclamation proclaiming July 2017 as Parks Make Life Better 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 Coun cil concerning the item before
action is taken.)
1. City Council Draft Action Minutes – June 27, 2017
Recommendation: Council approve the City Council Draft Action Minutes of
the June 27, 2017 City Council Meeting. [City Clerk]
2. CDBG Atascadero Mall Sidewalk Accessibility and Pedestrian Ramp
Project - Construction Award (City Project No. C2016M04, City Bid No.
2017-005)
Fiscal Impact: $166,999
Recommendations: Council:
1. Award a construction contract for $166,999 to CalPortland
Construction for the CDBG Atascadero Mall Sidewalk Accessibility
and Pedestrian Ramp Project.
2. Authorize the City Manager to execute a contract with CalPortland
Construction in the amount of $166,999 for construction of the CDBG
Atascadero Mall Sidewalk Accessibility and Pedestrian Project.
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]
Page 2 of 179
3. Amendment to the Planning Commission Meeting Time (AMC – Title 2,
Chapter 9)
Fiscal Impact: The meeting time adjustment will result in approximately two
fewer overtime hours per month for two or more employees, thereby
resulting in reduced staffing costs.
Recommendation: Council adopt on second reading, by title only, Draft
Ordinance, amending Title 2, Chapter 9 Planning Commission, of the
Atascadero Municipal Code to change the Planning Commission Meeting
time to 6:00 p.m. [Community Development]
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 may contact the City Clerk’s Office, between the hours of 8:30 a.m. and 5:00
p.m. at 470-3400, or cityclerk@atascadero.org.)
B. PUBLIC HEARINGS:
1. Del Rio Road Commercial Area Specific Plan – Annex Hotel (PLN 2017-
1626 / PLN 2007-1246)
Ex-Parte Communications:
Fiscal Impact: The proposed project amends the Master Plan of
Development and substitutes retail/commercial uses for a hotel use. This
use generates valuable Transient Occupancy Tax for the City.
Recommendations: Council:
1. Adopt Draft Resolution A, approving an addendum to the previously-
certified Environmental Impact Report for the Del Rio Road Commercial
Area Specific Plan and determine that said addendum, together with the
previously-certified Environmental Impact Report, serves as the
appropriate environmental documentation for the proposed Master Plan
of Development amendments (PLN 2007-1246 - Del Rio Road
Commercial Area Specific Plan - Pearce / MP Annex, LLC).
2. Adopt Draft Resolution B, approving a Master Plan of Development
amendment (PLN 2007-1246 - Del Rio Road Commercial Area Specific
Plan - Pearce / MP Annex, LLC).
3. Adopt Draft Resolution C, approving Conditional Use Permit No. 2017-
1626, Master Plan of Development on APN 049-131-055 (1860 & 1862
El Camino Real - Annex Hotel - Pearce/MP Annex, LLC). [Community
Development]
Page 3 of 179
C. MANAGEMENT REPORTS:
1. City of Atascadero Marketing Update and Marketing Plan 2017-2018
Fiscal Impact: None.
Recommendations: Council:
1. Receive and file marketing update and new marketing plan.
2. Approve updated special event sponsorship criteria and application
form.[City Manager]
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. SLO Council of Governments (SLOCOG)
4. SLO Regional Transit Authority (RTA)
5. Integrated Waste Management Authority (IWMA)
Mayor Pro Tem 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. Atascadero Basin Ground Water Sustainability Agency (GSA )
Council Member Bourbeau
1. City of Atascadero Design Review Committee
2. Homeless Services Oversight Council
3. City of Atascadero Finance Committee
4. SLO County Water Resources Advisory Committee (WRAC)
Council Member 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 Sturtevant
1. City / Schools Committee
2. League of California Cities – Council Liaison
Page 4 of 179
E. INDIVIDUAL DETERMINATION AND / OR ACTION:
1. City Council
2. City Clerk
3. City Treasurer
4. City Attorney
5. City Manager
F. ADJOURN
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, Amanda Muther, Deputy City Clerk of the City of Atascadero, declare under penalty of perjury that the foregoing agenda for the July
11, 2017 Regular Session of the Atascadero City Council was posted on July 6, 2017, at the Atascadero City Hall, 6500 Palma Avenue,
Atascadero, CA 93422 and was available for public review at that location.
Signed this 6th day of July 2017, at Atascadero, California.
Amanda Muther, Deputy City Clerk
City of Atascadero
Page 5 of 179
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 C lerk before 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 ident ify the subject, 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 s tep 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 comments will
be heard by the Council.
Page 6 of 179
ITEM NUMBER: A-1
DATE: 07/11/17
Atascadero City Council
June 27, 2017
Page 1 of 6
CITY OF ATASCADERO
CITY COUNCIL
DRAFT MINUTES
Tuesday, June 27, 2017
City Hall Council Chambers, 4th floor
6500 Palma Avenue, Atascadero, California
(Entrance on Lewis Ave.)
CITY COUNCIL CLOSED SESSION:
Mayor O’Malley called Closed Session to order at 5:05 p.m.
1. CITY COUNCIL CLOSED SESSION -- PUBLIC COMMENT - None
2. COUNCIL LEAVES CHAMBERS TO BEGIN CITY COUNCIL 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 Professional Firefighters, Local
3600; Atascadero Police Association; Service Employees International
Union, Local 620; Mid-Management/Professional Employees; Non-
Represented Professional and Management Workers and Confidential
Employees
4. CLOSED SESSION – ADJOURNMENT
City Council Closed Session: 5:00 P.M.
Successor Agency to the Community Immediately following
Redevelopment Agency of Atascadero conclusion of the City
Closed Session: Council Closed Session
City Council Regular Session: 6:00 P.M.
Page 7 of 179
ITEM NUMBER: A-1
DATE: 07/11/17
Atascadero City Council
June 27, 2017
Page 2 of 6
5. COUNCIL RETURNS TO CHAMBERS
6. CITY COUNCIL CLOSED SESSION – REPORT
The City Attorney reported that there was no reportable action in Closed Session.
REGULAR SESSION – CALL TO ORDER: 6:00 P.M.
Mayor O’Malley called the meeting to order at 6:05 p.m. and Mayor Pro Tem Fonzi led
the Pledge of Allegiance.
ROLL CALL:
Present: Council Members Bourbeau, Moreno, Sturtevant, Mayor Pro Tem
Fonzi and Mayor O’Malley.
Absent: None.
Staff Present: City Manager Rachelle Rickard, Administrative Services Director Jeri
Rangel, Public Works Director Nick DeBar, Police Chief Jerel Haley,
City Attorney Brian Pierik, Deputy City Manager/City Clerk Lara
Christensen.
APPROVAL OF AGENDA:
MOTION: By Mayor Pro Tem Fonzi and seconded by Council Member
Sturtevant to:
1. Approve this agenda; and,
2. Waive the reading in full of all ordinances appearing on this
agenda, and the titles of the ordinances will be read aloud by
the City Clerk at the first reading, after the motion and before
the City Council votes.
Motion passed 5:0 by a roll call vote.
PRESENTATIONS:
1. Commendation to Dane Jensen/Mid-Coast Geotechnical, Inc.
The City Council presented the Commendation to Dane Jensen, Mid-Coast Geotechnical,
Inc.
2. Commendation to Michael Frederick and Leonard Sutherland/Michael
Frederick Paving Corporation
The City Council presented the Commendation to Leonard Sutherland, Michael Frederick
Paving Corporation.
Page 8 of 179
ITEM NUMBER: A-1
DATE: 07/11/17
Atascadero City Council
June 27, 2017
Page 3 of 6
A. CONSENT CALENDAR:
1. City Council Draft Action Minutes – June 13, 2017
Recommendation: Council approve the City Council Draft Action Minutes of
the June 13, 2017 City Council Meeting. [City Clerk]
2. May 2017 Accounts Payable and Payroll
Fiscal Impact: $1,858,237.62.
Recommendation: Council approve certified City accounts payable, payroll
and payroll vendor checks for May 2017. [Administrative Services]
3. Measure F-14 Pavement Management Program 2016/2017 Rehabilitation
Project Construction Award
Fiscal Impact: The project is included in the proposed FY 2017-2019 budget
for $1,875,000 in Measure F-14 Funding.
Recommendations: Council:
1. Award a construction contract in the amount of $1,399,615 to Granite
Construction Company for the Measure F-14 Pavement
Management Program 2016/2017 Rehabilitation Project (Project No.
C2016R06, Bid No. 2017-004).
2. Authorize the City Manager to execute a contract with Granite
Construction Company in the amount of $1,399,615 for the
construction of the Measure F-14 Pavement Management Program
2016/2017 Rehabilitation Project.
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]
MOTION: By Council Member Moreno and seconded by Mayor Pro Tem
Fonzi to approve the Consent Calendar. (#A-1: approved 4:0 by a
roll-call vote – Bourbeau abstained)(#A-3: Contract No. 2017-011)
Motion passed 5:0 by a roll-call vote.
UPDATES FROM THE CITY MANAGER:
City Manager Rachelle Rickard gave an update on projects and issues within the City.
By consensus, at the suggestion of Council Member Bourbeau, the Council directed staff
to bring a commendation to a City Council meeting in September to recognize the
Atascadero Land Preservation Society (ALPS) for their service to the community.
COMMUNITY FORUM:
The following citizens spoke during Community Forum: Clyde Schneider and Steve
Ladwig.
Page 9 of 179
ITEM NUMBER: A-1
DATE: 07/11/17
Atascadero City Council
June 27, 2017
Page 5 of 6
Recommendation: Council introduce on first reading, by title only, the Draft
Ordinance amending Title 2, Chapter 9 Planning Commission, of the
Atascadero Municipal Code to change the Planning Commission Meeting
time to 6:00 p.m. [Community Development]
Ex Parte Communications
All Council Members stated they have had no communications on this item.
Community Services Director Dunsmore gave the staff report and answered questions
from the Council.
Mayor O’Malley opened the Public Hearing and asked in anyone would like to address
the City Council on this matter. Hearing none, Mayor O’Malley closed the Public Hearing.
MOTION: By Council Member Moreno and seconded by Council Member
Bourbeau to introduce the Draft Ordinance amending Title 2,
Chapter 9 Planning Commission, of the Atascadero Municipal
Code to change the Planning Commission Meeting time to 6:00
p.m.
Deputy City Manager/City Clerk Christensen read the title of the Ordinance:
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF ATASCADERO, CALIFORNIA, AMENDING TITLE 2, CHAPTER 9
PLANNING COMMISSION, OF THE ATASCADERO MUNICIPAL CODE TO CHANGE
THE PLANNING COMMISSION MEETING TIME TO 6:00 P.M.
Motion passed 5:0 by a roll-call vote.
C. MANAGEMENT REPORTS: None.
COUNCIL ANNOUNCEMENTS AND REPORTS:
The City Council Members made brief announcements.
D. COMMITTEE REPORTS:
The following Council Members gave brief update reports on their committees since their
last Council meeting:
Mayor O’Malley
1. County Mayors Round Table
2. SLO Council of Governments (SLOCOG)
3. SLO Regional Transit Authority (RTA)
4. Integrated Waste Management Authority (IWMA)
Page 10 of 179
ITEM NUMBER: A-1
DATE: 07/11/17
Atascadero City Council
June 27, 2017
Page 6 of 6
Mayor Pro Tem Fonzi
1. Air Pollution Control District
2. SLO Local Agency Formation Commission (LAFCo)
Mayor O’Malley noted that Council Member Bourbeau will take the place of Mayor Pro
Tem Fonzi as the City of Atascadero representative on the SLO County Water Resources
Advisory Committee (WRAC).
Council Member Moreno
1. City of Atascadero Finance Committee (Chair)
2. Economic Vitality Corporation, Board of Directors (EVC)
E. INDIVIDUAL DETERMINATION AND / OR ACTION: None.
F. ADJOURN
Mayor O’Malley adjourned the meeting at 8:04 p.m.
MINUTES PREPARED BY:
______________________________________
Lara K. Christensen
Deputy City Manager / City Clerk
APPROVED:
Page 11 of 179
ITEM NUMBER: A-2
DATE: 07/11/17
Atascadero City Council
Staff Report – Public Works Department
CDBG Atascadero Mall Sidewalk Accessibility and
Pedestrian Ramp Project - Construction Award
(City Project No. C2016M04, City Bid No. 2017-005)
RECOMMENDATIONS:
Council:
1. Award a construction contract for $166,999 to CalPortland Construction for the
CDBG Atascadero Mall Sidewalk Accessibility and Pedestrian Ramp Project.
2. Authorize the City Manager to execute a contract with CalPortland Construction
in the amount of $166,999 for construction of the CDBG Atascadero Mall
Sidewalk Accessibility and Pedestrian Project.
3. Authorize the Director of Public Works to file a Notice of Completion with the
County Recorder upon satisfactory completion of the project.
DISCUSSION:
Background:
City staff annually identifies potential barrier removal projects and applies for
Community Development Block Grant (CDBG) funds for design and construction of
these projects. Generally these projects are smaller in nature ($100,000 -$150,000),
and consist of sidewalk infill and repair, replacement of non-ADA compliant pedestrian
facilities, and other upgrades to the existing infrastructure to provide greater
accessibility.
The CDBG Atascadero Mall Sidewalk Accessibility and Pedestrian Ramp Project was
submitted to the County and the City was awarded a $104,883 grant during the 2016
application period. Originally, this project proposed improvements along the west end
of Atascadero Mall, to infill areas without sidewalk, and improvements to curb ramps at
the intersection of Atascadero Mall and Atascadero Avenue (at the entrance to the High
School). However, as a result of a citizen complaint and resulting voluntary compliance
agreement with the Federal Highway Administration (FHWA) Office of Civil Rights , the
project scope was changed to provide a more direct ADA accessible pathway on the
north side of Atascadero Mall to the pedestrian undercrossing of US 101.
Page 12 of 179
ITEM NUMBER: A-2
DATE: 07/11/17
The project consists of approximately 400’ of 6-8’ wide concrete sidewalk along the
north side of Atascadero Mall, 100’ of 6’ wide concrete sidewalk along the northern end
of Atascadero Mall, concrete curb and gutter, driveway approaches, and assorted
striping, storm drain improvements and asphalt paveback. The most notable
improvement will be a new crosswalk at the corner of Atascadero Mall and Ardilla Road
that includes a protected pathway leading to the US101 pedestrian tunnel. The existing
large ash tree, located within the right-of-way at 6300 Atascadero Avenue, will be
removed as part of this project due to direct conflicts with proposed improvements. This
ash tree is in poor condition and is causing significant damage to existing curb and
gutter and the overhead power lines. Furthermore, it is not considered a protected tree
species.
Inconveniences to vehicular and pedestrian traffic along the roadway segments are
anticipated during construction. However, in order to minimize impacts, particularly for
traveling public to AHS, this project was scheduled with the intention of completing work
prior to the beginning of the 2017/2018 school year. The Contractor will also be
required to prepare a traffic control plan, and City staff will work with the Contractor to
minimize travel delays and impediments to driveways. Property owners on each
roadway segment will be notified of the construction schedule prior to work beginning.
Analysis:
The project was advertised for a minimum of 30 days, from May 19, 2017 through June
22, 2017. Two bids were received for the project in the amounts of $166,999 and
$231,341, with the low bid submitted by CalPortland Construction. The bids were
reviewed for accuracy and compliance with the City of Atascadero and Federal bidding
requirements, and CalPortland Construction has been determined to be the lowest
responsive bidder. In an environment where construction costs have been consistently
elevated and bidders scarce, this bid is seen as very competitive and a good value for
the City. This bid is in line with the Engineer’s Estimate. As always, all remaining
unused budgeted funds (including unused contingency funds) at the end of the project
will be reallocated to a future CDBG public facility project.
Conclusion:
Staff recommends that the City Council award the CDBG Atascadero Mall Sidewalk
Accessibility and Pedestrian Ramp Project to CalPortland Construction for $166,999
and authorize the City Manager to execute a construction contract for the project.
Furthermore, completion of this project will fulfill the voluntary compliance agreement
with the FWHA and resolve the complaint filed by a local resident in the project vicinity.
Page 13 of 179
ITEM NUMBER: A-2
DATE: 07/11/17
FISCAL IMPACT:
PROJECTED FUNDING USES
Design and Bid Phase 11,561
Construction 166,999
Staff / Inspection / Testing / Construction Administration @ 12% 20,040
Contingency @ 20% 33,400
Total Estimated Expenditure: $232,000
PROJECTED FUNDING SOURCES
2016 Atascadero Mall CDBG Grant 104,883
2017 CDBG Fund Repayment from Morro Bay 70,361
2015 Reallocated Balance from So. ECR Sidewalk Project 44,182
2014 Reallocated Balance from Barrier Removal Project 54,755
Total Funding: $274,181
Estimated Project Net (Deficit): $42,241
ALTERNATIVES:
Staff does not recommend any other alternatives.
ATTACHMENT:
Bid Summary
Page 14 of 179
Page 15 of 179
ITEM NUMBER: A-3
DATE: 07/11/17
Atascadero City Council
Staff Report - Community Development Department
Amendment to the Planning Commission
Meeting Time (AMC – Title 2, Chapter 9)
RECOMMENDATION:
Council adopt on second reading, by title only, Draft Ordinance, amending Title 2, Chapter
9 Planning Commission, of the Atascadero Municipal Code to change the Planning
Commission Meeting time to 6:00 p.m.
DISCUSSION:
Adjustment of the Planning Commission meeting time from 7PM to 6PM saves staff
resources and potentially increases public meeting access. The Planning Commission and
City Council have voted to endorse the time change.
Title 2, Chapter 9 of the Atascadero Municipal Code governs the bylaws of t he Planning
Commission. In accordance with the Government Code, this chapter outlines the meeting
time and place for the Planning Commission.
On June 27, 2017, the City Council conducted a public hearing to consider the proposed
amendment to Title 2. At that meeting Council voted 5-0 to introduce the text change for first
reading.
The proposed text amendment is consistent with the General Plan and has been identified
by the City Council as a Strategic Planning Action item. The proposed amendment would
simply adjust the regular meeting time from 7PM to 6PM.
FISCAL IMPACT:
The meeting time adjustment reduces staff overtime since planning staff typically stay at
work until the start of the meeting at 7PM. The meeting time adjustment will result in
approximately two fewer overtime hours per month for two or more employees, the reby
resulting in reduced staffing costs.
ATTACHMENT:
Draft Ordinance
Page 16 of 179
ITEM NUMBER: A-3
DATE:
ATTACHMENT:
07/11/17
1
DRAFT ORDINANCE
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF ATASCADERO, CALIFORNIA, AMENDING TITLE 2,
CHAPTER 9 PLANNING COMMISSION, OF THE
ATASCADERO MUNICIPAL CODE TO CHANGE THE
PLANNING COMMISSION MEETING TIME TO 6 P.M.
WHEREAS, the City of Atascadero is amending Title 2, Chapter 9 Planning Commission,
of the Atascadero Municipal Code to change the meeting time for the Planning Commission from
7 p.m. to 6 p.m.; and
WHEREAS, this amendment to an earlier meeting time will allow the potential for greater
public attendance and will have no impact on staff or Planning Commissioner attendance; and
WHEREAS, this amendment will reduce staff time and overtime pay for hourly
employees; and
WHEREAS, the Planning Commission has determined that it is in the best interest of the
City to enact this amendment to Title 2, Chapter 9 Planning Commission, of the Atascadero
Municipal Code and made such recommendations to the City Council.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF ATASCADERO HEREBY
ORDAINS AS FOLLOWS:
SECTION 1. Title 2, Chapter 9, of the City of Atascadero Municipal Code is amended as
follows:
Title 2 Administration
Chapter 9 Planning Commission
2-9.08 Organization.
As of February 1st annually, or as soon thereafter as is feasible, the Planning Commission
shall elect a chair and a vice-chair from among its members. The chair shall preside over meetings,
appoint appropriate committees, sign resolutions and direct the affairs of the Commission. In the
absence of the chair, the duties of this office shall be performed by the vice-chair. The Commission
shall conduct meetings pursuant to adopted rules for the transaction of business, shall keep a public
record of its resolutions, transactions, findings, and determinations and shall hold regularly
scheduled meetings in the Rotunda Room, fourth floor, Administration Building, 6500 Palma
Avenue, Atascadero, every first and third Tuesday evening at 7:00 6:00 p.m., and on such other
days, at such other times, as may be designated in order for a special meeting. When the day for
any regular meeting of the Planning Commission falls on a legal holiday, the meeting shall not be
held on such holiday but should be held at the same hour on the next succeeding day thereafter
which is not a holiday, or at such other time as shall be determined and noticed by the Planning
Commission.
Page 17 of 179
ITEM NUMBER: A-3
DATE:
ATTACHMENT:
07/11/17
1
SECTION 2. The City Council hereby finds that adoption of this Ordinance is not a
“project” under the California Environmental Quality Act, because the Ordinance does not involve
any commitment to a specific project which may result in a potentially significant physical impact
on the environment, as contemplated by Title 14, California Code of Regulations, Section
15378(b)(2).
SECTION 3. A summary of this Ordinance, approved by the City Attorney, together with
the ayes and noes, shall be published twice: at least five 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 newspaper
published and circulated in the City of Atascadero. A copy of the full text of this Ordinance shall
be on file in the City Clerk’s Office on and after the date following introduction and passage and
shall be available to any interested member of the public.
SECTION 4. This Ordinance shall take effect on the 30th day following its final passage
and adoption.
INTRODUCED at a regular meeting of the City Council held on June 27, 2017, 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:
ADOPTED:
CITY OF ATASCADERO
______________________________
Tom O’Malley, Mayor
ATTEST:
______________________________
Lara K. Christensen, City Clerk
APPROVED AS TO FORM:
______________________________
Brian Pierik, City Attorney
Page 18 of 179
ITEM NUMBER: B-1
DATE: 07/11/17
Atascadero City Council
Staff Report - Community Development Department
Del Rio Road Commercial Area Specific Plan – Annex Hotel
PLN 2017-1626 / PLN 2007-1246
RECOMMENDATIONS:
Planning Commission recommends Council:
1. Adopt Draft Resolution A, approving an addendum to the previously-certified
Environmental Impact Report for the Del Rio Road Commercial Area Specific
Plan and determine that said addendum, together with the previously-certified
Environmental Impact Report, serves as the appropriate environmental
documentation for the proposed Master Plan of Development amendments (PLN
2007-1246 - Del Rio Road Commercial Area Specific Plan - Pearce / MP Annex,
LLC).
2. Adopt Draft Resolution B, approving a Master Plan of Development amendment
(PLN 2007-1246 - Del Rio Road Commercial Area Specific Plan - Pearce / MP
Annex, LLC).
3. Adopt Draft Resolution C, approving Conditional Use Permit No. 2017 -1626,
Master Plan of Development on APN 049-131-055 (1860 & 1862 El Camino Real
- Annex Hotel - Pearce/MP Annex, LLC).
REPORT-IN-BRIEF:
The applicant is proposing a four (4) story, 120-room hotel, north of Del Rio Road,
between Hwy 101 and El Camino Real within the Del Rio Road Commercial Area
Specific Plan (DRCASP). The proposed Project is located on a portion of the area
known as the “Annex” in the Specific Plan and the applicant’s proposal includes the
following:
A total of 120 rooms
4-stories in height with a maximum height of 49-feet for a tower feature
Total building pad area of 22,218 sf
Total building area of 73,833 sf (includes multi-story)
Hotel amenities including outdoor patio spaces, pool, fitness room, and meeting
spaces
A total of 147 parking spaces over two (2) legal lots of record
Page 19 of 179
ITEM NUMBER: B-1
DATE: 07/11/17
The proposed use is consistent with the allowed uses within the Del Rio Road
Commercial Area Specific Plan. However, amendments to the development plan are
needed to illustrate the revised building site. The Specific Plan assumed a total of
16,850 sf of single story retail pads with 88 parking spaces. The hotel consists of a
building pad with 18,402 square feet with a four-story building and 147 parking spaces.
The Conditions of Approval and the Specific Plan require that the Master Plan of
Development amendments be reviewed by City Council. Since the amendment to the
development plan does not create more substantial environmental impacts than were
analyzed in the Specific Plan EIR, staff is proposing an addendum to the EIR that
identifies the development plan changes.
Approval of a conditional use permit (Draft Resolution C) will also need to be adopted
for a portion of the adjacent parcel (APN 049-131-055) for consideration as a separate
“parking lot”. The parking lot is outside of the Del Rio Road Commercial Area Specific
Plan, and would be on a separate lot from the Hotel, but would be utilized for parking
through reciprocal agreements with adjacent future commercial properties. The
Planning Commission voted 4-0, recommending approval of the proposed amendments
certified FEIR, the Master Plan of Development, and use permit for the parking lot on
the adjacent lot.
DISCUSSION:
Background:
The Del Rio Road Commercial Area Specific Plan was approved by the City Council in
June 2012. The Specific Plan consisted of two components. The first portion is a large
retail site on the southeast corner of Del Rio Road / El Camino Real designed for the
Wal-Mart site, 2 commercial pads and a multi-family residential site. The 2nd component
is known as the Annex site and includes the following:
13 gross acres at the north east corner of Del Rio and El Camino Real and on
the west side of El Camino between Highway 101 and El Camino Real
120,900 sf of commercial retail uses
6 single-family residences east of the commercial area.
Since 2013, Clint Pierce, (MP Annex, LLC) has owned all portions of the Annex. He is
currently moving forward with plans to build a hotel.
Other portions of the Annex development may move forward, assuming any additional
uses are less than 150 PM peak hour trips. Once this threshold is met, interchange
improvements must be completed at Del Rio Road and HWY 101. This assumes that
the former Wal-Mart commercial site also moves forward with development.
Summary:
The project area is approximately 2.42 net acres with a gentle slope of less than 10
percent. The site is partially developed with a vacant single-family residence, which is a
designated colony house. The colony house is required to be relocated from this site
and the applicant has worked with the Atascadero Historical Society to relocate the
house to Hotel Park, where the Historical Society seeks to build a historical park. This
action is in accordance with the certified FEIR.
Page 20 of 179
ITEM NUMBER: B-1
DATE: 07/11/17
The proposed hotel development, which will front US 101, will be the first phase of what
is now known as the “Del Rio Road Marketplace” development. The shift from
commercial/retail uses to tourism/hotel uses is consistent with the general theme of
current economic trends, as more retail is internet driven. Smaller retail pads are no
longer desirable, unless designed for restaurant or service uses and items that are not
available on the internet.
Analysis:
The proposed project is on a 1.8-acre site of the “Annex” portion of the Del Rio Road
Commercial Area Specific Plan. The applicant wishes to amend the Master Plan of
Development to accommodate a 120 -room hotel. The footprint of the hotel is
approximately 25% larger than the retail area proposed in the Specific Plan, however
the parking area is smaller and now includes only 74 designated parking spaces instead
of 84 that were identified in Specific Plan. 60 additional parking spaces are proposed
outside of the specific plan area to serve the hotel. The Master Plan of Development
amendment includes the following components:
120 room, 4-story hotel
44-foot building height with a 49-foot tall tower feature 4-sided architectural
design
Approximately 22,218 sf of total building and patio coverage
Total Floor Area Ratio (FAR) 0.93
74 parking spaces within the Del Rio Road Commercial Area Specific Plan parcel
60 parking spaces within a portion of APN 049-131-055 parcel (formerly Armet
parcel)
Proposed 40-foot high freeway-oriented freestanding sign
Proposed monument signage
Proposed Site Plan – Annex Hotel
Separate CUP
Page 21 of 179
ITEM NUMBER: B-1
DATE: 07/11/17
The Specific Plan includes a list of allowed uses. While the “hotel / motel” use was not
originally identified in the Plan, it is listed in the underlying Com mercial-Retail (CR) zone
as an “allowed use” and is therefore allowed within the Specific Plan.
Based on the development proposal, the Community Development Director has
determined that the hotel use is consistent with the purpose and intent of the Spec ific
Plan. The hotel use will not create environmental impacts that were not identified in the
EIR, since traffic volumes and air quality impacts will be at lower levels than those
associated with a retail development.
Use Permit for Hotel South Parking Lot
Sixty (60) parking spaces for the proposed project are located on a portion of San Luis
Obispo Assessor Parcel Number (APN) 049-131-055. The applicant has completed a
purchase of this portion of the property and has recently completed a lot line adjustment
with a certificate of compliance (COC) as a part of PLN 2017 -1626. Since this portion of
the proposed project falls outside of the Spe cific Plan area, the City’s Municipal Code
governs the development of the site. Section 9 -3.330, Non-Residential District Allowable
Uses, lists parking lots as an Administrative Use Permit.
Because this portion of the property is proposed to be included as a part of a Master
Plan of Development, a Conditional Use Permit will satisfy the use permit requirements
for “parking lots”. The proposed parking lot meets all landscaping and parking lot criteria
as defined in the City’s Municipal Code. The southern p ortion parking has been
designed in such a manner to allow for reciprocal access to the property owned by
Armet to the east, and to other properties owned by Mr. Pearce directly adjacent to the
south. Conditions of Approval include a condition to provide reciprocal access to the
Hotel, the remaining portion of APN 049-031-055, and properties directly adjacent to the
south of the parking lot. Findings for use permit for the southern parking lot portion of
the proposed project are shown in Attachment 5.
Page 22 of 179
ITEM NUMBER: B-1
DATE: 07/11/17
Proposed Hotel South Parking Lot
Architectural Detailing and Height Waiver Exception
The Specific Plan indicates a maximum building height of 35-feet for “occupied” areas
and 45-feet for “Non-occupied” areas. The proposed hotel will have areas above 35 -feet
that will be occupied, while the average height of the building is approximately 42 -feet.
The roof parapet will reach 44-feet in height and the tower feature will be at
approximately 49-feet. The Specific Plan defines occupied through the following:
Table 4-1: Commercial Retail Development Standards – DRCASP
Regions normally occupied by people generally consisting of the space between the finished pad
and 6-feet above the floor or roof, excluding architectural features.
The Specific Plan defaults to the City’s Municipal Code on exceptions. The City’s
Municipal Code contains a height waiver exception within its development standards as
follows:
9-4.113 – Height Limitations, Atascadero Municipal Code
Planning Commission Waiver. The height limitations of this section may be modified through
conditional use permit approval, provided the Planning Commission first finds the project will
not result in substantial detrimental effects on the enjoyment and use of adjoining properties and
that the modified height will not exceed the lifesaving equipment capabilities of the Fire
Department.
Access easement
for Hotel
Reciprocal
Easement
Condition
Reciprocal
Easement
Condition
Page 23 of 179
ITEM NUMBER: B-1
DATE: 07/11/17
Annex Hotel – Proposed Height / Elevation
Section 6.5 of the Specific Plan, Implementation of Development Standards, allows for
“existing development standards and policies of the City’s General Plan and Zoning
Ordinance to apply where development standards and policies relating to a particular
subject have not been provided in the Specific Plan.” The Specific Plan builds in “the
ability of modifications which are deemed minor and that are in keeping with the
purpose and intent of the approved Specific Plan.” The Community Development
Director has deemed this action to be minor, and has designated the City Council as the
reviewing authority.
The proposed project includes a total height of 49-feet from finished floor (ground level)
to the top of architectural features (beacon tower). From finished floor to “occup ied”
areas, the proposed height is 42 -feet, which is a 17 percent increase in overall height.
The City approved a similar height exception in 2011 for the Marriott Springhill Suites
adjacent to Home Depot. The additional height is needed to maintain a mini mum
building coverage and therefore maintain a smaller amount of impervious surface on the
site, while accommodating an appropriate number of hotel rooms. Atascadero Fire has
reviewed the development proposal and has affirmed that the proposed height will not
affect its emergency response capabilities. The Design Review Committee has also
reviewed the proposed height and is recommending approval.
The certified Final EIR for the proposed project contains mitigation measures pertaining
to light and glare, and elevations for appropriate colors and materials. The proposed
project employs appropriate colors and materials that are compatible with the
surrounding uses, as this is the first use within the proposed development in the
Specific Plan. Mitigation Measures for lighting include a photometric plan, to be
provided prior to issuance, as well as conditions to ensure nighttime light and glare is
minimized for surrounding neighborhoods. Specific findings for the height waiver
exception and amendment to the Master Plan of Development are included in
Attachment 4.
The proposed architecture of the building evokes mid -century modern design themes
with the use of rigid squares and shapes, consistent with mid-century modern motifs. It
incorporates complementary colors and materials to provide accents and architectural
articulation that result in a very high quality design. The proposed project utilizes stone
Page 24 of 179
ITEM NUMBER: B-1
DATE: 07/11/17
veneer, wood veneer to accent architectural pop-outs, the use of various colors such as
cool and warm greys, and a signature green accent color that is a part of the “home 2
suites” brand.
Section 5.1.1 of the Specific Plan contains design guidelines, which were meant to be
flexible to correspond with “changing conditions in lifestyles, the market place, and
economic conditions” (Del Rio Road CASP). The proposed project’s architecture is
consistent with guidelines 1-14, based on the submitted materials, colors, and building
architecture. This building will set the design theme for this emerging commercial node
as it is the first new development since the adoption of the Specific Plan. The Planning
Commission has reviewed the design of project recommends approval.
Landscaping Plan
The proposed landscaping plan is consistent with the goals and policies of both the
Specific Plan and the Atascadero Municipal Code, including landscaping for parking
lots. Consistent with both the Specific Plan and the Master Plan of Development,
London Plane trees are included along El Camino Real. Additional plantings along the
freeway have been included to reduce bulk and height of the proposed development
and for consistency with the landscape plan conditions of the previously approved
Master Plan of Development.
Stormwater Drainage
The previously approved development included 71,785 sf of pervious surfaces, which is
based on approved Vesting Tentative Parcel Map 09 -0073. Since the project was
approved in 2012, prior to the initiation of the Regional Water Quality Control Board
(RWQCB) post-storm water construction regulations, it is considered a previously
approved project. The certified Final EIR contains mitigation measures in regards to the
site’s stormwater drainage that remains applicable to which the project must comply
with. The proposed annex hotel portion contains approximately 66,015 sf of impervious
surfaces. The proposed amendment reduces the amount of impervious surface by 8%,
which is a superior project when compared to the previously app roved project in terms
of stormwater runoff. Based on vesting development rights , granted with the approval of
the vesting tentative parcel map, in addition to the project’s annex hotel parcel’s
reduction of impervious surface, the proposed project amendme nts are in substantial
conformance.
The Hotel South Parking, which was not included in the 2012 project approvals, is
subject to the post stormwater construction regulations established by the RWQCB.
This portion of the project includes the use of bio-filtration swales, and underground
stormwater chambers to meet the intent of both stormwater control and stormwater
filtration with ground water re-charge.
Page 25 of 179
ITEM NUMBER: B-1
DATE: 07/11/17
Proposed Hotel Signage
Signage Program
The Specific Plan includes design guidelines for signs as well as a sign program that
was adopted by resolution. Consistent with section 5.1.5.(8) through (10), additional
signs or deviation of sign design may
be requested through an administrative
use permit (AUP) process. The Specific
Plan implementation section allows for
the City Council to approve sign
exceptions. Since the proposed project
includes site plan amendments, a
proposed sign package will amend
Exhibit 13 of the Specific Plan. The
proposed sign program amendments
include a monument sign, in a location
consistent with Exhibit 13, however the
height of the sign has been reduced
from 10-feet to 9 feet, and the design of
the monument sign has changed to
match the proposed new architecture of
the building. The proposed sign
program changes are consistent with
sign design guidelines of the Specific
Plan, however since the sign program
was adopted, an amendment is still
necessary.
Supplemental Traffic Analysis
The certified Final EIR contained a traffic analysis originally completed in 2010 for th e
Specific Plan, and later updated in 2012. It was the 2012 traffic study to which mitigation
measures were crafted and adopted as a part of the certified Final EIR. The Final EIR
contained mitigation measures that require intersection improvements at El C amino
Real/Del Rio Road and Del Rio Road/US 101 interchange. This traffic analysis was
completed assuming retail commercial uses throughout the entire specific plan area.
The applicant has provided a supplemental traffic analysis reviewed by City staff. The
supplemental traffic analysis, with the additional information provided by the applicant,
shows that there are no new significant environmental effects, and that only technical
changes are necessary to the certified Final EIR mitigation measures. An adde ndum
has been prepared and is included as an attachment (Attachment 3).
Findings
To approve the proposed project, the City Council must make the following findings.
The findings and the facts to support these findings are included in the attached
resolutions. The Planning Commission is recommending that the findings be made.
Conditional Use Permit / Master Plan of Development (AMC Section 9-2.110(b).(3).(iv)
1. The proposed project or use is consistent with the General Plan
Page 26 of 179
ITEM NUMBER: B-1
DATE: 07/11/17
2. The proposed project or use satisfies all applicable provisions of this title
3. The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety or welfare of the general public or persons
residing or working in the neighborhood of the use, or be detrimental or injurious
to property or improvements in the vicinity of the use
4. That the proposed project or use will not be inconsistent with the character of the
immediate neighborhood or contrary to its orderly development
5. That the proposed use or project will not generate a volume of traffic beyond the
safe capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume of
the surrounding neighborhood that would result from full development in
accordance with the land use element
6. That the proposed project is in compliance with any pertinent City policy or
criteria adopted by ordinance or resolution of the City Council
7. Height Waiver exception as provided in the resolution
Conclusion:
The Del Rio Road Commercial Area Specific Plan is considered an economic
development hot spot and is considered a priority project. The applicant has worked
diligently with staff on crafting the site plan and architecture. The applicant has a major
hotel operator on-board and is ready to move forward with the project. The architecture,
landscaping, and sign program is consistent with the intent of the Specific Plan. The
proposed project continues to accomplish the Specific Plan’s objectives including:
Implementing the General Plan, consistent with the City’s Planned land uses
Maximizes the property’s potential in manner consistent with the General Plan
Broadens the City’s tax base by providing local and regional tax generating uses
through Transient Occupancy Tax (TOT)
Maximizes the economic viability of the vacant site
Provides necessary adequate infrastructure and public amenities
Locates a commercial project at the intersection of two major streets, consistent
with the General Plan’s urban form frameworks
Ensures consistent and rational development of the site in accordance with
established functional , environmental, and aesthetic standards
The Planning Commission is recommending the City Council approve the proposed
project amendments and the use permit for the proposed parking lot.
Page 27 of 179
ITEM NUMBER: B-1
DATE: 07/11/17
ENVIRONMENTAL DETERMINATION:
As lead agency, the City of Atascadero prepared an Environmental Impact Report (EIR)
for the Del Rio Road Commercial Area Specific Plan , in compliance with the California
Environmental Quality Act (CEQA) (Public Resources Code, section 21000 et seq.) and
the State CEQA Guidelines (California Code of Regulations, Section 15000 et seq., as
amended). The City Council certified the final EIR (Final EIR) for the Del Rio Road
Commercial Area Specific Plan at a public hearing on June 26, 2012. As noted in the
Final EIR, the analysis was at a “project” level of detail, which anticipated the potential
impacts of future discretionary approvals to implement the project. The Final EIR
expressly states that applications for subsequent site plan amendments, substitution of
uses, and Architectural Review would not require preparation of subsequent
environmental documentation, unless otherwise required by CEQA Section 21166.
Although there have been no substantial changes to the project that introduce new
project impacts, an addendum has been prepared to identify the revised project scope
and describe new information. None of the conditions described in Section 15162,
calling for preparation of a subsequent EIR, have occurred. More specifically, the
project has identified a use that is less intense (hotel use) in terms of traffic versus a
commercial retail use that was originally proposed in the Specific Plan. This change
does not constitute substantial changes to the project or the circumstances due to the
involvement of new significant environmental effects or a substantial increase in the
severity of previously identified significant effects. Similarly, neither subsequent
considerations by the applicant, MP Annex, LLC, nor statutory changes regarding traffic
analysis changes constitute new information that would show new effects or
substantially more severe effects. Likewise, there are no known mitigation measures
that would be infeasible or that would substantially reduce significant effects, that the
project proponent has declined to adopt. Furthermore, there have been no other
changes, evidence or new information, which would require revisions to the previous
EIR. Because none of the criterion in Section 15162 has been met, an addendum is
appropriate and is provided in Attachment 3 of this Staff Report. The Planning
Commission is recommending the City Council approve the proposed FEIR Addendum..
FISCAL IMPACT:
The proposed project will likely be the first project to break ground within the boundaries
of the Del Rio Road Commercial Area Specific Plan. The Specific Plan is intended to be
a catalyst for future commercial development, specifically targeting development that
will increase revenue for the City. The City has captured some growth in hotel
occupancy rates, with the opening of the Spring Hill Suites in 2015. The hotel had an
average occupancy rate of 75% which generates Transit Occupancy Tax (TOT) that is
charged on a per room / per night stay. TOT directly benefits the City as the monies
collected are paid into the City’s general revenue fund.
Page 28 of 179
ITEM NUMBER: B-1
DATE: 07/11/17
The proposed project amends the Master Plan of Development and substitutes
retail/commercial uses for a hotel use. This use generates valuable TOT for the City.
Additionally, the proposed project is considered an “extended stay” hotel. The hotel is
geared towards business travelers, contractors, and other professions that stay for
multiple days at a time. This type of hotel is lacking in the North County and the San
Luis Obispo County in general. These type of guests take advantage of nearby
amenities such as restaurants, grocery stores, and other local business that contribute
to the economic “multiplier” effect. The proposed amendments to the Master Plan of
Development are considered fiscally positive for the City.
ALTERNATIVES:
1. The City Council may make modifications to the project and/or conditions of
approval for the project. Any proposed modifications, including conditions of
approval, should be clearly re-stated in any vote, on any of the attached
resolutions. Any revisions to amend conditions of approval for PLN 2007 -1246
should be carefully considered.
2. The City Council may determine that more information is needed on some aspect
of the project and may refer the item back to the applicant and staff to devel op
the additional information. If more information is needed, the Council should
clearly state the type of information that is required . A motion, and approval of
that motion, is required to continue the item to a future date is required.
3. The City Council may deny the amendment. The Commission must specify what
findings cannot be made, and provide a brief oral statement, based on the Staff
Report, oral testimony, site visit, correspondence, or any other rational
introduced and deliberated by the City Council. If denying the proposed
amendments, all previous project approvals will remain in place.
ATTACHMENTS:
1. Project Review / Environmental Review Checklist
2. Applicant Design Application
3. Draft Resolution A
4. Draft Resolution B
5. Draft Resolution C
Page 29 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
1
ATTACHMENT 1: PROJECT REVIEW / ENVIRONMENTAL REVIEW CHECKLIST
PLN 2015-1556
Existing & Surrounding Information
Existing Uses: Vacant / Colony House
Use Classification: Hotel / Parking Allowed ☒ Hotel Conditional ☒
Parking lot
Surrounding Uses /
Zoning District:
North: Mini-Storage / Commercial Park (CPK)
South: Vacant / Commercial Tourist
East: Vacant / Commercial Retail (CR) / SP-2
West: US Highway 101
Colony house(s) on
property?
Yes ☒ No ☐ Notes: To be moved to different location
per FEIR.
Any existing structures
50 years or older?
Yes ☒ No ☐ Notes: To be moved to different location
per FEIR.
Basic Project Information
Project Number: PLN 2007-1246 / 2017-1626
Planner: Alfredo R. Castillo, AICP
Project Address: 1800 & 1860 El Camino Real
APN: 049-131-070, 048, 055 (lot line adjustment)
City: Atascadero County: San Luis Obispo
Site Area: 2.42 acres
General Plan Designation: General Commercial (GC)
Zoning District: Commercial Retail (CR) / SP-2 / Commercial Tourist
Project Description: A total of 120 rooms;
4-stories in height with a maximum height of 49-feet for a
tower feature;
Total building pad area of 22,218 sf;
Total building area of 73,833 sf (includes multi-story);
Hotel amenities including outdoor patio spaces, pool,
fitness room, and meeting spaces;
A total of 147 parking spaces over two (2) legal lots of
record.
Page 30 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
1
Does the site contain any
jurisdictional waters?
(blue line creeks,
wetlands, etc.)
☐ Atascadero Creek ☐ Graves Creek ☐ Paloma Creek
☐ Boulder Creek ☐ Other _________________________
☒ N/A
Zoning Ordinance / Municipal Code Standards:
Does the proposed project
exceed the maximum density
allowed in the existing/proposed
zoning district?
Yes ☐ No ☒ Calculate density:
What is the total non-residential
square foot (sf) and Floor Area
Ratio?
☐N/A
Total Square Foot: 22,218 Pad
FAR 0.93
Does the proposed project meet
setback standards?
(AMC 9-4)
☐N/A
Yes ☒ No ☐ If no explain:
Does the proposed project meet
maximum height standards?
(AMC 9-4)
☐N/A
Yes ☐ No ☒ If no explain: Height waiver required.
If the proposed project requires
fencing, does it meet
standards? (AMC 9-4)
☐N/A
Yes ☒ No ☐ If no explain:
If the proposed project requires
landscaping, does it meet
standards?
(AMC 9-4 / AMC 8-10)
☐N/A
Yes ☒ No ☐ If no explain:
If the proposed project includes
a parking requirement, does it
meet standards? (AMC 9-4)
☐N/A
Yes ☒ No ☐ Parking Required:
134
Parking Provided:
147
If no explain:
If the proposed project includes
lighting, does it meet
standards? (AMC 9-4)
☐N/A
Yes ☒ No ☐ If no explain:
Page 31 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
1
Does the proposed project meet
established standards for uses
listed in AMC 9-6, if applicable?
☒N/A
Yes ☐ No ☐ If no explain:
Does the proposed project need
any other exceptions to the City
Zoning Ordinance?
Yes ☐ No ☒ If yes explain:
Environmental Information
Is the proposed project under
the screening criteria for
Project Air Quality Analysis by
SLOAPCD?
Yes ☒ No ☐ Notes:
Based on aerial photography of
the site, will the project have an
effect on any riparian or
sensitive natural community
identified in local or regional
plans, policies, or regulations or
by the California Department of
Fish and Game or US Fish and
Wildlife Service?
Yes ☐ No ☒ Notes:
Is the proposed project located
on or near a known historical or
cultural resource (Use GIS
internal mapping)?
Yes ☐ No ☒ Notes:
Does the site contain any
evidence of past landslides,
unstable soils or serpentine
rock?
Yes ☐ No ☒ Notes:
Does the proposed project
include more than 50 cubic
yards of grading?
Yes ☒
(requires
grading
plan)
No ☐ Notes: See previous project approvals
/certified FEIR
Does the proposed project
including grading on slopes
greater than 10 percent?
Yes ☐ No ☒ Notes:
Page 32 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
1
Does the new project include
more than 2,500 square feet of
new or replacement impervious
surface?
(required for RWQCB Post Stormwater
Construction Regulations)
Yes ☒ No ☐ Total amount of impervious surface
66,015 sf on hotel lot
24,957 sf on parking lot
Does the proposed project
remove any native trees? (AMC
9-11)
Yes ☒ No ☐ Number of Trees proposed to be
removed: Removed per FEIR / DRCASP
project approval
Total DBH proposed to be remove:
Fees paid per project approval
Is the project located on a site
included on a list of hazardous
materials sites compiled
pursuant to Government Code
Section 65962.5 (Cortese List)?
Yes ☐ No ☒ If Yes explain:
Environmental Information
Does the proposed project alter
the existing drainage pattern of
the site or alter a designated
waters of the US?
Yes ☐ No ☒ If Yes explain:
Does the proposed project
increase noise levels in excess
of City Standards when the use
is complete?
Yes ☐ No ☒ If Yes explain:
Does the proposed project
increase temporary noise levels
that cannot be mitigated by the
City’s existing Noise Ordinance?
Yes ☒ No ☐ If Yes explain: Covered by certified FIER
for Del Rio Road CASP
Does the proposed project
require construction of new
water and/wastewater
treatment facilities?
Yes ☐ No ☒ If Yes explain:
Page 33 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
1
Does the proposed project
require the construction of new
recreational facilities?
Yes ☐ No ☒ If Yes explain:
Does the proposed project
decrease the established traffic
Level of Service below Level “C”
as contained in the General
Plan?
(Use ITE Trip Generation for
review)
Yes ☐ No ☒ Number of daily
trips generated:
980 ADT
PM Peak:
72
If Yes explain:
City Council Policy
Is the project applicable to any
of the following City Council
policies?
Inclusionary Housing ☐ Mixed-Use Processing ☐
Park / Creek Reservation ☐ Planned Development ☒
Prime Commercial Sites ☒
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THE ANNEX HOTEL1800 EL CAMINO REALATASCADERO, CA 93422ZRBKBB05.24.2017161112TITLE SHEETC- 0.1PRELIMINARY SETNOT FOR CONSTRUCTION1.2.3.4.5.226119CLIENT:ARRIS284 HIGUERA STREETSAN LUIS OBISPO, CA 93401SURVEYOR: MBS LAND SURVEYSMICHAEL STANTON3563 SUELDO ST. UNIT QSAN LUIS OBISPO, CA 93401APN: 049-131-070 & 049-131-055SITE AREA: 2.4 ACAREA DISTURBED: 2.4 ACGRADING INFORMATION*CUT QUANTITY: 3,500 CUBIC YARDSFILL QUANTITY: 2,500 CUBIC YARDSNET QUANTITY: 1,000 CUBIC YARDS EXPORT*NOTE: THE ABOVE QUANTITIES ARE FOR PLANNING AND PERMITTING PURPOSESONLY. SHRINKAGE; CONSOLIDATION AND SUBSIDENCE FACTORS; LOSSES DUE TOCLEARING AND DEMOLITION OPERATIONS; AND TRENCHING FOR UTILITIES ANDFOUNDATIONS ARE NOT INCLUDED. ESTIMATED EARTHWORK QUANTITIES AREBASED ON THE APPROXIMATE DIFFERENCE BETWEEN EXISTING GRADES ANDPROPOSED FINISHED GRADES OR PAVEMENT SUBGRADES, AS INDICATED ON THEPLANS, AND SHOULD VARY ACCORDING TO THESE FACTORS AND LOSSES.STORMWATER INFORMATION:THE ANNEX PARCEL (75,059 SF TOTAL)PRE PROJECT PERVIOUS AREA: 60,587 SFPRE PROJECT IMPERVIOUS AREA: 14,472 SFPOST PROJECT PERVIOUS AREA: 9,044 SFPOST PROJECT IMPERVIOUS AREA: 66,015 SFTHE EAST PARKING PARCEL (30,499 SF TOTAL)PRE PROJECT PERVIOUS AREA: 30,499 SFPRE PROJECT IMPERVIOUS AREA: 0 SFPOST PROJECT PERVIOUS AREA: 5,542 SFPOST PROJECT IMPERVIOUS AREA: 24,957 SFSHEET SHEET TITLEC- 0.1 TITLE SHEETC- 2.1 GRADING AND DRAINAGE PLANC- 3.1UTILITY PLANEXISTING SURVEY INFORMATION FROM PLAN PREPARED BY MBS LAND SURVEYS,MICHAEL STANTON, PLS 5702. DATED NOVEMBER 07, 2016.BASIS OF BEARINGS: FOUND MONUMENTS ALONG THE SOUTHERLY LINE OF LOT 3,BEARING N 59 18 04 E.VERTICAL DATUM: NAVD 88.NOTE:1. SURVEY INFORMATION IN THIS PLAN SET IS NOT A BOUNDARY SURVEY.PROPERTY LINES, SETBACKS, AND EASEMENT INFORMATION SHOWN IS FORREFERENCE ONLY.2. CONFIRM BENCHMARK DATA AND CONDITION WITH PROJECT SURVEYOR PRIORTO USE. THE SURVEYOR MUST PROVIDE THE ENGINEER WITH THE SURVEYCONTROL NOTES, CONTROL COORDINATES, AND SURVEY NOTES.SURVEY MONUMENT PROTECTION:PROTECT AND PRESERVE, IN PLACE, ALL SURVEY MONUMENTS AND BENCHMARKS.DO NOT DISTURB, MOVE, OR RELOCATE MONUMENTS OR BENCHMARKS WITHOUTTHE PRIOR REVIEW AND APPROVAL BY THE AGENCY HAVING JURISDICTION OVERTHE MONUMENT OR BENCHMARK. THE CONTRACTOR SHALL CONTRACT WITH ALICENSED SURVEYOR FOR MONUMENTS REQUIRING DISTURBANCE OR REMOVAL,AND THE SURVEYOR SHALL RESET THE MONUMENTS OR PROVIDE PERMANENTWITNESS MONUMENTS AND FILE THE REQUIRED DOCUMENTATION WITH THEAUTHORITY HAVING JURISDICTION, PURSUANT TO ALL APPLICABLE BUSINESS ANDPROFESSIONAL CODES.Project:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDE FGHIABCDE FGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2016 all jobs\161112 - the annex (civil) - arris\02_working drawings\preliminary or construction\02_ONSITE\TITLE SHEET.dwg, C- 0.1, May 24, 2017 1:35pm, AV GuestEngineer of Record:Plan Prepared By:Ashley&VanceG,C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENI C 78390TSCTAEFOIGERAIOFILACLIVNRRERPSDERETFONOILAGNEISSKENNETHB.BROW N Phone Ext.:Phone Ext.:DIAL TOLL FREE811OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIGPRIOR TO COMMENCING OF ANYEXCAVATION, DIGGING, POT HOLING,ETC. CALL DIG ALERT FOR ASSIGNMENTOF AN INQUIRY ID NUMBER, BECAUSENO EARTH WORK SHALL COMMENCEUNLESS THE CONTRACTOR HASOBTAINED THIS AND EACH UTILITY OROWNER OF SUBSURFACE FACILITIESHAS LOCATED AND MARKED THEIRSUBSURFACE FACILITIES IN THE AREAOF WORK.STORM DRAINAGEOFF-SITE STORM DRAINAGEWATER SERVICEGASSANITARY SEWEROVERHEAD ELECTRICALSITE RETAINING WALLSITE SCREENING WALLEASEMENT LINEPROPERTY LINECENTERLINEINLET BOXSTORMDRAIN MANHOLELANDSCAPE AREACONCRETE FLATWORKAC PAVINGSDWGSOHPOHPAC ASPHALTIC CONCRETEBLDG BUILDINGBCR BEGIN CURB RETURNBVC BEGIN VERTICAL CURVEBW BOTTOM OF WALLCB CATCH BASINC/L CENTERLINECMU CONCRETE MASONRY UNITCONC CONCRETEDW DRIVEWAYECR END CURB RETURNEG EXISTING GRADEEP EDGE OF PAVEMENTEVC END VERTICAL CURVEFF FINISHED FLOORFG FINISHED GRADEFH FIRE HYDRANTFL FLOW LINEFS FINISHED SURFACEGB GRADE BREAKIE INVERT ELEVATIONINV INVERTLA LANDSCAPE AREANG NATURAL GRADEPA PLANTER AREAPCC PORTLAND CEMENTCONCRETEP/L PROPERTY LINEPOC POINT OF CONNECTIONPS PARKING STRIPEPVC POLYVINYL CHLORIDERW RIGHT OF WAYSD STORM DRAINSG SUB-GRADE ELEVATIONSS SANITARY SEWERTC TOP OF CURB, CONCRETETF TOP OF FOOTINGTG TOP OF GRATETW TOP OF WALLVC VERTICAL CURVEPROJECT SITEPROJECT SITENNC- 2.2 GRADING AND DRAINAGE PLANC- 2.3 GRADING AND DRAINAGE PLANC- 2.4 GRADING SECTIONSDDPage 60 of 179
Project:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDE FGHIABCDE FGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2016 all jobs\161112 - the annex (civil) - arris\02_working drawings\preliminary or construction\02_ONSITE\GRADING SHEET.dwg, C- 2.1, May 24, 2017 1:36pm, AV GuestEngineer of Record:Plan Prepared By:Ashley&VanceG,C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENI C 78390TSCTAEFOIGERAIOFILACLIVNRRERPSDERETFONOILAGNEISSKENNETHB.BROW N Phone Ext.:Phone Ext.:THE ANNEX HOTEL1800 EL CAMINO REALATASCADERO, CA 93422ZRBKBB05.24.2017161112GRADING ANDDRAINAGE PLANC- 2.1PRELIMINARY SETNOT FOR CONSTRUCTION1.2.3.4.5.226119010 10 20HORIZONTAL SCALE: FEETNSD3SD5STORM DRAIN CONSTRUCTION NOTES:INSTALL STORM DRAIN LINE.CONNECT EXISTING STORM DRAIN HEADWALL TO NEW STORMDRAINSTRUCTURE.INSTALL ATRIUM GRATE CATCH BASIN.INSTALL CATCH BASIN WITH TRAFFIC RATED GRATE.INSTALL STORMDRAIN MANHOLEINSTALL STORMDRAIN BOX STRUCTUREPOP UP EMITTER FOR ROOF STORMDRAINAGEINSTALL STORMWATER CHAMBERS WITH FLOW CONTROL STANDPIPEINSTALL STORMDRAIN JUNCTION BOX WITH SOLID, TRAFFIC RATED LID.SITE CONSTRUCTION NOTES:CONSTRUCT PCC FLATWORKCONSTRUCT A.C. PAVING SECTIONCONSTRUCT 6" CONCRETE CURBCONSTRUCT 6" CONCRETE CURB AND 12" GUTTERPARKING AND ADA PARKING STRIPING PER CITY OF ATASCADEROSTANDARDS AND SPECIFICATIONS.RETAINING / SCREEN WALL. REFER TO ARCHITECTURAL PLANS.CONSTRUCT DRIVEWAY PER CITY OF ATASCADERO DRAWING 423.CONSTRUCT ADA RAMPCONSTRUCT CURB CUT FOR DRAINAGEGENERAL NOTES:EXISTING WATER LINE NOT LOCATED OR SIZED. SHOWN POSITION IS ASSUMED.EXISTING HIGH PRESSURE GAS LINE MARKINGS WERE FOUND NEAR THE SITEFRONTAGE ALONG EL CAMINO REAL, BUT LINE LOCATION COULD NOT BEDETERMINED.SEE UTILITY PLAN FOR ADDITIONAL UTILITY INFORMATION.SEE ARCHITECTURAL PLAN FOR BUILDING, SIGN, AND APPURTENANCE DETAILS.2221133333568SD1SD1SD11SD3SD39SD7SD79KEY MAPSTATE H
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Project:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDE FGHIABCDE FGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2016 all jobs\161112 - the annex (civil) - arris\02_working drawings\preliminary or construction\02_ONSITE\GRADING SHEET.dwg, C- 2.2, May 24, 2017 1:36pm, AV GuestEngineer of Record:Plan Prepared By:Ashley&VanceG,C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENI C 78390TSCTAEFOIGERAIOFILACLIVNRRERPSDERETFONOILAGNEISSKENNETHB.BROW N Phone Ext.:Phone Ext.:THE ANNEX HOTEL1800 EL CAMINO REALATASCADERO, CA 93422ZRBKBB05.24.2017161112GRADING ANDDRAINAGE PLANC- 2.2PRELIMINARY SETNOT FOR CONSTRUCTION1.2.3.4.5.226119010 10 20HORIZONTAL SCALE: FEETNSTORM DRAIN CONSTRUCTION NOTES:INSTALL STORM DRAIN LINE.CONNECT EXISTING STORM DRAIN HEADWALL TO NEW STORMDRAINSTRUCTURE.INSTALL ATRIUM GRATE CATCH BASIN.INSTALL CATCH BASIN WITH TRAFFIC RATED GRATE.INSTALL STORMDRAIN MANHOLEINSTALL STORMDRAIN BOX STRUCTUREPOP UP EMITTER FOR ROOF STORMDRAINAGEINSTALL STORMWATER CHAMBERS WITH FLOW CONTROL STANDPIPEINSTALL STORMDRAIN JUNCTION BOX WITH SOLID, TRAFFIC RATED LID.SITE CONSTRUCTION NOTES:CONSTRUCT PCC FLATWORKCONSTRUCT A.C. PAVING SECTIONCONSTRUCT 6" CONCRETE CURBCONSTRUCT 6" CONCRETE CURB AND 12" GUTTERPARKING AND ADA PARKING STRIPING PER CITY OF ATASCADEROSTANDARDS AND SPECIFICATIONS.RETAINING / SCREEN WALL. REFER TO ARCHITECTURAL PLANS.CONSTRUCT DRIVEWAY PER CITY OF ATASCADERO DRAWING 423.CONSTRUCT ADA RAMPCONSTRUCT CURB CUT FOR DRAINAGECONSTRUCT SIDEWALK PER CITY OF ATASCADERO DRAWING 419.CONSTRUCT CURB AND GUTTER PER CITY OF ATASCADERODRAWING 418.CONSTRUCT ASPHALT ROADWAY WIDENING PER CITY OFATASCADERO AND COUNTY OF SAN LUIS OBISPO REQUIREMENTS.SEE SECTION "C", SHEET C-2.4 FOR DETAILS.GENERAL NOTES:EXISTING WATER LINE NOT LOCATED OR SIZED. SHOWN POSITION IS ASSUMED.EXISTING HIGH PRESSURE GAS LINE MARKINGS WERE FOUND NEAR THE SITEFRONTAGE ALONG EL CAMINO REAL, BUT LINE LOCATION COULD NOT BEDETERMINED.SEE UTILITY PLAN FOR ADDITIONAL UTILITY INFORMATION.SEE ARCHITECTURAL PLAN FOR BUILDING, SIGN, AND APPURTENANCE DETAILS.EXISTINGEDGE OF PAVEMENTHOTEL MONUMENT SIGN,SEE ARCHITECTURAL PLANS5.00'5.00'12.00'5.00'FUTURE EL CAMINO REAL ASSUMPTIONS:DESIGN SPEED= 45 MPHSECTION CONSISTS OF:5' BIKE LANE, 12' THROUGH LANE, 14' TWO WAY LEFT TURNLANE, TWO WAY LEFT TURN LANE CONTINUES THROUGH SITE FRONTAGEAPPROXIMATE EXISTING CENTERLINE PROFILE AND SUPERELEVATION WILL BEMAINTAINED.5.00'5.00'12.00'5.00'SD2SD1SD1SD1SD6SD3EXISTINGOVERHEAD POWER TO REMAINSD5SD5111122233433348557788810111011101111SD1SD18333SD5SD3SD3SD3999SD7SD7SD79SD3SD3SD394SD9KEY MAPSTATE HI
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EL CAMINO REALSHEET C-2.21212EXISTINGEDGE OF PAVEMENTSAWCUT, TYP.Page 62 of 179
Project:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDE FGHIABCDE FGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2016 all jobs\161112 - the annex (civil) - arris\02_working drawings\preliminary or construction\02_ONSITE\GRADING SHEET.dwg, C- 2.3, May 24, 2017 1:36pm, AV GuestEngineer of Record:Plan Prepared By:Ashley&VanceG,C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENI C 78390TSCTAEFOIGERAIOFILACLIVNRRERPSDERETFONOILAGNEISSKENNETHB.BROW N Phone Ext.:Phone Ext.:THE ANNEX HOTEL1800 EL CAMINO REALATASCADERO, CA 93422ZRBKBB05.24.2017161112GRADING ANDDRAINGE PLANC- 2.3PRELIMINARY SETNOT FOR CONSTRUCTION1.2.3.4.5.226119010 10 20HORIZONTAL SCALE: FEETNREVISED PROPERTY LINEEXISTING PROPERTY LINEMATCH APPROXIMATE EXISTING GRADESD1SD3SD3SD3SD1SD3STORM DRAIN CONSTRUCTION NOTES:INSTALL STORM DRAIN LINE.CONNECT EXISTING STORM DRAIN HEADWALL TO NEW STORMDRAINSTRUCTURE.INSTALL ATRIUM GRATE CATCH BASIN.INSTALL CATCH BASIN WITH TRAFFIC RATED GRATE.INSTALL STORMDRAIN MANHOLEINSTALL STORMDRAIN BOX STRUCTUREPOP UP EMITTER FOR ROOF STORMDRAINAGEINSTALL STORMWATER CHAMBERS WITH FLOW CONTROL STANDPIPEINSTALL STORMDRAIN JUNCTION BOX WITH SOLID, TRAFFIC RATED LID.SITE CONSTRUCTION NOTES:CONSTRUCT PCC FLATWORKCONSTRUCT A.C. PAVING SECTIONCONSTRUCT 6" CONCRETE CURBCONSTRUCT 6" CONCRETE CURB AND 12" GUTTERPARKING AND ADA PARKING STRIPING PER CITY OF ATASCADEROSTANDARDS AND SPECIFICATIONS.ALLAN BLOCK RETAINING WALL / SCREENING WALL. REFER TOARCHITECTURAL PLANS.CONSTRUCT DRIVEWAY PER CITY OF ATASCADERO DRAWING 423.CONSTRUCT DETECTABLE WARNING PAD AND ADA RAMP, IF SHOWNCONSTRUCT CURB CUT FOR DRAINAGEGENERAL NOTES:EXISTING WATER LINE NOT LOCATED OR SIZED. SHOWN POSITION IS ASSUMED.EXISTING HIGH PRESSURE GAS LINE MARKINGS WERE FOUND NEAR THE SITEFRONTAGE ALONG EL CAMINO REAL, BUT LINE LOCATION COULD NOT BEDETERMINED.SEE UTILITY PLAN FOR ADDITIONAL UTILITY INFORMATION.SEE ARCHITECTURAL PLAN FOR BUILDING, SIGN, AND APPURTENANCE DETAILS.222344334443444555556669999SD8SD5SD8SD8SD5SD188161SD1SD5SD3SD3SD399999SD9SD93SD3SD3SD38888KEY MAPSTATE H
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EL CAMINO REAL SHEET C-2.3Page 63 of 179
XXXXXXXXXXXXXXS
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HIGHPRESSUREGASSIGN10" HIGH PRESSUREGAS LINE PAINTN30°31'03"W 198.05' M
(N32°00'19"E 198.25' R6)N59°15'24"E 377.12' M(N57°43'28"W 377.12' R6)N59°19'19"E 377.41' M(N57°44'00"E 377.50' R6)DDDDDDDDDD D D D
EXISTING WATER LINELOCATION AND SIZE UNDETERMINED EXISTING WATER LINELOCATION AND SIZE UNDETER
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SDSDSDSDSDSDSD SDSDSDSDProject:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDE FGHIABCDE FGHI1234567S:\All Jobs\2016 All Jobs\161112 - The Annex (Civil) - Arris\02_Working Drawings\Preliminary or Construction\02_ONSITE\SECTION SHEET.dwg, C- 2.4, May 24, 2017 1:37pm, AV GuestEngineer of Record:Plan Prepared By:Ashley&VanceG,C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENI C 78390TSCTAEFOIGERAIOFILACLIVNRRERPSDERETFONOILAGNEISSKENNETHB.BROW N Phone Ext.:Phone Ext.:THE ANNEX HOTEL1800 EL CAMINO REALATASCADERO, CA 93422ZRBKBB05.24.2017161112GRADING SECTIONVIEWSC- 2.4PRELIMINARY SETNOT FOR CONSTRUCTION1.2.3.4.5.226119030 30 60HORIZONTAL SCALE: FEETN030 30 60HORIZONTAL AND VERTICAL SCALE: FEET030 30 60HORIZONTAL AND VERTICAL SCALE: FEETASECTION ABSECTION BNORTH PARKING LOTSOUTH PARKING LOTBUILDINGWEST PARKINGLOTEL CAMINO REAL
PROPERTY LINEEXISTING PROPERTY LINEEXISTING PROPERTY LINEPROPERTY LINEEASEMENT LINEEASEMENT LINEEASEMENT LINEPROPERTY LINEGENERAL NOTES:EXISTING WATER LINE NOT LOCATED OR SIZED. SHOWN POSITION IS ASSUMED.EXISTING HIGH PRESSURE GAS LINE MARKINGS WERE FOUND NEAR THE SITEFRONTAGE ALONG EL CAMINO REAL, BUT LINE LOCATION COULD NOT BEDETERMINED.SEE GRADING AND DRAINAGE PLANS FOR ADDITIONAL INFORMATION.SEE UTILITY PLAN FOR ADDITIONAL UTILITY INFORMATION.SEE ARCHITECTURAL PLAN FOR BUILDING, SIGN, AND APPURTENANCE DETAILS.AC-2.4C-2.4
B REVISED PROPERTY LINEREVISED PROPERTY LINETHE ANNEX HOTEL PARCEL(APN 049-131-070)SOUTH PARKING PARCEL(APN 049-131-055)THIS PARCEL NOT A PART(APN 049-131-048)THIS PORTION OF PARCEL NOT A PART(APN 049-131-055)THIS PARCEL NOT A PART(APN 049-131-035)CC-2.4030 30 60HORIZONTAL AND VERTICAL SCALE: FEETCSECTION CEXISTING EDGE OF PAVEMENT4.0'SIDEWALK2.0%5.0' MINPARKWAY2.0%ELCAMINOREALCENTERLINESIDEWALK PER CITYOF ATASCADERODRAWING 419CURB AND GUTTER PER CITYOF ATASCADERO DRAWING4187.5' - 12.5'LANDSCAPEPROPERTY LINEEXISTING ROADWAYSURFACEVARIES, 5.0' MINSAWCUT 12" INTO COMPETENT PAVEMENT ANDWIDEN AND PAVE ROADWAY PER SAN LUISOBISPO COUNTY STANDARD R-2A. LONGITUDINALSEAMS PER SAN LUIS OBISPO COUNTY STANDARDR-1. MATCH EXISTING SUPERELEVATION.5.0'BIKE LANE12.0'TRAVEL LANEVARIES*EXISTING ROADWAY SUPERELEVATIONVARIES BETWEEN 2.8% AND 3.4%14.0'TWO WAY LEFT TURN LANE50.0'PROPERTY LINESAWCUT, TYP.4:1 MAXPage 64 of 179
Project:Revisions:Proj. Engr.:Proj. Mngr.:Date:A&V Job No.:Scale:PER PLANABCDE FGHIABCDE FGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2016 all jobs\161112 - the annex (civil) - arris\02_working drawings\preliminary or construction\02_ONSITE\UTILITY SHEET.dwg, C- 3.1, May 24, 2017 1:37pm, AV GuestEngineer of Record:Plan Prepared By:Ashley&VanceG,C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENI C 78390TSCTAEFOIGERAIOFILACLIVNRRERPSDERETFONOILAGNEISSKENNETHB.BROW N Phone Ext.:Phone Ext.:THE ANNEX HOTEL1800 EL CAMINO REALATASCADERO, CA 93422ZRBKBB05.24.2017161112UTILITY PLANC- 3.1PRELIMINARY SETNOT FOR CONSTRUCTION1.2.3.4.5.226119GENERAL NOTES:ALL EXISTING UTILITIES SHOWN ARE BASED ON THE BEST KNOWLEDGEAVAILABLE. CONTRACTOR TO POTHOLE ALL POINTS OF CONNECTION ANDVERIFY ALL CLEARANCES. MATERIAL DEPTH AND LOCATION SHALL BEIDENTIFIED BY CONTRACTOR. IF THERE ARE ANY DIFFERENCES FROM PLANWITH ANY OF THESE ITEMS, ENGINEER OF WORK SHALL BE NOTIFIEDIMMEDIATELY.SEE GRADING AND DRAINAGE PLANS FOR ADDITIONAL STORM DRAININFORMATION.EXISTING WATER LINE NOT LOCATED OR SIZED. SHOWN POSITION IS ASSUMED.EXISTING HIGH PRESSURE GAS LINE MARKINGS WERE FOUND NEAR THE SITEFRONTAGE ALONG EL CAMINO REAL, BUT LINE LOCATION COULD NOT BEDETERMINED.DATA AND POWER LINES BY OTHERS.020 20 40HORIZONTAL SCALE: FEETNEXISTINGEDGE OF PAVEMENTSANITARY SEWER CONSTRUCTION NOTES:CONSTRUCT SANITARY SEWER LATERAL PER CITY OF ATASCADERO DRAWING 603.SEWER POINT OF CONNECTION AT BUILDING. SEE ARCHITECTURAL PLANS.SS1SS2WATER CONSTRUCTION NOTES:INSTALL WATER SERVICE LINE WITH METER AND BACKFLOW PREVENTER ASSEMBLYPER CITY OF ATASCADERO DRAWING 701.INSTALL FIRE SERVICE LINE WITH FIRE HYDRANT AND BACKFLOW PREVENTERASSEMBLY PER CITY OF ATASCADERO DRAWING 701.INSTALL FIRE HYDRANT PER CITY OF ATASCADERO DRAWING 701.WATER POINT OF CONNECTION AT BUILDING. SEE ARCHITECTURAL PLANS.W1W2W3W4THE ANNEX HOTEL PARCEL(APN 049-131-070)SOUTH PARKING PARCEL(APN 049-131-055)THIS PARCEL NOT A PART(APN 049-131-048)THIS PORTION OF PARCEL NOT A PART(APN 049-131-055)THIS PARCEL NOT A PART(APN 049-131-035)Page 65 of 179
Page 66 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
3
DRAFT RESOLUTION A
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ATASCADERO, CALIFORNIA, APPROVING AN ADDENDUM TO THE
PREVIOUSLY-CERTIFIED ENVIRONMENTAL IMPACT REPORT FOR
THE DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN AND
DETERMINE THAT SAID ADDENDUM, TOGETHER WITH THE
PREVIOUSLY-CERTIFIED ENVIRONMENTAL IMPACT REPORT,
SERVES AS THE APPROPRIATE ENVIRONMENTAL
DOCUMENTATION FOR THE PROPOSED MASTER PLAN OF
DEVELOPMENT AMENDMENTS
PLN 2007-1246
DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
PEARCE / MP ANNEX, LLC
WHEREAS, an application has been received from MP Annex, LLC, 284 Higuera
Street, San Luis Obispo, California 93401, (Applicant / Owner), to consider an amendment to an
approved Master Plan of Development for the Del Rio Road Commercial Area Specific Plan;
and
WHEREAS, in conjunction with the approval of the Del Rio Road Commercial Area
Specific Plan, General Plan Amendments, Zone Text and Map Amendments, Specific Plan,
Vesting Tentative Parcel Maps, Tree Removal Permits and certification of an Environmental
Impact Report ("EIR") on a 39.3± acre site located on El Camino Real and Del Rio Road,
Atascadero, CA 93422 (APN 049-112-002, 018, 019, 022, ,036, 039, 049-151-005, 036, 037,
040, 041, 049-102-020, 031, 032, 045, 048, 056 and 049-131-070) (herein referred to as the
“Project”), the City Council of the City of Atascadero, on June 26, 2012, certified the Del Rio
Road Commercial Area Specific Plan Final Environmental Impact Report (State Clearinghouse
No. 2010051034) (herein referred to as the “DRCASP EIR”), adopted a Statement of Overriding
Considerations and adopted a Mitigation Monitoring Program in compliance with the California
Environmental Quality Act (herein referred to as "CEQA"); and
WHEREAS, an application was received by the MP Annex, LLC, to amend the Master
Plan of Development, to modify proposed commercial-retail uses on the annex portion of the
approved Specific Plan, and replace it with a 4-story, 120-room hotel on the property on the
northwest of the intersection of Del Rio Road and El Camino Real; and
WHEREAS, W-Trans, a transportation engineering firm, provided the City with a
detailed report and traffic evaluation which provided analysis and evidence in support of
conclusions that there was sufficient capacity for the Del Rio Road / El Camino Real intersecti on
and the Del Rio Road / US Highway 101 for both a 120-room hotel, big box retail use, and
additional uses prior to the northbound and southbound on-ramps for Del Rio Road at US
Highway 101 becoming “unacceptable in operations” according to Caltrans; and
Page 67 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
3
WHEREAS, based on the W-Trans reports, City staff prepared draft language amending
Mitigation Measure Trans-1d and Trans 1e of the DRCASP Final EIR that further defines
payment of in-lieu fees for the Del Rio Road / US Highway 101 interchange, as well as, allows
for development to occur to meet the goals and objectives of the Specific Plan, while ensuring
that development of the entire project does not occur until Del Rio Road / US Highway 101
interchange improvements have been completed; and
WHEREAS, to assess potential environmental impacts associated with the proposed
amendment to the Master Plan of Development, relative to the DRCASP EIR, City staff prepared
an addendum to the DRCASP EIR pursuant to CEQA (herein referred to as “Addendum”); and
WHEREAS, the Addendum concluded that the proposed amendment to the Master Plan
of Development would not result in any new or substantially more severe impacts than those
analyzed and disclosed in the DRCASP EIR; and
WHEREAS, Section 21000, et seq., of the Public Recourses Code and Section 15000, et
seq., of Title 14 of the California Code of Regulations (herein referred to as the “CEQA
Guidelines”), which govern the preparation, content, and processing of environmental impact
reports, have been fully implemented in the preparation of the DRCASP EIR and Addendum;
and
WHEREAS, the Atascadero Planning Commission held a public hearing on June 28,
2017, where they considered testimony from staff, the applicant and the public prior to
recommending approval of the proposed Addendum to the DRCASP EIR; and
WHEREAS, the City Council of the City of Atascadero held a public hearing on July 11,
2017, where they considered testimony prior to considering approval of the proposed Addendum
to the DRCASP EIR.
NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of
Atascadero:
SECTION 1. The City Council hereby resolves to adopt an Addendum to the DRCASP
EIR (SCH# 2010051034) and makes the following findings of fact:
A. FINDING: The Addendum to the DRCASP EIR was prepared and reviewed in
compliance with the provisions of CEQA and the CEQA Guidelines.
FACT: City staff has prepared an addendum to the certified DRCASP EIR consistent
with section 15164 of the CEQA Guidelines and the City of Atascadero, as the lead
agency, has determined that an addendum is proper as only minor changes to the
DRCASP EIR are necessary to describe the currently proposed commercial/hotel use but
none of the conditions described in Section 15162 calling for preparation of a subsequent
EIR have occurred.
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B. FINDING: The information and analysis contained in the Addendum, reflects the City’s
independent judgment as to the environmental consequences of the proposed
amendments to the Master Plan of Development.
FACT: The analyses in the W-Trans reports confirmed an assumption made by staff that
there was additional capacity for the interchange. The analysis provided a supplemental
review indicating that there are no new “substantial” changes, and ultimately the Specific
Plan development would still be responsible for completion of a new interchange at Del
Rio Road / US Highway 101.
C. FINDING: That, based upon the evidence submitted and as demonstrated by the
analysis included in the Addendum, none of the conditions described in Sections 15162
or 15163 of the CEQA Guidelines calling for the preparation of a subsequent or
supplemental EIR or negative declaration have occurred; specifically there has not been
any substantial changes in the Project that require major revisions of the Del Rio Road
Commercial Area Specific Plan EIR because of new significant environmental effects or
a substantial increase in the severity of previously identified significant effects.
FACT: There is no evidence suggesting that any substantial changes to the project have
been proposed. As noted above, the previous EIR analyzed the impacts of the Specific
Plan Amendment with commercial retail uses throughout the majority of the project. The
proposed amendment to the Master Plan of Development would substitute a 120-room
hotel, for the 16,850 sf of commercial retail originally envisioned for the site. With the
supplemental traffic analysis that identifies uses in the Specific Plan area, and an update
to the baseline traffic scenario, no new mitigation is warranted: a new interchange will
continue to be needed for build-out of the Specific Plan, and the timing of this mitigation
is tied to anticipated traffic impacts. The modification to the original mitigation measure
further refines the intent of the language, which is to ensure that development of the
Specific Plan does not degrade the interchange into unacceptable levels. The proposed
language amendment allows for some development to proceed, with the City collecting
additional monies that specifically go towards improving the Del Rio Road / US 101 on-
ramps and off-ramps before its operation is rendered unacceptable by build-out of the
entire Specific Plan.
D. FINDING: There have not been any substantial changes with respect to the
circumstances under which the Project is undertaken that require major revisions of the
DRCASP EIR due to the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified significant effects.
FACT: There is no evidence suggesting that there have been substantial changes with
respect to the circumstances under which the project is undertaken which will require
major revisions to the previous EIR. At the time of the certification of the previous EIR,
commercial-retail uses were envisioned for the majority of the proposed Specific Plan.
Additionally, a portion of the property was banked owned through foreclosure, so it was
unknown what the time frame was for development of the annex portion of the Specific
Plan. The additional traffic supplemental analysis reveals that no new significant
environmental effects would result from the substitution of a hotel, and there will be no
increase in the severity of any previously identified significant effects. Nonetheless, it is
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important to note that there has been no change at this time from the circumstances
analyzed in the EIR.
E. FINDING: There is no new information of substantial importance, which was not
known and could not have been known with the exercise of reasonable diligence at the
time the DRCASP EIR was certified, that shows any of the following: (a) the Project will
have one or more significant effects not discussed in the Del Rio Road Commercial Area
Specific Plan EIR; (b) significant effects previously examined will be substantially more
severe than shown in the Del Rio Road Commercial Area Specific Plan EIR; (c)
mitigation measures or alternatives previously found not to be feasible would in fact be
feasible and would substantially reduce one or more significant effects of the Project, but
the project proponents decline to adopt the mitigation measure or alternative; or (d)
mitigation measures or alternatives which are considerably different from those analyzed
in the Del Rio Road Commercial Area Specific Plan EIR would substantially reduce one
or more significant effects on the environment, but the Project proponents decline to
adopt the mitigation measure or alternative.
FACT: No, there is no evidence suggesting that there is new information of substantial
importance relating to new significant effects or the severity of previously identified
significant effects, or new alternatives or mitigation measures or the efficacy of
previously considered alternatives or mitigation measures. At the time of the certification
of the EIR, retail uses were envisioned for the Annex portion. This analysis reveals that
no new significant environmental effects would result from construction of a hotel,
instead of commercial retail uses, and there will be no increase in the severity of any
previously identified significant effects. As a consequence of this conclusion, it can be
concluded that no new mitigation measures or alternatives need be analyzed.
Nonetheless, it is important to note that there has been no change at this time from the
circumstances analyzed in the EIR.
SECTION 2. Pursuant to the above findings, the City Council determines that the
previously certified DRCASP EIR, together with the Addendum, comply with CEQA and are
adequate to serve as the required environmental documentation for the proposed Master Plan of
Development amendment.
SECTION 3. The documents and other materials, including without limitation staff
reports, memoranda, maps, letters and minutes of all relevant meetings, which constitute the
administrative record of proceedings upon which the City Council’s Resolution is based are
located at the City of Atascadero, City Clerk, 6500 Palma Avenue, Atascadero, CA 93422. The
custodian of records is the City Clerk.
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On motion by Council Member ______________ and seconded by Council Member
_________________, the foregoing Resolution is hereby adopted in its entirety on the following
roll call vote:
AYES:
NOES:
ABSENT:
ADOPTED:
CITY OF ATASCADERO
______________________________
Tom O’Malley, Mayor
ATTEST:
______________________________
Lara K. Christensen, City Clerk
APPROVED AS TO FORM:
______________________________
Brian A. Pierik, City Attorney
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ADDENDUM TO FINAL ENVIRONMENTAL IMPACT REPORT –
Del Rio Road Commercial Area Specific Plan
(Certified by the Atascadero City Council on June 26, 2012)
1.1 INTRODUCTION
The California Environmental Quality Act (CEQA) requires public agencies to analyze and
consider the environmental consequences of decisions to approve development projects
that they exercise discretion. CEQA achieves this objective by requiring agencies to
prepare Environmental Impact Reports (EIR’s) for projects with the potential to cause
significant impacts on the physical environment. EIR’s are public documents that analyze
environmental effects related to the planning, construction, and operation of a project,
and indicate ways to reduce or avoid possible environmental damage. An EIR also
discloses growth-inducing impacts, effects found not to be significant, significant
cumulative impacts, and significant impacts that cannot be avoided, if any. The purpose
of an EIR is to inform. EIR’s are not policy documents that recommend project approval
or denial.
As a lead agency, the City of Atascadero prepared an Environmental Impact Report (EIR)
for the Del Rio Road Commercial Area Specific Plan , in compliance with the California
Environmental Quality Act (CEQA) (Public Resources Code, section 21000 et seq.) and
the State CEQA Guidelines (California Code of Regulations, Section 1500 0 et seq., as
amended). The City Council certified the Final Environmental Impact Report (Final EIR)
for the Del Rio Road Commercial Area Specific Plan at a public hearing on June 26, 2012.
As noted in the Final EIR, the analysis in the Final EIR was at a “project” level of detail,
which anticipated the potential impacts of future approvals to implement the project.
Public Resources Code Section 21166 limits the ability of an agency to require an
additional EIR, once one has been certified for a project. Section 21166 provides as
follows:
§21166. Subsequent or Supplemental Impact Report; Conditions.
When an environmental impact report has been prepared for a project pursuant to this division, no
subsequent or supplemental environmental impact report shall be required by the lead agency or by any
responsible agency, unless one or more of the following events occurs:
(a). Substantial changes are proposed in the project which will require major revisions of the
environmental impact report.
(b). Substantial changes occur with respect to the circumstances under which the project is being
undertaken which will require major revisions in the environmental impact report.
(c). New information, which was not known and could not have been known at the time the
environmental impact report was certified as complete, becomes available.
The CEQA Guidelines further refine the circumstances under which a supplemental or
subsequent EIR may be required. Guidelines Section 15162 provides as follows:
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15162. Subsequent EIRs and Negative Declarations.
(a) When an EIR has been certified or negative declaration adopted for a project, no subsequent EIR
shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in
the light of the whole record, one or more of the following:
(1). Substantial changes are proposed in the project which will require major revisions of the
previous EIR or negative declaration due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified significant effects;
(2). Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions of the previous EIR or negative declaration due to
the involvement of new significant environmental effects or a substantial increase in the severity
of previously identified significant effects; or
(3). New information of substantial importance, which was not known and could not have been
known with the exercise of reasonable diligence at the time the previous EIR was certified as
complete or the negative declaration was adopted, shows any of the following:
(A). The project will have one or more significant effects not discussed in the previous
EIR or negative declaration;
(B). Significant effects previously examined will be substantially more severe than shown
in the previous EIR;
(C). Mitigation measures or alternatives previously found not to be feasible would in fact
be feasible and would substantially reduce one or more significant effects of the project,
but the project proponents decline to adopt the mitigation measure or alternative; or
(D). Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant effects on
the environment, but the project proponents decline to adopt the mitigation measure or
alternative.
The City has received an application for a hotel use within the Del Rio Road Commercial
Area Specific Plan. Hotel uses are allowed within the Commercial Retail (CR) zone, which
is therefore allowed within the specific plan, if an amendment to the master plan of
development is approved. Before acting on the proposed amendment, the Planning
Commission and the City Council must apply the standards outlined above to determine
whether a subsequent or supplement EIR is required. After reviewing the facts and
analyzing the circumstances. City staff has determined that a new EIR is not required
because none of the circumstances described in CEQA Section 21166 , as implemented
by CEQA Guidelines Section 15162, would occur. Staff has prepared an addendum to
discuss these issues and the basis for this determination.
2.0 Del Rio Road / US 101 Interchange / Del Rio Road & El Camino Real
The certified Final EIR for the Del Rio Road Commercial Area Specific Plan included a
traffic analysis originally completed in 2010 for the Specific Plan, and later updated in
2012. It was the 2012 traffic study to which mitigation measures were crafted and adopted
as a part of the certified Final EIR. The Draft EIR contained mitigation measures that
required intersection improvements at El Camino Real / Del Rio Road and improvements
to the Del Rio Road / US 101 interchange. The Draft EIR analysis concluded the following:
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The Del Rio Road / US Highway 101 interchange would have acceptable
levels of service following completion of a large retail store on the Wal-Mart
site;
The Del Rio Road / US Highway 101 interchange would have acceptable
operations with baseline (existing traffic, plus entitled projects with
construction time frames of 2-3 years circa 2012) plus large retailer;
The Del Rio Road / US Highway 101 interchange would have unacceptable
operations with existing traffic plus all proposed build-out of the Specific Plan
uses (including Annex properties);
The Del Rio Road / US Highway 101 interchange would have unacceptable
operations with baseline traffic plus all proposed build -out of the Specific Plan.
The City received a comment letter from the Department of Transportation (Caltrans) in
regards to proposed mitigation in the Draft EIR. Caltrans’ comments included the
following:
Caltrans Letter to City – Del Rio Road Draft EIR 4/30/2012
Based on this comment letter received from Caltrans, the Final EIR included an errata to
mitigation measures with specific timing mechanisms for the completion of Del Rio Road
/ US Highway 101 interchange improvements. Therefore, the Final EIR contained
mitigation measures that read as follows:
MM TRANS-1d – Prior to issuance of each building permit for the project, the project applicant
shall provide the City of Atascadero with proportional-share fees for the conversion of the
intersection of Del Rio Road/US 101 Northbound Ramps to a single-lane modern roundabout with
a minimum 150-foot-long, right-turn bypass lane on the westbound approach. The traffic impact
fee shall be based on the size of the building subject to the building permit and shall be consistent
with the proportional share methodology prepared by RCS as described in the “TIF Collection
Process” discussion in Section 3.11, Transportation. The City of Atascadero shall collect the fees
and shall be responsible for constructing the roundabout improvements. Implementation of the
northbound and southbound roundabouts shall occur in tandem. The roundabout shall be in place
no later than the issuance of the first certificate of occupancy for the Annex commercial uses.
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MM TRANS-1e – Prior to issuance of each building permit for the project, the project applicant
shall provide the City of Atascadero with proportional-share fees for the construction of a five-
legged, single-lane modern roundabout at the intersection of Del Rio Road/US 101 Southbound
Ramps that incorporates Ramona Road as the fifth approach. The traffic impact fee shall be based
on the size of the building subject to the building permit and shall be consistent with the
proportional share cost methodology prepared by RCS as described in the “TIF Collection
Process” discussion in Section 3.11, Transportation. The City of Atascadero shall collect the fees
and shall be responsible for constructing the roundabout improvements. Implementation of the
northbound and southbound roundabouts shall occur in tandem. The roundabout shall be in place
no later than the issuance of the first certificate of occupancy for the Annex commercial uses.
The City of Atascadero certified the Final EIR with this mitigation language. The mitigation
was silent on the establishment of traffic thresholds (# of trips) for completion of
improvements. The timing of the improvements was instead tied to specific development
sites, therefore allowing Wal Mart to proceed and the Annex to wait fo r completion of
interchange.
Because the annex portion did not contain a clear phasing, nor identify specific tenants,
this portion of the Specific Plan included no clear metrics to base interchange
performance models for the timing of improvements, tied to the amount of trips generated
by the use. The City has been actively moving forward in the development process to
construct interchange improvements, consistent with the Specific Plan, since 2013.
Preliminary designs, including cost estimates and location of improvements have been
identified.
City staff requested a supplemental traffic analysis for the proposed hotel amendment
since the Specific Plan only included a traffic analysis based on commercial retail trips.
This analysis was reviewed by the City Engineer, its consultant on the interchange
roundabout for Highway 101 / Del Rio Road (for peer review purposes), and the
Community Development Department. This supplemental traffic analysis examined the
following scenarios:
The amount of existing plus baseline traffic (projects expected to be completed
between 2016-2019) that have entitlements with the proposed hotel
amendment in only;
The baseline traffic, plus a large big box development with ancillary
commercial retail on the southern portion of the Specific Plan (formerly
Walmart Site) measuring a total of 139,560 sf of commercial retail
development, plus 44 high density multi-family units, plus the proposed hotel
amendment project;
Baseline traffic, with hotel, Walmart uses, plus additional peak hour trips (100,
150, and 300 peak hour pm trips) from the Specific Plan Area or nearby uses.
The supplemental study reviewed three key intersections:
Del Rio Road / El Camino;
Del Rio Road / US 101 Northbound Ramps;
Del Rio Road / US 101 Southbound Ramps;
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The supplemental traffic study assumed that development of the southern portion of the
Specific Plan (Walmart portion) would precede development of the Annex portion of the
Specific Plan and would complete the required roundabout co nsistent with project
conditions of approval and the certified Final EIR Mitigation Measures.1 The supplemental
traffic analysis concluded that a 120-room hotel room would create 980 new daily trips
and 72 PM peak hour trips and 64 AM peak trips. The PM peak trips and total number of
trips are significantly lower with a hotel use versus the originally proposed commercial
retail development. The supplemental traffic study also identified performance measures
for the Del Rio Road / US Highway 101 interchange, in addition to the Del Rio Road / El
Camino Real intersection. The traffic supplemental determined:
Existing traffic plus the proposed project (hotel amendment), all study
intersections would operate above LOS C for the El Camino Real / Del Rio
Road and acceptable levels for the US 101 / Del Rio Road interchange per
Caltrans standards. This scenario assumes no development in the southern
portion of the Specific Plan (formerly Walmart portion), and existing signalized
intersection would remain;
Baseline traffic (which includes development on the southern portion of the
Specific Plan) plus the proposed project (hotel amendment), all study
intersections would operate above LOS C for the El Camino Real / Del Rio
Road and acceptable levels for the US 101 / Del Rio Road interchange per
Caltrans standards. This scenario assumes that the Del Rio Road / El Camino
Real intersection would be converted to a 4-leg roundabout, consistent with
the certified Final EIR mitigation measure MM Trans 1-a and 1-b, as well as,
the master plan of development condition of approval;
Baseline traffic, plus the hotel. Plus additional trips, concludes that a total of
150 PM peak trips are available before the US 101 / Del Rio Road interchange
degrades into an “unacceptable” level of operations, triggering the need for a
5-legged roundabout, consistent with Final EIR MM Trans 1 -d and 1-e.
Therefore, based on the supplemental traffic analysis findings, the addendum to the
certified Final EIR for the Del Rio Road Commercial Area Specific Plan proposes the the
following mitigation measures modification. Added language is in bold underline, and
removed verbiage in strikeout format:
Modifications to Del Rio Road Final EIR Mitigation Measures
MM TRANS-1d – Prior to issuance of each building permit(s) for the project, the project
applicant(s) shall provide the City of Atascadero with proportional-share fees for the conversion
1 A supplemental traffic analysis was also done for a scenario assuming the immediate development of the
Annex hotel project under existing baseline conditions (i.e., prior to development of the southern portion
of the Specific Plan (Walmart portion) and the construction of traffic improvements tied thereto). That
analysis demonstrated: that the study intersections currently operate acceptably; that the study
intersections will continue to operate acceptably with the addition of the Annex hotel project traffic; and
that the Annex hotel project will not significantly impact existing queueing operations in the vicinity. (See
April 7, 2017 W-Trans Memo [Attachment 2: Annex Hotel Traffic Memorandum].)
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of the intersection of Del Rio Road/US 101 Northbound Ramps to a single-lane modern
roundabout with a minimum 150-foot-long, right-turn bypass lane on the westbound approach.
The traffic impact fee shall be based on the size of the building subject to the building permit and
shall be consistent with the proportional share methodology prepared by RCS as described in the
“TIF Collection Process” discussion in Section 3.11, Transportation. The City of Atascadero shall
collect the fees and shall be responsible for constructing the roundabout improvements.
Implementation of the northbound and southbound roundabouts shall occur in tandem. The
roundabout shall be in place no later than the issuance of the first certificate of occupancy for the
Annex commercial uses. The improvements shall be in place no later than the issuance of the
first certificate of occupancy for any new commercial development constructed following the
occupancy of Wal-Mart site (Walmart Store, ancillary site, and multi-family), , the 120-room
hotel within the Annex portion and additional land uses that result in no more than 150 PM
peak trips.
MM TRANS-1e – Prior to issuance of each building permit for the project, the project applicant(s)
shall provide the City of Atascadero with proportional-share fees for the construction of a five-
legged, single-lane modern roundabout at the intersection of Del Rio Road/US 101 Southbound
Ramps that incorporates Ramona Road as the fifth approach. The traffic impact fee shall be based
on the size of the building subject to the building permit(s) and shall be consistent with the
proportional share cost methodology prepared by RCS as described in the “TIF Collection
Process” discussion in Section 3.11, Transportation. The City of Atascadero shall collect the fees
and shall be responsible for constructing the roundabout improvements. Implementation of the
northbound and southbound roundabouts shall occur in tandem. The roundabout shall be in place
no later than the issuance of the first certificate of occupancy for the Annex commercial uses. The
improvements shall be in place no later than the issuance of the first certificate of occupancy
for any new commercial development constructed following the occupancy of Wal-Mart site
(Walmart store, ancillary site, and multi-family site), the 120-room hotel within the Annex
portion and additional land uses that result in no more than 150 PM peak trips.
The certified Final EIR concluded that in order to mitigate impacts created by the
completion of the Del Rio Road Commercial Area Specific Plan, a new 5 -legged
roundabout would be needed at the US 101 / Del Rio Road interchange. This impact
would remain the same, with the proposed amendment in uses, when taken in conjunction
with the project approvals of the Specific Plan. The supplemental traffic analysis, with the
additional information provided by the applicant, shows that there are no "new significant
environmental effects or substantial increase in the severity of previously identified
significant effects." (Section 15162(a)(1).) In sum, as demonstrated herein and in the
attached supplemental traffic analyses, no new or more severe traffic impacts beyond
those already identified, analyzed and mitigated in the certified Final EIR will result from
approval of the Annex hotel project. The traffic mitigation measures from the certified
Final EIR remain applicable, and while MM Trans-1d and 1e require minor modification
to update the measures to meet current situational needs the minor modifications provide
an equivalent, if not more effective, level of mitigation than that provided by the original
measures.
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2.1 Application of CEQA Guideline Section 156 12
Is there substantial evidence in the record revealing that there have been substantial
changes proposed in the project which will require major revisions of the previous
EIR due to the involvement of new significant environmental effects or a substantial
increase in the severity of previously identified significant effects as a result of the MP
Annex, LLC’s proposed Hotel Use?
No, there is no evidence suggesting that substantial changes to the project have been
proposed. As noted above, the previous EIR analyzed the impacts of the Specific Plan
Amendment with commercial retail uses throughout the majority of the project. The
proposed master plan of development addendum would include a 120-room hotel, when
compared to the 16,850 sf of retail. With the supplemental traffic analysis identifying uses
in both the Specific Plan area, as well as, an update to the baseline traffic scenario,
impacts and mitigation are unchanged: a new interchange will be needed for build-out of
the Specific Plan. The amendment to the mitigation measure further refines the intent and
timing of the language, which is to ensure that development of the Specific Plan does not
degrade the interchange into unacceptable levels. The proposed clarification allows for a
portion of the Annex property development to proceed, with the City collecting additional
monies that specifically go towards improving the Del Rio Road / US 101 interchange.
Therefore, no substantial change in the project has been proposed.
Is there substantial evidence in the record revealing that there have been substantial
changes with respect to the circumstances under which the project is undertaken
which will require major revisions of the previous EIR due to the involvement of new
significant environmental effects or a substantial increase in the severity of previously
identified significant effects as a result of the MP Annex LLC’s proposed hotel use
within the Specific Plan?
No, there is no evidence suggesting that there have been substantial changes with
respect to the circumstances under which the project is undertaken which will require
major revisions to the previous EIR. At the time of the certification of the EIR, commercial-
retail uses were envisioned for the majority of the proposed Specific Plan. The additional
traffic supplemental analysis reveals that no new significant environmental effects would
result from the substitution of a hotel, and there will be no increase in the severity of any
previously identified significant effects. Nonetheless, it is important to note that there has
been no change at this time from the circumstances analyzed in the EIR.
Is there substantial evidence in the record revealing that there is new information of
substantial importance related to the MP Annex LLC’s hotel use proposal, which was
not known and could not have been known with the exercise of reasonable diligence
at the time the previous EIR was certified that shows: (1) the project will have one or
more significant effects not discussed in the EIR, (2) significant effects previously
shown will be substantially more severe that shown in the previous EIR, (3) mitigation
measure or alternatives previously found to be infeasible would in fact be feasible, or
(4) there are considerably different mitigation measure or alternatives from those
analyzed in the previous EIR that would substantially reduce one or more significant
effects?
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No, there is no evidence suggesting that there is new information of substantial
importance relating to new significant effects or the severity of previously identified
significant effects, or new alternatives or mitigation measures or the efficacy of previously
considered alternatives or mitigation measures. At the time of the cert ification of the
previous EIR, retail uses were envisioned for the Annex portion. This analysis reveals
that no new significant environmental effects would result from construction of a hotel,
instead of a commercial retail uses, and there will be no increase in the severity of any
previously identified significant effects. As a consequence of this conclusion, it can be
concluded that no new mitigation measures or alternatives need be analyzed.
Nonetheless, it is important to note that there has been no change at this time from the
circumstances analyzed in the EIR.
3.0 BASIS FOR DECISION TO PREPARE AN ADDENDUM
CEQA Guidelines Section 15164 explains when an addendum to an EIR is required:
(a) The lead agency or a responsible agency shall prepare an addendum to a
previously certified EIR if some changes or additions are necessary but none
of the conditions described in Section 15162 calling for preparation of a
subsequent EIR have occurred.
(b) An addendum to an adopted negative declaration may be prepared if only
minor technical changes or additions are necessary or none of the conditions
described in Section 15162 calling for the preparation of a subsequent EIR
or negative declaration have occurred.
(c) An addendum need not be circulated for public review but can be included
in or attached to the final EIR or adopted negative declaration.
(d) The decision-making body shall consider the addendum with the final
EIR or adopted negative declaration prior to making a decision on the
project.
(e) A brief explanation of the decision not to prepare a subsequent EIR pursuant
to Section 15162 should be included in an addendum to an EIR, the lead
agency's required findings on the project, or elsewhere in the record. The
explanation must be supported by substantial evidence.
Although the project description and timing has been refined, an addendum is
appropriate because there have been minor technical additions and new information
and because none of the conditions described in Section 15162 calling for
preparation of a subsequent EIR have occurred.
More specifically, the project will reduce the level of anticipated retail development,
therefore reducing peak hour vehicle trips. These occurrences do not constitute
substantial changes to the project or the circumstances due to the involvement of
new significant environmental effects or a substantial increase in the severity of
previously identified significant effects. Similarly, neither subsequent considerations
nor statutory changes constitute new information that would show new effects or
substantially more severe effects. Likewise, there are no known mitigation
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measures that would in fact be feasible or that would substantially reduce significant
effects, that the project proponent has declined to adopt. Furthermore, there have
been no other changes, evidence or new information which would require revisions
to the previous EIR. Because none of the criterion in section 15162 has been met,
an addendum is appropriate.
1 Attachment 1: Threshold for Roundabout Interchange Letter
2 Attachment 2: Annex Hotel Traffic Memorandum
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Attachment 1: Threshold for Roundabout Interchange Letter
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Attachment 2: Annex Hotel Traffic Memorandum
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DRAFT RESOLUTION B
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ATASCADERO, CALIFORNIA, APPROVING A MASTER PLAN OF
DEVELOPMENT AMENDMENT
PLN 2007-1246
DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
PEARCE / MP ANNEX, LLC
WHEREAS, an application has been received from MP Annex, LLC (284 Higuera
Street, San Luis Obispo, CA 93401) Owner and Applicant Clint Pearce (284 Higuera Street, San
Luis Obispo, CA 93401), to consider a Planning Application PLN 2007-1246, an amendment to
a previously approved master plan of development on a 1.73 acre site located on 1800 El Camino
Real, Atascadero, CA 93422 (APN’s 049-131-070) within the boundaries of the Del Rio Road
Commercial Area Specific Plan; and
WHEREAS, the site’s current zoning district is Commercial Retail (CR), with a Specific
Plan Overlay (SP-2 / Del Rio Road Specific Plan); and
WHEREAS, the SP-2 overlay requires the adoption of a Master Plan of Development,
and to be amended by City Council resolution; and
WHEREAS, the City Council approved the original Master Plan of Development for this
portion of the project on June 26, 2012; and
WHEREAS, the City Council may amend the Specific Plan Exhibits and Appendix via
resolution, consistent with the Specific Plan Overlay zone (SP-2); and
WHEREAS, an Final EIR for the Del Rio Road Commercial Area Specific Plan was
certified by the City Council on June 26, 2012 for the project and made available for public
review in accordance with the requirements of the California Environmental Quality Act
(CEQA); and
WHEREAS, an Addendum to the Final EIR for the Del Rio Road Commercial Area
Specific Plan has been prepared for the project and made available for public review in
accordance with the requirements of the California Environmental Quality Act (CEQA) for
addendums to certified FEIR where no new substantial issues are present; and
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and
WHEREAS, a timely and properly noticed Public Hearing upon the subject Master Plan
of Development was held by the Planning Commission of the City of Atascadero at which
hearing evidence, oral and documentary, was admitted on behalf of said Master Plan of
Development amendment; and
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WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
Public Hearing held on June 28, 2017, studied and considered PLN 2007-1246, after studying
and recommending approval for the addendum prepared for the certified Final EIR for the Del
Rio Road Commercial Area Specific Plan, and recommend approval of master plan development
amendments; and
WHEREAS, the City Council of the City of Atascadero, at a duly noticed Public Hearing
held on July 11, 2017, studied and considered PLN 2007-1246, after studying and approving the
addendum prepared for the certified Final EIR for the Del Rio Road Commercial Area Specific
Plan.
NOW, THEREFORE BE IT RESOLVED by the City Council of the City of
Atascadero:
SECTION 1. The City Council makes the following findings, determinations and
approvals with respect to the proposed Master Plan of Development amendment:
A. Findings for Approval of Height Waiver.
1. FINDING: The proposed project will not result in substantial detrimental effects
on the enjoyment and use of adjoining properties.
FACT: The proposed project does not result in substantial detrimental effects on
the enjoyment of the use of adjoining properties as the proposed four (4) story
hotel is a total of 49-feet in height, including architectural elements. The certified
Final EIR reviewed building heights at a maximum of 45-feet. . The total height
of the structure is just 8-percent more than the maximum height studied (45-feet),
with all occupied spaces having a maximum height of 45-feet. , The proposed
height adjustment is under the department’s typical threshold for what is
considered a major amendment for a master plan of development, which is an
adopted City Council Policy (Staff Interpretation Policy adopted September 28,
2004). The proposed height does not block viewsheds of residences to the east,
nor those residences located on the westside of the City. The proposed project is
located along Highway 101 and is directly adjacent to an existing mini-storage, as
well as vacant lots. The vacant lots directly to the south are zoned commercial-
tourist (CT) and are expected to develop with freeway oriented non-residential
development. Based on the existing zoning and lack of development along El
Camino Real, the proposed project will not result in substantial detrimental effects
on the enjoyment and use of adjoining properties.
2. FINDING: The modified height will not exceed the lifesaving equipment
capabilities of the Fire Department.
FACT: The Atascadero Emergency Services Department (Atascadero Fire
Department) has reviewed the proposed project and determined that based on
building placement including setbacks, location of turnouts and fire lanes, that the
proposed project will not exceed the lifesaving equipment capabilities of the
Department.
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B. Findings for Approval of Master Plan of Development Amendment.
1. FINDING: The proposed project or use is consistent with the General Plan.
FACT: The proposed project is consistent with the General Plan, and the Del Rio
Road Commercial Area Specific Plan. The Specific Plan’s goals included
development that creates economic development. A hotel use generates, through
multiplier effect, economic development within the City, and additional Transient
Occupancy Tax (TOT), which is consistent with both the goals of the policies of
both the Specific Plan and the General Plan.
2. FINDING: The proposed project or use satisfies all applicable provisions of the
Title 9 of the Atascadero Municipal Code this title.
FACT: The proposed project is located within the SP-2 overlay zone. The SP-2
requires the adoption of a master plan of development, as well as, development
consistent with the design guidelines of the Specific Plan. The Specific Plan’s
design guidelines are flexible enough to accommodate the architecture proposed
by the applicant. The Design Guidelines require consistency of colors and
materials throughout the project site. While the proposed project deviates from the
originally approved “California Mediterranean” style architecture, its four sided
architecture, complimentary colors, use of architectural enhancement and features
such as wood siding, pop-outs, etc. ensure it is consistent with the design
guidelines established by the Specific Plan. . Section 1 contains language for a
height waiver, therefore with affirming section 1, the proposed project
amendments satisfied all applicable provisions of this title.
3. FINDING: The establishment, and subsequent operation or conduct of the use will
not, because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety or welfare of the general public or persons residing
or working in the neighborhood of the use, or be detrimental or injurious to
property or improvements in the vicinity of the use.
FACT: The proposed amendment will not be detrimental to the health, safety or
welfare of the general public or persons residing or working in the vicinity as the
proposed amendment includes a hotel use, which would be a less intensive
commercial use as analyzed in the DRCASP EIR. A hotel use will not involve
hazardous waste handling. The DRCASP EIR also provided mitigation measures
to ensure lighting be shielded, and landscaping be provided to buffer building
heights and lighting.
4. FINDING: The proposed project or use will not be inconsistent with the character
of the immediate neighborhood or contrary to its orderly development; and
FACT: The proposed project amendment substitutes proposed retail commercial
development along El Camino Real and Highway 101 with a hotel use. The
Specific Plan is intended to be a catalyst for commercial development. A hotel use,
while not originally included in the Specific Plan, is an allowed use and is
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consistent with the goals and policies of the Del Rio Road Commercial Area
Specific Plan.
5. FINDING: The proposed use or project will not generate a volume of traffic
beyond the safe capacity of all roads providing access to the project, either existing
or to be improved in conjunction with the project, or beyond the normal traffic
volume of the surrounding neighborhood that would result from full development
in accordance with the land use element; and
FACT: The proposed project will generate 980 new daily trips, with a total of 72
PM peak and 64 AM peak trips. The PM peak trips are significantly lower with a
hotel use versus the originally proposed commercial retail development. A
supplemental traffic study also identified performance measures for the Del Rio
Road / US Highway 101 interchange, in addition to the Del Rio Road / El Camino
Real intersection to ensure that no new impacts would be created as analyzed in
the certified Final EIR for the Del Rio Road Commercial Area Specific Plan.
Implementation of the Final EIR addendum will ensure safe capacity of all roads
providing access to the project.
6. FINDING: The proposed project is in compliance with any pertinent City policy
or criteria adopted by Ordinance or Resolution of the City Council.
FACT: The proposed project is in compliance with the City Council’s policy on
prime commercial sites because the proposed amendment would approve a Hotel
use on a previously approved site for retail sales which still will provide valuable
Transient Occupancy Tax at level equivalent to, or more than typical sales tax
revenue.
SECTION 2. Approval of Master Plan of Development. The City Council of the City of
Atascadero, in a regular session assembled on July 11, 2017, resolved to approve Amendments
to the Master Plan of Development subject to the following, on file in the City Clerk’s Office and
incorporated herein by reference:
1. EXHIBIT A: Specific Plan Master Plan of Development Conditions of Approval
2. EXHIBIT B: Specific Plan Master Plan of Development Plans
3. EXHIBIT C: Specific Plan Master Plan of Development Plans – Special Conditions
4. EXHIBIT D: Fire Hydrant Location Map
5. EXHIBIT E: Permit Processing Hierarchy
6. EXHIBIT F: Walmart Parking Lot Revisions
7. EXHIBIT G: Annex Hotel Amendment Elevations / Color Board
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On motion by Council Member ______________ and seconded by Council Member
_________________, the foregoing Resolution is hereby adopted in its entirety on the following
roll call vote:
AYES:
NOES:
ABSENT:
ADOPTED:
CITY OF ATASCADERO
______________________________
Tom O’Malley, Mayor
ATTEST:
______________________________
Lara K. Christensen, City Clerk
APPROVED AS TO FORM:
______________________________
Brian A. Pierik, City Attorney
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Exhibit A
Conditions of Approval
City of Atascadero
Conditions of Approval
Specific Plan
Master Plan of Development Conditions of Approval
(Del Rio Road Commercial Area Specific Plan)
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement
Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility /Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Planning Services
1. All permits, map, improvements and uses shall be consistent
with the requirements of the adopted Del Rio Road
Commercial Area Specific Plan and all appendices.
On going PS
2. All architecture, signage, and landscaping on the Walmart
and Annex sites shall be consistent with Specific Plan
exhibits and guidelines, except as identified in the Master
Plan of Development Conditions of Approval.
On going PS
3. All project amendments and determinations shall be
consistent with the requirements of the Specific Plan.
On going PS
4. All permits, construction activities and uses shall comply with
the requirements of the Mitigation Monitoring and Reporting
Program for the Del Rio Road Commercial Area Specific
Plan Final Environmental Impact Report.
On going PS
5. The Walmart parking lot design shall be revised consistent
with Exhibit F to include the following:
a. Provide a pedestrian-friendly and interconnected
pedestrian walkway with shade trees central to the main
building entry of the Walmart Store.
b. Provide decorative shopping cart corrals with perimeter
landscaping.
c. Additional landscape planters shall be provided.
d. Provide additional shade tree planting in parking lots
consist with the Zoning Ordinance to reduce evaporative
emissions from parked vehicles. The landscaping
design shall provide 50 percent tree coverage within 10
years of construction using low ROG-emitting, low-
maintenance tree species.
BP PS
6. Prior to issuance of grading permit all tree protection
measures shall be complied with consistent with the MMRP
and Tree Removal Permit.
GP PS
7. All commercial lots shall incorporate thematic benches, trash
receptacles, bollards, and bike racks consistent with the
Specific Plan Design Guidelines.
BP PS
8. Concurrent with building permit applications, complete site
landscaping and irrigation plans shall be submitted
consistent with the conceptual landscape plans in the
specific plan and include the following:
a. Trees and plant materials shall be provided as needed
to provide adequate coverage of landscape areas.
BP PS
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Conditions of Approval
Specific Plan
Master Plan of Development Conditions of Approval
(Del Rio Road Commercial Area Specific Plan)
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement
Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility /Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
b. London Plane trees shall be used as street trees along
El Camino Real.
c. Afgan Pines on all site plans shall be replaced with Coast
Live Oaks and Valley Oaks.
d. Walmart Site
1. Additional coast live oak plantings shall be included on
the Walmart rear cut slope along with other appropriate
plant material.
2. The Rio Rita frontage and undisturbed slope areas shall
be landscape with native plants and trees consistent with
Specific Plan section 5.1.2.14.
e. Annex Site
1. Additional landscape screening and evergreen trees
shall be provided along the northeastern Annex
property line adjacent to single-family residential
property.
9. The following residential buffering shall be shown on plans
prior to issuance of building permits for each lot:
a. There shall be a 30 foot minimum setback of any
commercial building to an adjacent residential lot line.
b. A six (6) foot tall, decorative, earth toned split-face
block masonry wall shall be installed along the all
Annex Project Site property lines that adjoin
residentially zoned land. Perimeter walls shall be
installed prior to construction of the adjacent
commercial building. A minimum 10-foot wide
landscape area with screening trees shall be
provided on the commercial side of the wall.
c. A decorative three-rail fence shall be provided at the
top of the slope along the Walmart property frontage
on the southwest side of Rio Rita Road. The fence
shall be made of faux wood pre-cast concrete (not
wood).
d. The design, color and materials of any fences
adjoining residential zones shall be reviewed and
approved by the City.
e. No lighting shall be installed along a residential lot
line that causes any light spillage or glare to affect
residential properties. Wall mounted lights shall not
be permitted to create offsite glare for neighboring
residential uses.
f. All loading docks and trash enclosures/compactors
shall be screened and shall include sound walls when
located adjacent to residential property.
BP PS
10. The design, color, height and material of any fences or walls
within the project site shall be reviewed and approved by the
City. All walls shall be constructed of split face masonry
block or architectural quality masonry veneers, consistent
with the site architecture.
GP / BP PS
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Conditions of Approval
Specific Plan
Master Plan of Development Conditions of Approval
(Del Rio Road Commercial Area Specific Plan)
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement
Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility /Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
11. Concurrent with any Final Parcel Map approval, the applicant
shall record reciprocal access easement and maintenance
agreement for all shared driveways, drive isles and solid
waste storage for parcels within the project site as well as to
give access to adjacent commercial lots, as required by the
City Engineer and/or the Del Rio Road Commercial Area
Specific Plan consistent with Exhibit C. Reciprocal access
easements will be provided by the Annex project in favor of
adjacent commercially zoned property as shown Exhibit C.
FM PS
12. All freestanding and wall mounted exterior lighting shall not
exceed 30 feet in height above finished grade. All exterior
lighting fixtures shall be selected to be consistent with the
approved photometric plans (Exhibit X, sheet C-7) and
incorporate IESNA full cut off / flat lens fixtures, or equivalent
technology for all parking lot and non-decorative lighting.
PB PS
13. The final site design, signage and architecture for the two (2)
1-acre Commercial Outparcels on the Major Tenant site shall
be approved as part of the building permit process, and shall
be consistent the Specific Plan design guidelines. Exterior
architectural design, colors and materials will be consistent
with the Annex project design guidelines.
BP PS
14. The Major Tenant Project has one 2.8 acre Multiple Family
Outparcel (RMF-20) designated for development at a later
date. The site layout, grading, landscaping, architectural
design and any additional environmental review will be
subject to the future approval of a City Conditional Use
Permit (CUP) subject to the following:
a. The project will be designed to preserve native trees
to the extent possible. Tree removals shall be
analyzed and mitigated as part of the future CUP and
associated environmental process. A subsequent
Tree Removal Permit shall be required for any tree
removals on the RMF-20 site.
b. This development shall comply with the City’s
inclusionary housing policy.
c. Building architecture will be complementary to the
Annex project design guidelines. Design review shall
be completed as part of the Conditional Use Perm it
process.
d. All vehicular access shall be taken from the “new
street” within the project area. Access to Rio Rita
shall be limited to emergency access only.
Future
conditional use
permit
PS
15. The Specific Plan includes a Planned Devlopment-17 (PD-
17) overlay to allow lot sizes smaller than one-half acre, with
a maximum of 4 units per gross acre for The Annex Project’s
1.7 acre residential site:
Future Tentative
Map / conditional
use permit
PS
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Conditions of Approval
Specific Plan
Master Plan of Development Conditions of Approval
(Del Rio Road Commercial Area Specific Plan)
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement
Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility /Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
a. A future subdivision Tract Map and Conditional Us e
Permit (Master Plan of Development), will be required
for and a 6 lot Tract Map development of the subject
parcel beyond the one 1.7 acre single-family lot.
b. Project access will be from Marisol Way.
c. Marisol Way will end as a cul-de-sac in the residential
project with a paved emergency and pedestrian
connection provided to the vacant parcel to the north.
d. The subdivision will be annexed into the City’s
community facilities district.
e. The subdivision will be required to form a road
maintenance mechanism.
f. The subdivision will provide affordable housing
consistent the City’s inclusionary housing policy.
g. Project architecture and landscaping will be approved
as part of the conditional use permit.
16. The single-family residential portion of the project is required
to satisfy the following condition (commercial and multi-
family residential rental uses are exempt from this
requirement):
The emergency services and facility maintenance costs
listed below shall be 100% funded by the project in
perpetuity. The service and maintenance costs shall be
funded through a community facilities district established by
the City at the developer's cost. The funding mechanism
must be in place prior to or concurrently with acceptance of
a final map(s). The funding mechanism shall be approved by
the City Attorney, City Engineer and Administrative Services
Director prior to acceptance of any final map(s). The
administration of the above mentioned funds shall be by the
City. Developer agrees to participate in the community
facilities district and to take all steps reasonably required by
the City with regard to the establishment of the district and
assessment of the property.
a. All Atascadero Police Department service costs to the
project.
b. All Atascadero Fire Department service costs to the
project.
c. Off-site common City of Atascadero park facilities
maintenance service costs related to the project.
FM PS / CE
17. Within the Specific Plan boundary, all maintenance costs
listed below shall be 100% funded by the project in
perpetuity, except for the public facilities that are currently
maintained by the City of Atascadero and noted below. The
service and maintenance cost shall be funded through an
entity or mechanism established by the developer, subject to
City Staff approval. This entity or mechanism must be in
place prior to, or concurrently with acceptance of any Final
FM PS / CE
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Conditions of Approval
Specific Plan
Master Plan of Development Conditions of Approval
(Del Rio Road Commercial Area Specific Plan)
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement
Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility /Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Map(s). The entity or mechanism shall be approved by the
City Attorney, City Engineer and Administrative Services
Director prior to acceptance of any Final Map(s). The
administration of the above mentioned funds, and the
coordination and performance of maintenance activities,
shall be the responsibility of the entity or mechanism.
a. All streets, bridges, sidewalks, streetlights, street
signs, roads, emergency access roads, emergency
access gates, traffic control signals, pavement
markings and sewer mains within the proposed
project including residential streets within any
residential subdivision. Exception: new collector
street located south of Walmart store within the
Specific Plan Area will be maintained by the City
of Atascadero.
b. All landscaping and lighting within the proposed
Specific Plan area.
c. All creeks, flood plains, floodways, wetlands, and
riparian habitat areas that may be within the project
boundaries.
d. Property line walls, fences, retaining walls, solid
waste storage areas, signs, slopes, and parking lots
within the project boundaries.
e. Open areas on private property within the proposed
project area including detention facilities, bio-swales,
and other low-impact-development features.
f. Newly constructed drainage facilities on private
property within the proposed project area.
g. Landscaped frontages, medians, and the El Camino
Real round-about center islands within the right-of-
way of all public streets within the defined specific
plan boundary.
h. On-site sewer and storm drains located outside of the
right-of-way.
18. Permits and plans for the project will be required consistent
with Exhibit D. The Community Development Director or City
Engineer may approve variations to Exhibit D as long as the
underlying intent of the permitting process is maintained.
On-going PS. CE
19. Construction permits for any grading or structures within the
Specific Plan area shall not be issued until a final parcel map
has been recorded for the respective site financial
mechanisms are in place for required frontage
improvements.
On going PS / CE
20. Prior to the issuance of any permits or recordation of any
final maps, for the Walmart portion of the project the
applicant shall enter into an Improvement Agreement with
the City of Atascadero. At a minimum, the Improvement
Agreement shall include the following:
Prior to
GP / BP / FM
PS / CE
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Conditions of Approval
Specific Plan
Master Plan of Development Conditions of Approval
(Del Rio Road Commercial Area Specific Plan)
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement
Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility /Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
a. Timing and amount of City traffic impact fee for the Del Rio
Interchange roundabouts to be paid in progress payments
in the following amounts: (1) Payment of $250,000 when
the Walmart entitlements are final; (2) Payment of
$600,000 due at the time of grading permit and (3) Payment
for the balance due at time of building permit. Timing and
amount of other City traffic impact fees to be paid in
amounts and times as set forth in the Improvement
Agreement.
b. Provisions for Walmart relating to its proporti onal share for
the roundabouts at the Del Rio 101 Interchange. In the
event of a cost overrun above the $4.5 million estimated
costs for these roundabouts, then Walmart will pay to the
City its proportional share of the overrun up to a maximum
of $200,000. In the event of a cost underrun below the $4.5
million estimated cost for these roundabouts, then Walmart
will receive a credit or refund for its proportional share of
the underrun up to a maximum of $200,000.
c. Requirements and timing of all off-site circulation
improvements.
d. The provisions in the Improvement Agreement shall be
consistent with the applicable mitigation required in the
certified Final Environmental Impact Report.
21. Prior to the issuance of any permits or recordation of any
final maps, for the Annex portion of the project the applicant
shall enter into an Improvement Agreement with the City of
Atascadero. At a minimum, the Improvement Agreement
shall include the following:
a. Timing and amount of City traffic impact fees to be paid.
b. Provisions for the Annex relating to its proportional share
for the roundabouts at the Del Rio 101 Interchange. In the
event of a cost overrun above the $4.5 million estimated
costs for these roundabouts, the Annex will pay to the City
its proportional share of the overrun up to a maximum of
$200,000. In the event of a cost underrun below the $4.5
million estimated cost for these roundabouts, then the
Annex will then receive a credit or refund for its proportional
share of the underrun up to a maximum of $200,000.
c. Requirements and timing of all off-site circulation
improvements.
d. The provisions in the Improvement Agreement shall
be consistent with the applicable mitigation required
in the certified Final Environmental Impact Report.
Prior to
GP / BP / FM
PS / CE
Fire Department
22. The location of all fire hydrants, fire department connections
(FDC’s) and fire lanes shall be reviewed and approved by
the Atascadero Fire Department prior to the issuance of
building permits.
a. At a minimum, fire hydrants shall be installed at the
locations shown on Exhibit D or at alternative
BP FD
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Conditions of Approval
Specific Plan
Master Plan of Development Conditions of Approval
(Del Rio Road Commercial Area Specific Plan)
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement
Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility /Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
locations approved by the Atascadero Fire
Department.
23. Prior to issuance of the first building permit, the applicant
shall obtain approval from the City Fire Department for any
private driveway sections.
BP FD
24. Prior to occupancy of the first building, the applicant shall
paint curbs red with white lettering every 50 feet stating “No
Parking– Fire Lane” along all driveways with a curb-to-curb
width of less than 34-feet. This shall be shown on all
applicable plans prior to issuance of first building permit
FO FD
Police Department
25. Large anchor stores exceeding 40,000 square feet shall
include the following security measures (excluding hotel
uses in the annex portion):
a. Conduct a risk analysis (crime survey) of the area to
evaluate the security needs for the store and
implement a security plan based upon this
analysis.
b. Provide lighting in the parking areas that will ensure
public safety. Lighting shall be a maximum of four (4)
footcandles within parking lot areas.
c. Prohibit consumption of alcohol in the parking lots by
having associates regularly “patrol” the parking areas
while collecting shopping carts, and report any
inappropriate activity to the store managers.
FO / On going PD
26. Large anchor stores exceeding 40,000 square feet shall
install closed-circuit camera systems (surveillance cameras)
inside and outside the store. The location of cameras and
the protocols for storing and sharing video footage shall be
coordinated with the Atascadero Police Department.
(excludes hotel uses in the annex portion)
FO / On going PD
27. Large anchor stores exceeding 40,000 square feet shall
establish a parking lot patrol for store areas, which assists
customers, ensures safety and takes action to identify and
prevent any suspicious activity (such as loitering and
vandalism) both during the day and nighttime hours. In
addition, the following are required (excluding hotel uses
in the annex portion):
a. Signs shall be visibly posted throughout the property
noticing the enforcement of loitering, vandalism and
trespassing laws.
b. Store operators shall work with the Atascadero Police
Department to enforce trespass laws by signing a
“Letter of Trespass Authority” with the Department.
FO / On going PD
Page 114 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
4
Conditions of Approval
Specific Plan
Master Plan of Development Conditions of Approval
(Del Rio Road Commercial Area Specific Plan)
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement
Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility /Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
c. Store operators will not permit overnight parking and
will remove vehicles parked in their lot and enforce
this provision as appropriate.
28. Large anchor stores exceeding 40,000 square feet shall
establish a Risk Control Team, which is a team of associates
responsible and trained to identify and correct safety and
security issues at the site. The Risk Control Team shall
coordinate with the Atascadero Police Department.
(exccludes hotel uses in the annex portion)
FO / On going PD
Public Works
29. Prior to occupancy of the first building on either the Walmart
or Annex Sites, the developer shall form a Landscape and
Lighting Assessment District or comparable mechanism for
payment of the operating and maintenance costs of the
following:
a. Frontage street lights;
b. Parkway and median landscaping and irrigation;
c. Wall maintenance in conjunction with landscaping;
d. Graffiti abatement.
BP PW
30. Prior to the issuance of an encroachment permit(s) for
construction of any offsite improvements, the applicant(s)
shall submit plans and supporting calculations/reports
including street improvements, underground utilities,
composite utilities, traffic control and grading/drainage plans
prepared by a registered civil engineer for review and
approval by the City Engineer. The Submitted plans shall be
in conformance with the requirements of the Vesting
Tentative Map, City Standard Specifications and Drawings
and Specific Plan or as required by the City Engineer.
BP PW
31. Prior to the issuance of any onsite improvement Building
Permit; the on-site public improvements shall be designed in
accordance with the Vesting Tentative Parcel Map, Specific
Plan, City Engineering Specifications and Drawings or as
required by the City Engineer.
BP PW
On-site Circulation
32. The location, width and depth of all project driveways shall
substantially conform to the approved Vesting Tentative
Parcel Map issuance. This shall be shown on all applicable
plans prior to of first building permit. No additional driveways
shall be permitted along the project frontage.
BP CE
33. Any dead-end drive aisles shall have a hammerhead or turn-
around area to facilitate vehicular movements. This shall be
shown on all applicable plans prior to issuance of first
building permit.
BP CE
Page 115 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
4
Conditions of Approval
Specific Plan
Master Plan of Development Conditions of Approval
(Del Rio Road Commercial Area Specific Plan)
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement
Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility /Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
34. The site shall be designed to adequately accommodate all
vehicles (e.g. automobiles, vans, trucks) that can be
expected to access the site. This includes, but is not limited
to, adequate maneuvering areas around loading zones and
parking spaces, and appropriate turning radii.
BP CE
Transit
35. The Walmart and Annex sites shall provide a bus stop at the
El Camino Real frontage fronting both the Walmart and
Annex frontage as shown on Master Plan of Development.
The bus stop shall be designed and constructed to the City
Engineer’s satisfaction and include the following elements:
a. A 8’X14’ permanent, City approved transit shelter
structure, that compliments the architecture of the
development it fronts, and includes a bench, trash
receptacle, solar lighting (all electrical conduits shall be
located within the shelter structure), bicycle racks and
rain gutters.
b. Color elevations and materials board for the proposed
bus shelter structure shall be supplied to the Community
Development Director, for review and approval, prior to
construction
BP CE
36. Color elevations and materials board for the proposed bus
shelter structure shall be supplied to the City Engineer, for
review and approval, prior to construction.
BP CE
37. The bus stop shall comply with all ADA and State
accessibility regulations as specified in the most recent
version of the California Disabled Accessibility Guidebook
(CalDag). Proposed disabled access shall be delineated on
construction plans.
BP CE
38. The bus stop location shall be a minimum of 100’ from the
intersection of Del Rio Road and El Camino Real or as
approved by the City Engineer.
BP CE
Traffic Impact Fees
39. Offsite Improvements - Prior to issuance of building permits
for each project in the Specific Plan, the project applicants
shall provide the City of Atascadero with all applicable traffic
impact fees for their proportional share impact on TIF funded
Circulation System Facilities other than the Del Rio Road/US
101 interchange, which is are subject to a separate TIF
payment described below. The traffic impact fees for all uses
shall be subject to the City’s latest adopted fee schedule,
with the exception of the Walmart Superstore that will pay
$11.14 per square foot in accordance with the proportional
share methodology prepared by RCS, which is based on the
ITE land-use rate for “Free Standing Discount Superstores.”
In order to receive TIF credits for the extra capacity created
(capacity does not include curb, gutter, sidewalk, or parking
BP CE
Page 116 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
4
Conditions of Approval
Specific Plan
Master Plan of Development Conditions of Approval
(Del Rio Road Commercial Area Specific Plan)
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement
Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility /Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
lanes) the applicants shall submit copies of invoices tied to
specific portions of the improvement work (eg. Demo,
grading, sub-grade, base, paving, striping) for approval by
the City Engineer and Director of Administrative Services.
40. Interchange funding - Prior to issuance of each building
permit for the projects in the Specific Plan, the project
applicant shall provide the City of Atascadero with
proportional share fees for the construction of a five-legged,
single-lane modern roundabout at the intersection of Del Rio
Road/US 101 Southbound Ramps that incorporates
Ramona Road as the fifth approach; and the conversion of
the intersection of Del Rio Road/US 101 Northbound Ramps
to a single-lane modern roundabout with a minimum 150-
foot-long right-turn bypass lane on the westbound approach.
The traffic impact fee shall be based on the size of the
building subject to the building permit and shall be consistent
with the proportional share cost methodology prepared by
RCS as described in the “TIF Collection Process” discussion
in Section 3.11, Transportation, of the Final EIR.
BP CE
Street Improvements
41. The Applicants for the Walmart and Annex sites shall
construct all frontage improvements for their respective
frontage including: temporary infrastructure transitions,
bicycle and traffic lanes, medians, street lights, signage,
landscaping, curbs, gutters and sidewalks along entire
frontage as shown or described in the Final Environmental
Impact Report Traffic Study, Specific Plan, or Vesting
Tentative Parcel map. All plans shall be acceptable to the
City Engineer prior to permit issuance
FM PW
42. The applicant shall include low glare, LED cobra style street
lights in the offsite improvement plans. Light spacing shall be
based on the AASHTO Roadway Lighting Design Guide
(2005) and approved by the City Engineer. Light color shall
be approved by the City Engineer.
FM PW
43. The applicants shall acquire and dedicate to the City the
right-of-way required for all street improvements as identified
in the Final Environmental Impact Report Traffic Study, the
Vesting Tentative Map, and Specific Plan. The Applicant
shall provide sufficient right of way to convert the intersection
at Del Rio Road/El Camino Real to a modern roundabout.
The roundabout will require an inscribed diameter of
approximately 160 feet and will include a combination of
single and dual circulating lanes. Single-lane approaches
are required for the southbound and westbound entrances.
The northbound approach shall include a dual-lane entry
with a left-only lane and a shared through/right-turn lane. The
eastbound approach shall include a shared through/left-turn
lane and a 125-foot long right-turn lane. Travel lanes shall
FM PW
Page 117 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
4
Conditions of Approval
Specific Plan
Master Plan of Development Conditions of Approval
(Del Rio Road Commercial Area Specific Plan)
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement
Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility /Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
be a minimum of twelve foot wide. The roundabout shall
include facilities for pedestrians and bicyclists
The applicants shall design the roundabout in conformance
with the conceptual plan is shown in Figure 3 of the Del Rio
Road Area Specific Plan Transportation Impact Analysis for
the City of Atascadero February 6, 2012. The Applicant is
responsible for all frontage improvement costs.
44. The first Applicant (Walmart or Annex) to submit Offsite
Public Improvement Plans shall first submit a plan line for
Del Rio Road from El Camino Real to the easterly end of the
pavement transition to existing road facilities. The Plan Line
shall be approved by the City Engineer prior to approval of
any offsite improvements on the Del Rio Road frontage.
BP CE
45. The Walmart frontage improvement plans shall include:
a. A left turn pocket for the driveway across from the
Annex Project.
b. A southbound left turn pocket at the proposed public
street.
FM PW
46. The proposed signalization of the intersection of the
proposed public street into the Walmart site from El Camino
Real, including bicycle loop detectors, shall be constructed
in accordance with City Engineering Standards, and
approved by the City Engineer. The signal s hall be installed
prior to issuance of the Walmart Building’s final certificate of
occupancy. Walmart shall be responsible for the cost of
installing these improvements.
FM PW
47. The applicant(s) shall improve the intersection of Del Rio
Road and Rio Rita Road to meet site distance, horizontal and
vertical alignment standards of the City Engineering
Standards. The proposed improvements shall be acceptable
to the City Engineer.
FM PW
48. Prior to street improvement plan approval by the City
Engineer, the applicant shall submit a street tree location
plan to the Community Development Department for review
and approval. The location of the street trees shall not
conflict with sewer or storm drain infrastructure. The plan
shall include proposed sewer lateral locations and storm
drain infrastructure for reference.
FM PW
49. Prior to building final, the applicant shall construct and final
full street improvements as shown in the Specific Plan and
required by the mitigation monitoring program within the
affected portion of the Walmart project site, to the
satisfaction of the City Engineer
FM PW
50. Prior to building final, the applicant(s) shall install a
community mailbox and post in accordance with the City’s
standards, and secure approval of the U.S. Postal Service
FM PW
Page 118 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
4
Conditions of Approval
Specific Plan
Master Plan of Development Conditions of Approval
(Del Rio Road Commercial Area Specific Plan)
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement
Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility /Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
prior to installation. The community mailboxes shall not
cause a sight distance obstruction and shall have a minimum
four foot clear zone behind the mailbox.
Grading
51. Prior to issuance of a grading permit for this project, the
applicant shall submit a copy of the grading permit for the
export site and an exhibit of the proposed haul route. The
applicant is responsible for ensuring that the receiving site
has obtained the required approvals from all applicable
agencies for the soil hauling operation and the placement of
fill off-site
GP PW
52. The applicant shall, to the City Engineer’s satisfaction,
comply with all Geology, Soils and Seismicity mitigation
measures and time frames contained in the City Council
adopted Mitigation Monitoring and Reporting Program
GP PW
53. The applicant shall comply with the following requirements
for the soil hauling operation:
a. Obtain an encroachment permit from the City Engineer
for the work.
b. The hours of operation shall be between 8:30 am to 3:30
pm, Monday through Friday.
c. Provide street sweeping service on all City streets along
the haul route during all hours of work on a schedule
approved by the City Engineer.
d. Provide traffic control and flagging personnel along the
haul route to the satisfaction of the City Engineer.
GP PW
54. Prior to issuance of a grading permit, the applicant(s) shall
sign a Haul Route Repair Agreement and pay a Haul Route
Pavement Repair Security Cash Deposit (Deposit) of
$100,000, which may be increased or decreased based
upon an estimated cost to complete the repairs of streets
damaged during the dirt hauling operation. The limits and
scope of the repairs shall be determined by the City
Engineer. In order to receive a refund of the Deposit, the
applicant or subsequent property owners shall complete any
required pavement repairs to the satisfaction of the City
Engineer within six months from the completion of the dirt
hauling operation or prior to issuance of Building Permits. If
the pavement repairs are not completed within six months,
the City may use the Deposit to complete the repairs and for
any incurred staff and administrative costs. Any funds
remaining at the completion of the repairs will be refunded to
the applicant. If the Deposit is insufficient to complete the
repairs, the City shall seek additional funds from the
applicant
GP PW
55. Prior to grading permit issuance, the applicant shall obtain
City Engineer approval of a drainage study for the proposed
private onsite and public offsite storm drain system from the
GP PW
Page 119 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
4
Conditions of Approval
Specific Plan
Master Plan of Development Conditions of Approval
(Del Rio Road Commercial Area Specific Plan)
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement
Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility /Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
City Engineer. The study shall demonstrate that runoff
generated onsite will not negatively affect downstream
waterways or properties. Onsite and offsite storm drain
facilities shall comply with City Engineering Drainage
Standards.
56. Maintenance responsibilities for all slopes, retaining walls,
drainage devices, and erosion and sedimentation control
devices/systems not accepted by the City shall be the
responsibility of the property owner in perpetuity.
GP PW
57. Prior to the construction of offsite improvements the project
applicant(s) shall prepare and submit a Construction Traffic
Control Plan for review and approval by the City Engineer.
The plan shall identify routing for all delivery and haul trucks
and, if necessary, limit deliveries to non-peak times. To the
extent feasible, truck routing should avoid travel through
residential areas and emphasize the use of US 101. The
plan shall be developed in conformance with the California
MUTCD, latest edition. The plan shall include the following
provisions:
a. Maintain access for land uses in proximity of the
project site during project construction.
b. Schedule deliveries and pick -ups of construction
materials to non-peak travel periods, to the maximum
extent feasible.
c. Coordinate haul trucks, deliveries and pick -ups to
reduce the potential of trucks waiting to load or
unload for protracted periods of time.
d. Minimize obstruction of through traffic lanes on
surrounding public streets.
e. Construction equipment traffic entering and exiting
the project site shall be controlled b y flagman.
f. Identify designated transport routes for heavy trucks
(in addition to haul trucks) to be used over the
duration of the proposed project.
g. Schedule vehicle movements to ensure to the
maximum extent feasible that there are no vehicles
waiting offsite and impeding public traffic flow on the
surrounding streets.
h. Establish requirements to ensure the safety of the
pedestrians and access to local businesses.
i. Coordinate with adjacent businesses and emergency
service providers to ensure adequate access exists
to the project site and neighboring businesses.
j. Prohibit parking for construction workers except on
the project site and any designated off-site parking
locations. These off-site locations shall not include
adjacent commercial center parking lots or residential
streets and will require the approval of the City
Engineer
GP PW
Page 120 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
4
Conditions of Approval
Specific Plan
Master Plan of Development Conditions of Approval
(Del Rio Road Commercial Area Specific Plan)
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement
Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility /Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
58. Prior to occupancy of the first building of either the Annex or
Walmart site that is directly adjacent to the Del Rio Road
frontage, the applicant(s) shall install a four foot wide, class
II base shoulder on Del Rio Road as right of way allows. The
design of the widened shoulder shall be approved by the City
Engineer and the improvements designed from the Del Rio
Road Project boundary to San Benito Road.
GP PW
59. All sidewalks shall be designed connect to existing
sidewalks, where already installed, or transition pedestrians
in a safe manner back to the right of way. The sidewalk
fronting the Annex project shall end at the intersection of
Obispo and Del Rio Roads. The applicant shall provide an
accessible ramp at that location. All transitions shall be
acceptable to the City Engineer.
GP PW
Storm Drainage
60. Prior to issuance of grading permits in Jurisdictional Waters
of the United States, the applicant shall acquire permits from
the Army Corps of Engineers, California Department of Fish
and Game, and the Regional Water Control Board for any
work within any natural drainage course. A copy of the
permits, or a response letter from each agency indicating a
permit is not required, shall be submitted to the City prior to
issuance of grading permits.
GP PW
61. The applicant shall, to the City Engineer’s satisfaction,
comply with all stormwater mitigation measures and time
frames contained in the Mitigation Monitoring and Reporting
Program.
BP PW
62. The applicant or subsequent property owners shall be
responsible for providing regularly scheduled maintenance
of the storm drain infrastructure, as required by the City
Engineer.
BP PW
63. The applicant shall form an organized drainage maintenance
entity to finance the future ongoing maintenance and capital
replacement of water quality, low impact development,
hydromodification, erosion and sedimentation
devices/systems identified on the project’s approved storm
drain plan. The applicant shall pay for all costs associated
with the formation of the maintenance entity. Water quality,
erosion and sedimentation devices/systems shall include but
are not limited to catch basin inserts, debris excluders, bio-
treatment basins, vortex separation type systems, and other
devices/systems for storm water quality. The applicant shall
be responsible for the maintenance of all project water
quality, erosion and sedimentation devices/systems until the
district has been established.
BP PW
64. Prior to issuance of grading permit, the applicant shall have
approved by the City Engineer, an Urban Stormwater
Mitigation Plan that incorporates appropriate post
GP PW
Page 121 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
4
Conditions of Approval
Specific Plan
Master Plan of Development Conditions of Approval
(Del Rio Road Commercial Area Specific Plan)
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement
Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility /Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
construction best management practices (BMPs),
maximizes pervious surfaces, and includes infiltration into
the design of the project to the extent technically feasible.
65. The applicant must obtain coverage under a statewide
General Construction Activities Stormwater Permit (General
Permit). In accordance with the General Permit, the applicant
shall file with the State a Notice of Intent (NOI) for the
proposed project. Prior to issuance of grading permit by the
City, the applicant shall have approved by the City Engineer
a Stormwater Pollution Prevention Plan (SWPPP). The
SWPPP shall include a copy of the NOI and shall reference
the corresponding Waste Discharge Identification (WDID)
number issued by the State upon receipt of the NOI.
BP PW
66. Prior to issuance of a grading permit applicant shall consult
with the Central Coast RWQCB regarding further actions
with the groundwater plume on the Walmart site.
Consultation shall result in written confirmation to the City
from the RWQCB Staff of any clean-up, corrective action or
monitoring that may be needed prior to, or post construction.
GP PW
67. Prior to the issuance of building permits the applicant shall
submit calculations to support the design of any storm
drainage structures or pipes. Closed conduits shall be
designed to convey the 10-year flow with gravity flow, the 25-
year flow with head, and provide safe conveyance for the
100-year overflow.
BP PW
68. Prior to the issuance of building permits the applicant shall
provide for the detention and metering out of developed
storm runoff so that the peak runoff and its associated
duration is equal to or less than undeveloped storm runoff
quantities to the satisfaction of the City Engineer.
BP PW
69. Drainage basins shall be designed to desilt, detain and meter
storm flows as well as release them to natural runoff
locations.
BP PW
70. Prior to the issuance of building permits the applicant shall
show the method of dispersal at all pipe outlets. Include
specifications for size & type.
BP PW
71. Prior to storm drain plan approval by the City Engineer, the
applicant shall obtain all onsite or offsite easements needed
for future storm drainage system maintenance by the City.
BP PW
72. Prior to the issuance of building permits the applicant shall
show method of stormwater conveyance to approved off -site
drainage facilities
BP PW
73. Concentrated drainage from off-site areas shall be conveyed
across the project site in drainage easements. Applicant
shall acquire drainage easements where needed. Drainage
shall cross lot lines only where a drainage easement has
been provided. If drainage easement cannot be obtained the
BP PW
Page 122 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
4
Conditions of Approval
Specific Plan
Master Plan of Development Conditions of Approval
(Del Rio Road Commercial Area Specific Plan)
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement
Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility /Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
storm water release must follow the historic path, rate and
velocity as prior to the subdivision.
SEWER AND UTILITIES
74. Prior to issuance of building permits for each component of
the Specific Plan, the applicant’s plans shall be in
compliance with the City Sanitary Sewer Management Plan,
including City standards for the Fats, Oils and Grease (FOG)
Program; and the installation of adequately sized grease
interceptors for all food service establishments, gas stations,
auto shops, etc.
BP PW
75. Existing sewer manhole frame and covers relocated or
adjusted because of street or other construction shall be
replaced with current City Standard Manhole Cover per
Standard Drawing No. 608 or as required by the City
Engineer.
BP PW
76. All existing above ground utilities shall be undergrounded on
project frontage in the 10-foot wide PUE.
BP PW
77. All sewer system design plans shall be reviewed and
approved by the City Engineer.
BP PW
78. Prior to sewer plan approval, the applicant shall provide a
sewer area study for the extension of the unnamed public
road on the Walmart site in accordance with City Engineering
Specifications and policies for review and approval by the
City Engineer.
BP PW
79. All onsite private sewer mains and laterals shall be privately
owned and maintained. Sewer mains in Public Roads shall
be owned and maintained by the City.
FM PW
80. Prior to recording the final map, provisions for the repair and
maintenance of the private sanitary sewer system shall be
included in the CC&R’s for the development. Included shall
be a mechanism to maintain the private sewer and
structures, such as a maintenance association. The City
Engineer and City Attorney shall approve the final form prior
to recordation.
FM PW
81. Applicant shall pay all sewer fees including extension
(Annexation), Connection and Reimbursement fees (if
applicable) prior to issuance of each building permit.
BP PW
82. Private gravity mains within the specific plan area shall be
sized and installed in accordance with the Uniform Plumbing
Code. Public gravity mains within the specific plan area shall
be a minimum of eight (8) inches in diameter.
FM PW
83. Drainage piping serving fixtures which have flood level rims
located below the elevation of the next upstream manhole
cover of the public or private sewer serving such drainage
piping shall be protected from backflow of sewage by
installing an approved type backwater valve. Fixtures above
FM PW
Page 123 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
4
Conditions of Approval
Specific Plan
Master Plan of Development Conditions of Approval
(Del Rio Road Commercial Area Specific Plan)
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement
Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility /Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
such elevation shall not discharge through the backwater
valve.
84. All sanitary sewer (SS) mains shall terminate in manholes
unless extension of the main, at some later date, is
anticipated. If extension of a SS main is anticipated, said SS
main may terminate in a cleanout providing the next
downstream manhole is less than 300 linear feet from the
cleanout and that the point of termination is not a reasonable
location for a SS main angle point or intersection.
FMBP PW
Amendment #1 – Annex Hotel Specific Conditions
85. Wall mounted Building Signage for Parcel 8 in the annex
portion of the specific plan shall be sized appropriately
to be compatible with architectural façade elements.
Any signage that does not comply with this condition
will be forwarded to DRC for review and approval.
BP PS
86. The design of vehicular access and control must be
evaluated in light of future development both across the
street and on adjacent parcels to the South. On an
interim basis, a two way left turn lane could be sufficient
to serve the hotel site. However, when the Annex
develops across El Camino Real, access control may
require modifications such as dedicated left -turn
pockets (depending upon access locations to the
Annex). Therefore, to the extent possible, driveway
locations shall be located and designed to preclude
turning movement conflicts with future driveways for
the Annex Shopping Center and the adjacent southerly
properties.
BP PW
87. Prior to issuance of Certificate of Occupancy, a
nighttime lighting final will be required for consistency
with the Final EIR and Atascadero Municipal Code.
BP PS
88. Prior to issuance of Certificate of Occupancy, a
reciprocal parking / access agreement shall be entered
into with western portion of 049-131-048.
End of Conditions
BP PS
Page 124 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
4
EXHIBIT B: Specific Plan Master Plan of Development Plans
Del Rio Road Commercial Area Specific Plan
(PLN 2007-1245 & PLN 2007-1246)
Exhibits attached to
Section VII of Specific Plan
Page 125 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
4
Exhibit B – Section VII: Del Rio Specific Plan Exhibit 3 Amendment
Page 126 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
4
Exhibit B – Section VII: Del Rio Specific Plan Exhibit 9 Amendment
See Amendment #1
PLN 2017-1626
Annex Hotel
Exhibit 14
Page 127 of 179
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DATE:
ATTACHMENT:
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4
Exhibit B – Section VII: Del Rio Specific Plan Exhibit 11 Amendment
See Amendment #1
PLN 2017-1626
Annex Hotel
Exhibit 14
Page 128 of 179
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DATE:
ATTACHMENT:
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4
Exhibit B – Section VII: Del Rio Specific Plan Exhibit 13 Annex Project
Sign Program (Parcel 8 Only)
Page 129 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
4
Exhibit B – Section VII: Del Rio Specific Plan Exhibit 14 Annex Hotel Grading / Drainage &
Utility Plan
Page 130 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
4
Exhibit B – Section VII: Del Rio Specific Plan Exhibit 14 Annex Hotel Grading / Drainage &
Utility Plan
Page 131 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
4
EXHIBIT C: Specific Plan Master Plan of Development Plans – Special Conditions
Del Rio Road Commercial Area Specific Plan
(PLN 2007-1245 & PLN 2007-1246)
Page 132 of 179
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EXHIBIT D: Specific Plan Master Plan of Development Plans – Fire Hydrant Location Map
Del Rio Road Commercial Area Specific Plan
(PLN 2007-1245 & PLN 2007-1246)
Page 133 of 179
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EXHIBIT E: Specific Plan Master Plan of Development Plans –Permit Processing
Hierarchy
Del Rio Road Commercial Area Specific Plan
(PLN 2007-1245 & PLN 2007-1246)
The following permits and plans will be required for the development of the Specific Plan. The
Community Development Director or City Engineer may approve variations to this outline as long as the
underlying intent of the permitting process is maintained:
Permit Processing Hierarchy - Walmart Portion of Specific Plan
A. Rough grading permit (restoration bond required)
1. SWPPP / NPDES
2. Haul Routes
3. Fill locations at Annex with written authorization of Annex owner
B. Subdivision improvements – prior to final map (bonding required)
1. Pad grading and drainage
2. Retaining walls
3. On-site utilities(mains within easements, and service lateral stub-outs)
a. Storm Drainage
b. Sewer
c. Water
d. Gas / Electric / Communication (joint trench conduits within easements)
4. On-site public improvements (new street)
5. Off-site public improvements
a. El Camino Real frontage improvements
b. Del Rio Road frontage improvements
c. El Camino Real / Del Rio roundabout
d. Rio Rita frontage improvements
e. Sewer, storm drain and Utility improvements that are required on all affected
streets.
f. Low Impact Development/Hydromodification required improvements
g. New signal (El Camino Real / new street)
C. Commercial Building Permits – prior to store opening
1. Buildings and structures
2. Off-site public improvement - San Anselmo signal (bonding required)
3. On-site improvements
a. Parking lots
i. Curbs
ii. Paving
iii. Drainage
iv. Lighting
v. Cart corrals
vi. Accessible parking / routes of travel / pedestrian walkways
vii. Low Impact Development Improvements that are part of the
hardscape/landscape
b. Solid waste storage enclosures
c. Landscaping
d. Signage
e. Fencing / Soundwalls
D. Multi-family residential Building Permit
1. CUP approval of Master Plan / Tree Removal Permit (Planning Commission)
2. Grading, Drainage, Tree protection plan
Page 134 of 179
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3. On-site improvements
a. Utilities
b. Curbs
c. Paving
d. Drainage
e. Lighting
f. Accessible parking / routes of travel
g. Pedestrian walkways
h. Project Amenities
i. Landscaping
j. Signage
k. Fencing
4. Buildings and structures
Permit Processing Hierarchy - Annex Portion of Specific Plan
A. Rough grading permit
1. SWPPP / NPDES
B. Subdivision improvements – prior to final map (bonding required)
1. Pad grading and drainage
2. Retaining walls
3. On-site utilities (mains within easements, and service lateral stub-outs)
a. Storm Drainage
b. Sewer
c. Water
d. Gas / Electric / Communication (joint trench conduits within easements)
4. Off-site public improvements
a. El Camino Real frontage improvements
b. Del Rio Road frontage improvements
c. El Camino Real / Del Rio roundabout
d. Sewer, storm drain and Utility improvements that are required on all affected
streets.
e. Low Impact Development/Hydromodification required improvements
C. Commercial Building Permits
1. Buildings and structures
2. On-site improvements
a. Parking lots
i. Curbs
ii. Paving
iii. Drainage
iv. Lighting
v. Cart corrals
vi. Accessible parking / routes of travel / pedestrian walkways
vii. Low Impact Development Improvements that are part of the
hardscape/landscape
b. Solid waste storage enclosures
c. Landscaping
d. Signage
e. Fencing / Soundwalls
D. Single-Family Residential Permits
1. Tentative Map / Conditional Use Permit Master Plan of Development Approval (Planning
Commission)
2. Subdivision Tract Improvement Plan
3. Residential buildings permits
Page 135 of 179
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ATTACHMENT:
07/11/17
4
EXHIBIT F: Specific Plan Master Plan of Development Plans – Walmart Parking Lot with
additional landscape
Del Rio Road Commercial Area Specific Plan
(PLN 2007-1245 & PLN 2007-1246)
Page 136 of 179
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DATE:
ATTACHMENT:
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4
EXHIBIT G: Annex Hotel Elevations / Color Board
Del Rio Road Commercial Area Specific Plan
(PLN 2007-1246)
**COPIES OF RENDERINGS ARE ON FILE IN THE CITY CLERK’S OFFICE**
Page 137 of 179
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DATE:
ATTACHMENT:
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Page 138 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
4
Page 139 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
5
DRAFT RESOLUTION C
RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING
CONDITIONAL USE PERMIT 2017-1626
(MASTER PLAN OF DEVELOPMENT) ON
APN 049-131-055
1860 & 1862 EL CAMINO REAL
ANNEX HOTEL
PEARCE/MP ANNEX, LLC
WHEREAS, application has been received from MP Annex, LLC (284 Higuera Street,
San Luis Obispo, CA 93401) Owner and Applicant Clint Pearce (284 Higuera Street, San Luis
Obispo, CA 93401) to consider Planning Application PLN 2017-1626, for a project consisting of
a Conditional Use Permit on a 0.70 acre site located on a portion of 1860 & 1862 El Camino Real,
Atascadero, CA 93422 (APN 049-131-055); and
WHEREAS, the site’s current General Plan Land Use Designation is General Commercial
(GC); and
WHEREAS, the site’s current Zoning District is Commercial Tourist (CT); and
WHEREAS, section 9-3.330 of the Atascadero Municipal Code identified that a use
permit is required for “Parking Lots” as a primary use in all non-residential zones; and
WHEREAS, the proposed project qualifies for an Categorical Exemption consistent with
CEQA Guidelines Sections 15303 (New Construction of Small Structures) and 15311 (Accessory
Structures); and
WHEREAS, the laws and regulations as set forth in the State and local guidelines for
implementation of the California Environmental Quality Act (CEQA) have been adhered to; and
WHEREAS, a timely and properly noticed Public Hearing upon the subject Master Plan
of Development was held by the Planning Commission of the City of Atascadero at which hearing
evidence, oral and documentary, was admitted on behalf of said Master Plan of Development; and
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed Public
Hearing held on June, 28, 2017, studied and considered PLN 2017-1626, after studying and
considering the proposed CEQA Categorical Determination and reviewing proposed uses, and
recommended to the City Council approval of the conditional use permit.
WHEREAS, the City Council of the City of Atascadero, at a duly noticed Public Hearing
held on July, 11, 2017, studied and considered PLN 2017-1626, after studying and considering the
proposed CEQA Categorical Determination and reviewing proposed uses.
Page 140 of 179
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ATTACHMENT:
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NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of
Atascadero:
SECTION 1. The City Council makes the following findings, determinations and
approvals with respect to the proposed Conditional Use Permit:
A. Findings of Environmental Exemption.
1. FINDING: The proposed project is Categorically Exempt (Classes 3 and 11) from
the provisions of the California Environmental Quality Act (California Public
Resources Code §§ 21000, et seq., “CEQA”) and CEQA Guidelines (Title 14
California Code of Regulations §§ 15000, et seq.) pursuant to CEQA Guidelines
Sections 15303 and 15311, for new construction of small structures and accessory
structures. A proposed notice of exemption (Exhibit A) is on file in the City Clerk’s
Office and incorporated herein by reference.
FACT: The Class 3 exemption covers new construction of small facilities or
structures, including accessory structures. The proposed secondary hotel parking
lot that is the subject of this PLN 2017-1626 falls under the Class 3 exemption
because the proposed use is considered a “parking lot”, which will be an accessory
use to the adjacent hotel and potential future uses surrounding the parking lot.].
The Class 11 exemption also covers accessory structures, including small parking
lots. The proposed secondary hotel parking lot that is the subject of this PLN 2017-
1626 falls under the Class 11 exemption for such “small parking lots” because the
parking lot is an accessory use to an existing business that will remain on-site and
have reciprocal access agreements.
B. Findings for approval of Conditional Use Permit (Atascadero Municipal Code 9-
2.110 (b)(3)(iv).
1. FINDING: The proposed project or use is consistent with the General Plan.
FACT: The proposed project is consistent with the General Plan goals and policies
as the parking lot, as a primary use, will be utilized to support a new hotel directly
adjacent to the Del Rio Road Specific Plan, as well as, provide additional parking
for potential future uses.
2. FINDING: The proposed project or use satisfies all applicable provisions of the
Atascadero Municipal Code.
FACT: The proposed use satisfies all applicable provisions for construction of a
parking lot within the Atascadero Municipal Code.
3. FINDING: The establishment, and subsequent operation or conduct of the use will
not, because of the circumstances and conditions applied in the particular case per
Atascadero Municipal Code, be detrimental to the health, safety or welfare of the
general public or persons residing or working in the neighborhood of the use, or be
detrimental or injurious to property or improvements in the vicinity of the use.
Page 141 of 179
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ATTACHMENT:
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FACT: The proposed parking lot will not be detrimental to the health safety, and
welfare for persons residing or working in the neighborhood because the proposed
parking lot is a conditional use allowed within the Municipal Code, and has been
reviewed for consistency with the code for location of ingress/egress driveways,
lighting, landscaping, and pavement. The parking lot will support a commercial use
and future uses as well. The proposed parking lot will not contain hazardous
materials, nor be a blighting effect on nearby residential uses.
4. FINDING: The proposed project or use will not be inconsistent with the character
of the immediate neighborhood or contrary to its orderly development.
FACT: The proposed use is directly adjacent to a proposed hotel within the Del
Rio Road Commercial Area Specific Plan and fronts Highway 101. The proposed
use is not inconsistent with the character of the immediate neighborhood.
5. FINDING: The proposed use or project will not generate a volume of traffic
beyond the safe capacity of all roads providing access to the project, either existing
or to be improved in conjunction with the project, or beyond the normal traffic
volume of the surrounding neighborhood that would result from full development
in accordance with the land use element.
FACT: The parking lot will be used by a directly adjacent hotel. The parking lot
itself will not generate a volume of traffic beyond the safe capacity. Additionally,
the parking lot will be designed to accommodate future improvements within the
Del Rio Road / El Camino Real intersection.
SECTION 2. Approval of Conditional Use Permit. The City Council of the City of
Atascadero, in a regular session assembled on July 11, 2017 resolved to approve the Conditional
Use Permit subject to the following, on file in the City Clerk’s Office and incorporated herein by
reference:
1. EXHIBIT A: CEQA Exemption
2. EXHIBIT B: Conditions of approval
3. EXHIBIT C: Site Plan
4. EXHIBIT D: Grading & Utility Plan
5. EXHIBIT E: Landscaping Plan
SECTION 3. The Community Development Director or his designee is directed to file the
Notice of Exemption for public posting with the County Clerk.
Page 142 of 179
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ATTACHMENT:
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On motion by Council Member ______________ and seconded by Council Member
_________________, the foregoing Resolution is hereby adopted in its entirety on the following
roll call vote:
AYES:
NOES:
ABSENT:
ADOPTED:
CITY OF ATASCADERO
______________________________
Tom O’Malley, Mayor
ATTEST:
______________________________
Lara K. Christensen, City Clerk
APPROVED AS TO FORM:
______________________________
Brian A. Pierik, City Attorney
Page 143 of 179
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Exhibit A: CEQA Exemption
PLN 2017-1626
Page 144 of 179
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DATE:
ATTACHMENT:
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Exhibit B
Conditions of Approval
City of Atascadero
PLN 2017-1626
Annex Hotel – South Parking
A Portion of 049-131-055
The following conditions of approval apply to the project referenced above. The conditions of
approval are grouped under specific headings that relate to the timing of required compliance.
Additional language within a condition may further define the timing of the required compliance.
A. The following conditions shall be satisfied prior to the issuance of the first of any
DEMOLITION PERMIT, BUILDING PERMIT, SUBDIVISION IMPROVEMENT, or at
the time specified in the condition.
1. Public improvement plans shall be prepared by a registered Civil Engineer
and approved by the City Engineer prior to the start of any work. The plans
shall include, but are not limited to the following:
a. On-site and off-site grading, drainage and erosion control.
b. Public street design.
c. Public and private utilities necessary to serve the development.
d. Extension or modifications to the AMWC water distribution system.
e. Extension or modifications to the City wastewater collection system,
or, on-site wastewater treatment (e.g. - septic/leach-field systems).
f. Storm water management and collection system.
☐ PWD
2. A Soils and/or Geology Report providing technical specifications for grading
of the site shall be prepared by a Geotechnical Engineer.
☐ PWD
3. The developer shall submit a detailed hydrology study to be prepared and
submitted for review and approval by the City Engineer. The analysis shall
be prepared by a registered civil engineer and shall quantify the effects of
the proposed development on adjacent and downstream properties. The
scope of the study shall include analysis of all existing public and private
drainage facilities and creek capacities between the subject property and an
adequate point of discharge. Storm water detention or retention facilities will
be required. All proposed detention or retention basin and associated
drainage improvements, except those within a public street, shall be privately
owned and maintained by the property owner.
☐ PWD
4. A Storm Water Control Plan (SWCP) shall be prepared in accordance with
City Standard Specifications and the Regional Water Quality Control Board
Res. No. R3-2013-0032.
☐ PWD
Page 145 of 179
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ATTACHMENT:
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5. Landscaping plan shall be consistent with the City’s water efficient landscaping
ordinance and be submitted for approval.
☐ PLN
6. A photometric plan shall be submitted for review and approval by the Planning
and Building Department.
☐ PLN
B. The following conditions shall IMPLEMENTED DURING THE CONSTRUCTION
PHASE OF THE PROJECT.
7. The developer shall complete street improvements for El Camino Real in
conformance with the plans prepared for the round-about at El Camino Real
and Del Rio Rd and in accordance with City standard details/standard
specifications, to the satisfaction of the City Engineer.
☐ PWD
8. Street pavement shall be widened to meet the new frontage improvements.
Pavement transitions may be required to be extended beyond the limits of the
property frontage to integrate the new widened street improvements with the
existing roadway, to the satisfaction of the City Engineer.
☐ PWD
9. Street striping, signage, traffic signals, and any traffic control improvements
shall be in accordance with the CA Manual on Unified Traffic Control Devices
(CA-MUTCD), and to the satisfaction of the City Engineer.
☐ PWD
10. Street lighting may be required, as determined by the City Engineer.
☐ PWD
11. Utility laterals shall be extended and adjusted to conform to the new street
improvements.
☐ PWD
12. The developer shall extend or modify the water distribution system as required
by the AMWC to adequately serve the new development.
☐ PWD
13. The developer shall extend or modify the public storm water collection system
as required by the City Engineer to adequately serve the new development.
☐ PWD
14. Culverting or modifications to existing open channels shall be in compliance
with City standards and policies, and be approved by the City Engineer.
☐ PWD
15. The development shall be designed to intercept cross lot drainage and direct
any overland run-off to an approved point of discharge (e.g. - street, storm
drain, drainage swale & easement, other acceptable point of discharge), as
approved by the City Engineer.
☐ PWD
C. The following conditions shall be met prior to the RELEASE OF UTILITIES, FINAL
INSPECTION, OR ISSUANCE OF A CERTIFICATE of occupancy, whichever occurs
first.
16. Prior to final inspection of the El Camino Real improvements, the developer
shall submit record drawings for review and approval by the City Engineer.
☐ PWD
17. A Storm Water System Operations & Maintenance Plan and Storm Water
Maintenance & Management Agreement shall be approved by the City
Engineer and recorded against the subject property prior to a Final Inspection.
☐ PWD
Page 146 of 179
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18. Reciprocal access agreements shall be recorded with APN 049-131-048
(Armet) property directly east of the subject property, and APN 049-131-070
(Annex Hotel) directly north of the subject property. Agreement shall be
recorded prior to final planning inspection for landscaping and lighting.
☐ PLN
D. The following conditions shall be complied with AT ALL TIMES that the use
permitted by this planning application occupies the premise and shall be applied
to the project in perpetuity until such time that the use is extinguished.
19. The entitlement described at the location per this resolution is determined to
be vested with the property upon issuance of a building permit.
☐ PLN
20. Approval of this entitlement shall be final and effective consistent with
Atascadero Municipal Code (AMC) Section 9-1.111 seq. et. al.
☐ PLN
21. Project construction must be in accordance with provided Exhibit(s), adopted
with this Resolution. Changes to architecture, landscaping design, and non-
substantive subdivision design may be approved by the Design Review
Committee (DRC).
☐ PLN
22. In accordance with the Atascadero Municipal Code Section 9-8.105, any
violation of any of the Conditions of Approval is unlawful and may be cause for
revocation of this entitlement and subject the applicant and/or future property
owners to the penalties set f or in the Atascadero Municipal Code, as well as
any other available legal remedies.
☐ PLN
23. The applicant shall agree to indemnify and defend at his/her sole expense any
action brought against the City, its present or former agents, officers, or
employees because of the issuance of this approval, or in any way relating to
the implementation thereof, or in the alternative, to relinquish such approval.
The applicant shall reimburse the City, its agents, officers, or employees, for
any court costs and attorney's fees which the City, its agents, officers or
employees may be required by a court to pay as a result of such action. The
City may, at its sole discretion, participate at its own expense in the defense
of any such action but such participation shall not relieve applicant of his/her
obligations under this condition.
☐ CM
24. Should the described use be abandoned or extinguished, the property may be
used and / or developed with any use allowed by the underlying zoning district.
☐ PLN
25. Discharges to the public storm drain system are subject to review under the
City’s MS4 State Permit and the boundaries established by the Regional Water
Quality Control Board for discharges to waters of the United States. Illicit
discharges shall not be approved and shall be eliminated where known to exist
or are identified. Certain non-storm water discharges may not be considered
illicit where it can be shown that these waters are not contaminated.
Uncontaminated spring water, pumped ground water, and water from crawl
space pumps are not considered illicit discharges and are therefore not
prohibited from discharging to the storm drain system. The developer shall
provide verification that the proposed discharge waters are not contaminated,
to the satisfaction of the City Engineer.
☐ PWD
**END CONDITIONS**
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ATTACHMENT:
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**COPIES OF RENDERINGS ARE ON FILE IN THE CITY CLERK’S OFFICE**
EXHIBIT C: SITE PLAN
PLN 2017-1626
Page 148 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
5
EXHIBIT D: GRADING & UTILITY PLAN
PLN 2017-1626
Page 149 of 179
ITEM NUMBER: B-1
DATE:
ATTACHMENT:
07/11/17
5
EXHIBIT E: LANDSCAPING PLAN
PLN 2017-1626
Page 150 of 179
ITEM NUMBER: C-1
DATE: 07/11/17
Atascadero City Council
Staff Report – City Manager’s Office
City of Atascadero
Marketing Update &
Marketing Plan 2017-2018
RECOMMENDATIONS:
Council:
1. Receive and file marketing update and new marketing plan.
2. Approve updated special event sponsorship criteria and application form.
DISCUSSION:
The City of Atascadero Marketing plan is designed to support a vision and brand that has
been defined as Classic Americana, simply genuine, hometown feel and a “California as
it used to be” experience. The goal of the City’s Marketing plan is to promote both private
and public assets, and events that appeal to local and county residents as well as
encourage visitors who are already here, to “stay, spend and enjoy” our City. The plan is
designed to implement these goals by keeping the City’s businesses and assets top-of-
mind through an ongoing advertising campaign, growing existing events, and establishing
new events that appeal to the target audience.
The marketing update captures what has been accomplished in the last six months as
well as year-over-year for the fiscal 2016-17 timeframe for both the Atascadero Tourism
Business Improvement District (ATBID) and the City.
To help determine a new event’s eligibility for sponsorship, a Special Event Support
Application was implemented. The existing application was approved at the February 23,
2016 City Council Meeting. The application was put in place to use specific criteria when
considering requests for events within in the City or with organizations introducing a new
event to the City. The use of this criteria formalizes the process with a goal to attract solid
and noteworthy events that, in turn, are viable to drawing event goers to the area.
Modifications have been made and are highlighted on the Special Event Sponsorship
Application for Council to review and approve. This form will continue to be updated
annually so that we can continue to attract high caliber events that will dr ive attendance
to our area.
Page 151 of 179
ITEM NUMBER: C-1
DATE: 07/11/17
ATBID’s marketing efforts showcase year-over-year results and the new scope of work
for 2017-18. The marketing plan is currently being reviewed and approved by the ATBID
Advisory Board.
The City’s update reviews the promotions area and event portfolio. The promotions area
reviews the overall advertising campaign, highlighting what was accomplished January
through June 30, 2017, as well as recapping the fiscal year for 2016-17. The events
portion reviews events that transpired January through June 2017, a summary of events
in 2016-17 and upcoming events from July through December of 2017. A recap of overall
attendance, success metrics and budget details will be provided in the presentation, in
addition to the City’s new marketing plan for 2017-18.
The last marketing update presentation was given to Council on January 24th, 2017 with
a recap of events from September through December, and a recap of the 2016 Calendar
year. The current update is for the fiscal year-over-year versus a calendar year.
Promotions Recap:
Television Commercials
o Commercials through KSBY and Charter focused on the Tamale Festival
and “Zoo Happenings” such as Conservation Celebration, Spring Festival
and Brew at the Zoo.
Digital Advertising
o Targeted digital banner ads will continue with three different creative ads
highlighting the Downtown by featuring cider tasting, Historic City Hall, and
the Zoo. The ads are targeted to specific keyword searches, such as zoo,
travel, craft beers, and a variety of other target keywords based on users
search habits on our website, with the same geographic target as defined
in the Search Engine Marketing (SEM) that follows.
o SEM has been ongoing monthly, with the geographic target area of
Northern Santa Barbara County, all of SLO County, Monterey/Salinas, and
the Central Valley. The geography will be tightened up in the new marketing
plan, to only include SLO County and Northern Santa Barbara County, in
an effort to avoid duplicating what ATBID is doing to promote in out of
market areas.
o Local digital ads were published for Tamale Festival and Brew at the Zoo
across sanluisobispo.com, ksby.com and A-Town Daily News/ Paso Press.
Social Media
o Posts occur several times a week, or as-needed, across the Visit
Atascadero website, the City of Atascadero Facebook pages, Instagram
and Twitter for City of Atascadero and the Charles Paddock Zoo.
o Press releases were distributed for City and Zoo events and newsworthy
happenings, which are also posted on the City’s website, Facebook pages,
VisitSLOCounty.com, Atascadero Chamber website, and media event
calendars throughout the county.
Billboards & Bus Signs
Page 152 of 179
ITEM NUMBER: C-1
DATE: 07/11/17
o The billboard location at Highway 46/Lost Hills (facing east) was in place
through May 2016. City Billboard panels located off Hwy 101 are in place.
o Interior bus signs inside the Hearst Castle buses are in place and promote
the Zoo, Historic City Hall and the Faces of Freedom Veterans Memorial.
These are in place through August 2017. New creative was installed in
December.
Newspaper Advertising
o Tribune newspaper ads are being utilized to promote the Downtown and
events through event sponsorship. All newspaper ads include additional
digital display ads on www.SanLuisObispo.com.
o Promotional print ads are published in the Tribune Magazines and Special
Sections, i.e., SLO County Visitors Guide, Beach Towns, Mid State Fair
Guide, Living Here). In January, Restaurant Month was promoted in the
newspaper’s Ticket Entertainment section.
o New Times newspaper advertising published to promote the Tamale
Festival and Brew at the Zoo events; and Restaurant Month in January with
a downtown ad in Menu’s magazine.
o Ad placements in the Atascadero News have been event specific with
events like Tamale Festival and our local, Farmers Market, running
premium strip ads on the front of the paper.
o Ongoing is our distribution of the Charles Paddock Zoo brochure in the
Certified Rack Displays located in visitor racks throughout SLO hotels and
the Welcome Center in Pismo Beach. Visit Atascadero brochures are
ongoing and will be a part of the ATBID budget in the new fiscal year.
Radio Advertising
o American General Media radio station ads have primarily been used to
highlight event sponsorship. Tamale Festival and Brew at the Zoo aired
across AGM radio networks KJUG, KZOZ & COAST104.5. Liquid Lunch
hosted Brew at the Zoo on the KRUSH 92.5 with Tent City Brewing,
Dunbar and the Zoo to promote the event.
o Grape Encounters airs continuous spots and live promotion on the
Quickbites program on station 92.5, along with commercials supporting the
City. Digital banner ads have also been added on the website for the City.
Other
o Infomercials continue to run on “Visitor TV” in the SLO Airport and in SLO
County Hotels. This will be updated when the new airport is complete.
o Commercials run before the movies at the Galaxy Theatre in Atascadero,
Merced & Tulare for the larger events like Tamale Festival.
o The www.VisitAtascadero.com website was relaunched in December 2016
with a new, remodeled site.
Events:
January through June Event Recap
o Tamale Festival – The 2nd Annual Tamale Festival in Sunken Gardens was
a success with 32 tamale vendors vs. 8 the year before! Attendance
remained the same as the year before with approximately 5 -7,000+ people
Page 153 of 179
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DATE: 07/11/17
in attendance. We added margaritas, beer, cider and wineries to the mix
along with the Dancing Horses. The event will continue to grow into 2018.
o Sweetheart Stroll – The City worked with Atascadero Main Street
Association to take on another event to promote the Downtown. This will be
an ongoing event to add to the City’s event portfolio.
o Farmer’s Market – Moved to Sunken Gardens on April 4th! We “sprang into
fresh produce” as the Farmers made their move to the Downtown. Since
then, the market has grown in size and revenue. The City is supporting the
Farmers with Community Days the first Wednesday of each month and
through the summer to continue to encourage people to attend the market.
The “Chef’s Summer Sizzle” will be happening July 5th through August 16th.
o Brew at the Zoo – The 3rd Annual event grew in attendance to 600
attendees vs. 549 the year prior. We will continue to market and grow this
event.
o Other Events: Z-Day California Car Show (March 25th), Chamber Art &
Wine Tours (March 24th; May 12th), Cider Festival (May 13th), Lake Fest (May
20th), and Atascadero Lakeside Wine Festival (June 24th).
Upcoming Events and Event Ideas:
o Summer Concert Series: June 17th – August 12th
o Farmers Market: NEW Chef’s Summer Sizzle – July 5th – August 16th
o Cruisin’ Weekend: August 18th & 19th
o Movies in the Gardens: August 5th – September 2nd
o Other Event Ideas for 2017: Expand the annual Holiday Lighting event.
Special Events upcoming and in progress:
o SLO Jazz Festival: NEW Fall Fest on November 11, 2017
o Tent City Marathon 2018 (aka: Race Atascadero March 25th)
There will be an oral presentation to review the above information and a report on how
the marketing efforts have performed. There will also be an oral presentation from Verdin
Marketing providing an update on the ATBID Tourism Marketing efforts.
The new marketing plan for fiscal year 2017-18 is provided in this report with an oral
presentation to review the specifics. The updates to both the 2016-17 and the 2017-18
marketing plans are included and report on where the budget is currently.
FISCAL IMPACT: None.
ALTERNATIVE:
The City Council may provide staff direction on feedback from the 2016-17 Marketing
Plan along with any desired adjustments to the new, 2017-18 Marketing Plan.
Page 154 of 179
ITEM NUMBER: C-1
DATE: 07/11/17
ATTACHMENTS:
1. New Marketing Plan – Fiscal 2017-18; Budget Actuals Fiscal 2016-17
2. Updated Special Event Sponsorship Criteria and Application Form
3. 2017-18 Events Calendar
4. Verdin Scope of Work
5. ATBID Event Support Application
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ATTACHMENT
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1
City of Atascadero
2017-18 Marketing Plan - DRAFT
Executive Summary
The City of Atascadero Marketing Plan is designed to promote the City’s assets and events that
appeal to local and County residents as well as encourage visitors who are already here to stay,
spend and enjoy. The Plan is designed with a focus on local businesses to attract and promote
shopping local. Growth in retail and restaurant sales will help attract more business to the area,
which would then foster economic growth. This Marketing Plan integrates and complements the
information from the Atascadero Tourism & Promotion Game Plan by the Coraggio Group and
the Atascadero Tourism (ATBID) Marketing Plan by Verdin Marketing.
The City’s assets, both private and public, are define d as the Downtown core with Historic City
Hall, Galaxy Theater, Charles Paddock Zoo, Faces of Freedom Veterans Memorial, Atascadero
Lake Park, Pavilion on the Lake, A-Town Skate Park and Chalk Mountain Golf Course. These
assets complement our key selling points being a value destination, easy access to beaches and
near the Paso Robles Wine Country as well as having the only Zoo on the Central Coast.
Target Audience
Visitors, Local residents, SLO County residents
Geographic Market specific to City’s Marketing Plan
Local & County Residents
Tourists visiting our area
Outer Market defined in the ATBID Marketing Plan, which focuses on “Come,
Sleep, Spend,” and allows the City to focus on its goal, “Stay, Spend, Enjoy.”
Behavioral Target
Market to Local and County residents across all ages, families, active retirees,
children.
Follows Atascadero ATBID Marketing Plan defined as families, culinary connoisseurs,
leisure seekers and outdoor enthusiasts.
Unique Selling Proposition
Atascadero is a beautiful and authentic city of outdoor recreation, culinary adventures, and
welcoming hospitality. It’s a safe place where the arts and history thrive, and the diversity of
experience, generosity of spirit, and small-town ambiance are here to be enjoyed by visitors and
residents alike. – by City Council at 8/31/14 Strategic Planning Session with Coraggio Group
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Atascadero is California as it used to be. With classic roots, Atascadero is a traditional American
town that offers authentic experiences with a blend of affordability and access to family friendly
activities. – by Verdin Marketing
In Summary, Atascadero’s Unique Selling Proposition (USP):
Atascadero is a classic American, family friendly town offering something for the whole family to
enjoy from community events to historic attractions, a Veteran’s memorial, A-Town Skate Park
and the Charles Paddock Zoo. Atascadero is known for warm summer evenings where locals can
enjoy coming together for picnicking, playing horseshoes or a game of cornhole or bocce ball,
walking around the Lake, hiking, golfing, biking and horseback riding.
Downtown Atascadero offers a growing craft brewery, cider and specialty spirits scene, along
with fabulous food from surrounding restaurants. Take a stroll through the beautiful Sunken
Gardens which is home to the historic City Hall that is surrounded by angel fountains that
complement the architectural era of the structure. Nearby your walk will take you to the newest
movie theater in the County, the Galaxy Theater.
Marketing Strategy
Goals
1. Keep the City’s businesses and assets top-of-mind through an ongoing advertising plan
that spans the year to local and County residents and visitors to our area.
2. Establish new events and grow existing events that appeal to local and County
residents as well as attract visitors.
3. Measure the success of advertising efforts through website growth, Sales Tax, TOT
revenues and increase of social media followers
Objectives
Objective #1: Develop two main advertising campaigns for the 2017-18 fiscal year focused
around the Downtown core and the Charles Paddock Zoo. Campaigns are designed to
promote the downtown, our local businesses, assets and events.
Promotion Tactics
Broadcast TV Commercials ~ tailored messaging tagging key events.
Outdoor Advertising ~ Exposure as people are traveling through our county.
o Billboard location during prime times of year in prime locations – Cuesta Grade.
o In-market City Panels – Directional signage to visit our town and a reminder of things to
do.
o Transit billboards
Update and introduce new graphics on the back of the City’s Rideshare buses.
Hearst Castle Buses - Interior Signage
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Digital Media
Focus on growing website traffic across VisitAtascadero.com and Atascadero.org reaching
consumers living in San Luis Obispo (SLO) County as well as things to do if visiting our area.
Integrates with the Atascadero ATBID Marketing Plan that includes digital and social media.
o Banner Ads
Target to local sites and geographically target Ad Networks (i.e., HGTV, Food
Network, CNN, etc.) on all devices.
o SEM (paid Search) & RETARGETING (Monthly) ~
Zip Code Targeted: Change zip codes to SLO County to Northern Santa Barbara
County for the City and allow ATBID to focus on areas outside the county. SEM to
follow same geographic focus.
Keywords include City businesses and assets including cider, craft breweries,
wine, culinary, historical, entertainment, etc. to encourage visits to Atascadero.
o E-Marketing (event specific) -
Targeting major events, like Brew at the Zoo, Dancing in the Streets, Winter
Wonderland.
Social Media
o Work to grow Instagram and continue growth on Facebook and Twitter.
o Ongoing posts with event information across Visit Atascadero, Charles Paddock Zoo and
City’s Facebook page. Boost posts where appropriate for events.
o Follow and incorporate Visit Atascadero’s content calendar into other social media pages
for the Zoo and the City.
Website Development – Charles Paddock Zoo website
o Remodel the current website enhancing the content and having a tool to allow quick
updates, as well as relevant event information for Zoo visitors. This will strengthen the
site and provide a platform to better market the Zoo’s events and exhibits.
Print
o Magazines – Brand advertising with focus to City’s assets and events with a strong in-
market and tourism focus like Access’s Quarterly Visitors Guide and identify other
magazines that have a strong, multi-market distribution, like Vintages, to be funded by the
ATBID.
o Newspapers – Premium ad positions that provide reach and frequency of advertising
message.
Giveaways – Media sponsorship specific promotions designed to assist with increased
advertising exposure (i.e., Radio giveaway for “Brew at the Zoo” tickets for listeners who call in,
media tickets to help with gaining more advertising)
Right Angle Inc.: Uncorked and Quick Bites Grape Encounters Radio Show
o Provides focused content to promote events across SLO County (92.5 The KRUSH Wine
Radio), Santa Maria, Bakersfield and Fresno plus exposure over 60 US markets
Certified Brochure Distribution
o Continued distribution of Charles Paddock Zoo brochure to be placed in local SLO County
hotels with a coupon offer that is trackable. Visit Atascadero brochure to move to ATBID
Marketing Plan.
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Objective #2: Special Event Sponsorship to attract events to Atascadero.
o Continue to seek out event opportunities to attract shows to our market and expand our
event portfolio. Recent Special Event examples:
Attract from other areas: Z California Car Show (March 2017 & 2018)
Expand events held across the County to add our City: SLO Jazz Festival
(11.11.17), Festival Mosaic (2016 & 2018)
Introduce new events: The Showdown Cornhole Tournament (Oct 22,
2016 & Sept 30, 2017); Tent City Marathon (March 25, 2018).
o Continue to refine Special Event Sponsorship Program and implement special event
criteria. Updated Special Event Sponsorship Form attached.
Objective #3: Continue to grow and expand Event portfolio to grow and establish new
events based on market trends and interest.
Follow Event Tier Classification Guide – most emphasis on Tier 1:
Tier1: Large Signature Events (encourages overnight stay)
Tier 2: Signature Event (minimal overnight stay)
Tier 3: Single Day Event
Event Plan
Tier 1 Events: Large Signature Events (1-2 Night Hotel Stay) – Refine and continue to grow
existing trademark events that encourage a longer weekend stay for visitors and that encourage
local and County residents to participate. Continue to work with ATBID on Event ideas.
o Atascadero Lakeside Wine Festival – Refine and grow the Zoo’s participation in the
event and work with the Wine Festival Committee on ideas to continue to expand the
weekend for extended stay.
o Cruisin’ Weekend – Grow “2nd Annual Dancing in the Streets” along with Friday evenings
Hot El Camino Cruise Nite and the Mid State Cruizers Car Show.
Tier 2 Events: Signature Events -Expand existing events and introduce new events to offer more
activities that increase interest and participation both locally and across the County.
o Tamale Festival – Expand 3rd Annual festival into the Downtown area. Add musical
entertainment.
o Colony Days – continue to work with the Colony Days Committee on refining and growing
this event. Continue to assist in marketing the event and the recent additions like “Tent
City After Dark.”
o Holiday Lighting – Target this year is to build on this event and launch the Holidays in
Atascadero with synchronized lighting attracting visits from across the County all month
long. On the evening of the lighting, leverage the Art & Wine Tour the Atascadero Chamber
of Commerce hosts in our marketing efforts. Expand to include horse-drawn hay rides for
all ages. Continue to offer hot cider, hot chocolate, a visit with Santa & Mrs. Claus, and rides
on the Model-A Firetruck. A hospitality night with downtown merchants participating and
attracting early holiday shopping in a fun and enjoyable setting.
o Winter Wonderland – Continue to refine the event enjoyed by families both locally and
across the County with over 10,000 in attendance.
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o New Events: Cider Festival (2nd – 2017), Z Day California Car Show (1st – 2017), Tent City
Marathon (New - 2018); SLO Jazz Festival (New - Fall Jazz Fest: 11.11.17, Pavilion).
Tier 3 Events: Single Day Events - consider events that have an established trend in other
markets and make sense to introduce to our market. Idea is to encourage growth to an overnight
stay.
o The Showdown Cornhole Tournament – Goal is to work with Knights of Columbus to
pull this into a two-day event in 2018. This year, the California Cornhole Association is
joining the tournament that will assist in that effort.
o Brew at the Zoo Event – 3rd Annual, 2018 – work to grow the number of breweries in
2018.
o Olive Oil Festival & Education Forum – Working with the Central Coast Olive Growers
on interest in a Spring 2018 festival to bring to the educational portion to the Central
Coast and work in the Farm to Table potential with local celebrity chefs, etc.
Community “Locals Favorite” Events – Typically promoted through PR Tactics with press
releases, mailings, flyer distribution and targeted print, radio and online advertising. Defined as
follows:
o Seasonal Events
Farmer’s Market Promotions: Community Day – 1st Wed of Each Month &
Chef’s Summer Sizzle (Newest); Movies in the Gardens; Saturday in the
Park Summer Concert series.
o One-time Events:
2016/17: SLO Cow Parade, Grand Opening of Farmer’s Market
2015: 60th Anniversary of the Zoo; Lighting of City Hall
Event Tactics
Ongoing Public Relations and social media posts per event.
Secure sponsorship revenue with support from local businesses and with the media on
sponsored matching programs.
Traditional media mix (print, radio & TV) and digital campaigns to promote each
event.
Objective #4: Outreach to merchants, Atascadero Chamber of Commerce, Atascadero
Alliance, Traffic Way business co-op, Main Street Association and the Colony District
organization to work together on promotions that focus on shopping local.
Restaurant Promotions
o Themed promotions - Restaurant Month, Farmer’s Market, etc.
Local Retail ~ Shop Local Focus
o Buy Local Promotions: Combination ads with discounts to drive traffic (i.e., Vintages ad).
Business Focused Events – Designed to drive traffic to Atascadero
o Examples include Cow Parade, Farmers Market, Slider Day and Taco Day on Traffic Way,
etc. Future ideas: Brews & Blues, Food Truck Event and adding to expand existing events
that include downtown restaurants and tasting rooms.
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Objective #5: Measurement of promotions, events and a combination of the two that gauge
the success of our promotions.
Websites - Utilize information from our current website traffic on www.visitatascadero.com,
www.atascadero.org and www.charlespaddockzoo.org as a benchmark to gauge success with our
Marketing Plans (City & ATBID) to see growth patterns in page views, unique visitors and
geography.
Zoo - Utilize the Zoo’s zip code information and attendance figures to gauge success with
consistent marketing efforts to grow Zoo attendance and traffic into our City.
Transient Occupancy Tax (TOT) to gauge increase in hotel stays year over year.
Sales Tax to gauge increase across different business categories. Specific categories to watch:
Restaurants & Retail.
Colony Park Community Center - Increase in participation of sign ups to the variety of activities
Pavilion on the Lake – growth in weddings and events and website traffic.
Community feedback through partnering with the Chamber of Commerce as well as the various
business meetings like breakfast@TheCarlton, Atascadero Alliance and downtown business
organizations.
Chamber of Commerce through increase in visitor walk-ins and website traffic.
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City of Atascadero Marketing Plan – 2017-18
Budget Details – DRAFT (July 1-June 30, 2018)
Event Budget Details
Includes advertising based on the scope of the event. Budget does not include sponsors that offset
expenses.*
Farmers Market – Event Promotions/ Summer Sizzle & Community Days $ 5,000
Dancing in the Streets – Cruisin’ Weekend – August 19, 2017 $13,000
The Showdown Cornhole Tournament – September 30, 2017 $ 3,500
SLO Jazz Festival – Fall Fest (Split with ATBID – Nov 11, 2017) $ 6,075
Holiday Lighting (NEW!) $15,400
Winter Wonderland Event - December 8th, 2017 $23,000
Tamale Festival – January 20, 2018 $12,000
Charles Paddock Zoo: Brew at the Zoo – April 28, 2018 $ 8,000
Miscellaneous Events $ 3,525
(Art & Wine Tour, Walk Around the Lake, Sweetheart Stroll, Lake Fest, CDIP/ Earth Day, etc.)
Event Staff Summer Intern & Reactive Event Costs (i.e., Equipment, décor, etc.) $ 4,000
Total Event Costs $93,500
Promotion Budget Details
Broadcast TV (KSBY/ Charter) $14,000
(Promotes Shop Local/ City assets/ events/ seasonal - 6 months)
Digital Media $16,000
(Promotes over locally targeted ad networks, retargeting, local websites)
Outdoor Advertising (Includes misc. signage, Hearst & Ride Share Buses) $37,500
Print/ Newspapers & Magazines (Vintages, Visitors Guide) $10,000
Brochures Distribution & Printing (Roads, Zoo, Business brochure) $ 4,000
Right Angle Inc.: Uncorked and Quick Bites Grape Encounters Radio Show $16,000
Graphics $ 4,000
Website Development (Zoo – NEW!) $ 5,000
Total Promotions Costs $106,500
TOTAL Event & Promotions Estimate: $200,000*
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City of Atascadero Marketing Plan – 2016-17
Budget Details (July 1-June 30, 2017)
Event Budget Details – Actuals
(* Brew at the Zoo & Misc. Event expenses not closed out)
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CC Meeting - 71117
City of Atascadero
Special Event Sponsorship Criteria
The purpose of establishing Special Event Sponsorship Criteria is to be able to attract a variety of events and
travel shows to the City. These events might already be established with another location in the County; would
have an interest to add an event to our City that would be new; or bring media value that reaches a considerable
amount of people in and outside the County. The venue would be offered as part of the value of the sponsorship
program being considered.
Special Event Sponsorship Guidelines
To be able to qualify for sponsorship, the event would need to follow certain criteria for consideration.
Following are the Sponsorship criteria:
New and emerging events may be considered based on these criteria:
o Regional appeal.
o National or Tourism appeal.
o Event has promotional ability:
Secured marketing funds to promote event that provides exposure.
Requires measureable media exposure with City logo. Includes City logo on
event website, mention and/or logo in brochures; logo identification and
mention in print and online banner ads.
Other sponsors
o Potential for growth and sustainability.
If the event qualifies, the City would provide the following as part of the sponsorship:
o Venue of choice (i.e., The Pavilion, Sunken Gardens, Atascadero Lake Bandstand).
o City Press Release to promote the even to the Media for Editorial exposure.
o At a minimum, event is included on City’s Facebook and Website. Inclusion on the Visit
Atascadero Website and Facebook pages is not a guarantee and is subject to the type of event
as it must be tourism specific to be included on anything related to “Visit Atascadero.”
If the special event does not meet the above guidelines, we would provide the regular Rental Rates that apply
to the venue being considered for the inquiring organization.
Any questions or interest in our Special Event Sponsorship Program, please call Terrie Banish (805) 470-3490.
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CC Meeting - 71117
City of Atascadero Special Event Application Form
Please fill out the information below in detail. In addition, please provide detail
of your event budget and marketing strategy. Upon approval, our event
coordinator will meet to fill out the necessary Facility Use Agreements and
confirm the date is available. All documents and approvals must be provided
two weeks prior to the event.
Requesting Organization: _______________________________________________
Contact: _________________________ Phone Number: _______________________
Email: ____________________________ Mailing Address: ____________________
City, State, Zip: ________________________________________________________
Name of Event: ________________________________________________________
Event Description: _____________________________________________________
______________________________________________________________________
Event Dates/Times: _____________________________________________________
Event Website: ___________ _____________________________________________
Total Anticipated Attendees: ________ % From Outside SLO County: ___________
Is this the first time for the event? If not, where has the event been located in the
past and why is it being moved to our City?
Support Requested (desired monetary amount or in-kind marketing support): _______
______________________________________________________________________
Additional Details: _____________________________________________________
______________________________________________________________________
Please attached the event budget, marketing strategy and any additional
information for consideration.
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CC Meeting - 71117
City of Atascadero Special Event Application Form
EXHIBIT A
Organization Obligation:
Event at the Venue being considered will receive the following:
o Listing on organization website: YES or NO (Circle one)
o Mention in Social Media: YES or NO (Circle one), If YES, how many posts, and boosts?
o Mention at the Event: YES or NO (Circle one)
o Tickets to the Event: YES or NO (Circle one), If YES, how many tickets & value:
o Booth Space: YES or NO (Circle one), If YES, please include value:
Ad promoting the Venue on will be included in the following (please include value):
o Print Ads Include:
o Commercial Spot on following TV stations:
o Commercial Spot on following Radio stations:
o Online Banner Ad included: YES or NO, (Circle One). If YES, How many impressions & value:
Total value/ cost:
EXHIBIT B
City of Atascadero Obligation:
Venue being considered:
(Agreement with detail of usage must be filled out and accommodate this agreement.)
Agrees to give use of the following Venue:
Use of sound system & electricity: Yes or No
Total value/ cost:
Signature Date Signature Date
ORGANIZATION: CITY:
City of Atascadero
Contact: Contact: Terrie Banish
Phone: Phone: 805-470-3490
E-mail: E-mail: tbanish@atascadero.org
Address: 6500 Palma Ave.
Atascadero, CA 93422
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CITY OF ATASCADERO ~ EVENT CALENDAR 2017-18
July 2017
o Saturday in the Park ~ Summer Concert Series at the Atascadero Lake Park
Bandstand! July 1, 8, 15, 22, 29 from 6:30 – 8:30 pm. Concerts are FREE to the
Public! Food is available! Stay tuned for the band line -up. For more information
visit www.VisitAtascadero.com or call (805) 470-3360
o NEW Colony Days 4th of July Bluegrass Freedom Festival at Atascadero Lake
Park – Presented by Colony Days & Colony Media, the 4th of July Bluegrass
Freedom Festival is an exciting new addition to the City of Atascadero! This
year’s 4th of July Celebration at Atascadero Lake Park included music from Snap
Jackson and the Knock on Wood Players and featured Banjer Dan as the Emcee!
Admission was free and food, beer and wine were available for purchase. Even if
you have plans for Fireworks, you can still enjoy this event on the way out to the
Coast! For more information visit www.atascaderofourthofjuly.com.
o Farmers Market ~ Chef’s Summer Sizzle! Every Wednesday from 3-6:30 pm!
o Tuesday in the Park BBQ – Tuesdays July 11th through August 29th! Every
Tuesday from 5-7 pm enjoy a tri tip and chicken BBQ dinner complete with all
the fixin’s and then sit back and enjoy the Atascadero Community Band from 7 -8
pm. Adults 12 & over $12, Seniors over 60 $10, Children 11 & under $6 – take
out also available! For more information contact (805) 466-2044 or
www.AtascaderoChamber.org.
o Ice Cream Zoofari at the Charles Paddock Zoo! July 15th 5:30 pm – 8:30 pm,
Come enjoy lots of Ice Cream along with the animals! $12/ person 12+; $8/
person 3-11 years old; Free – 2 years and under, Members $2 discount on each
ticket. Visit www.VisitAtascadero.com or call (805) 461-5080.
o Mid State Fair: July 19th – July 30th Paso Robles – for more info:
www.midstatefair.com
August 2017
o Farmers Market ~ Chef’s Summer Sizzle! Every Wednesday from 3-6:30 pm
through August 16th! On August 23rd, Farmers market continues each
Wednesday from 3-6 pm!
o Movies in the Gardens at Sunken Gardens: August 5, 12, 26 & Sept 2nd, 8 pm –
11 pm – Come see your favorite movie with the family under the stars! Movies
are Free to the Public! Food is available!
o Saturday in the Park ~ Summer Concert Series at the Atascadero Lake Park
Bandstand! August 5 & 12th from 6:30 – 8:30 pm. Concerts are FREE to the
Public! Food is available! Stay tuned for the band line -up. For more information
visit www.VisitAtascadero.com or call (805) 470-3360
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o Tuesday in the Park BBQ– Tuesdays in August from 5-7 pm (ends August 29th).
Enjoy a tri-tip and chicken BBQ dinner complete with all the fixins and then sit
back and enjoy the Atascadero Community Band from 7-8 pm. Adults 12 & over
$12, Seniors over 60 $10, Children 11 & under $6 – take out also available! For
more information contact (805) 466-2044 or www.AtascaderoChamber.org.
August 2017
o Enjoy a Cruisin’ Weekend in Atascadero: August 18th – August 19th
Hot El Camino Cruise Night Kicks off the weekend on Friday, August 18th
starting at 6:30 – 8:30 pm throughout Atascadero down El Camino Real.
For pre-registration visit www.VisitAtascadero.com or call (805) 470-3360
for more information.
28th Annual Atascadero Lake Car Show – Saturday, August 19th 10:00
a.m. – 3:00 p.m. - Mid-State Cruizers presents a fabulous Car Show! For
information on participating contact: Duane Powell @ (805) 466 – 3853
or Larry Wilson @ (805) 466 - 2265 or www.midstatecruizers.org
(participation is first come, first served)
2nd Annual Dancing in the Streets, Saturday, August 19th 5-9 pm
Downtown Atascadero. Enjoy an evening with performances and bands
scattered throughout our downtown area and a variety of antique cars
on display. Be prepared to dance in the streets and enjoy the variety of
restaurants we have to offer! For info: (805) 470-3360,
www.VisitAtascadero.com
o Art & Wine Tour – August 25th 5:30 – 8:30 pm Downtown Atascadero $15/ ticket
includes wine glass, tastings among downtown merchants, tours of Historic City
Hall. For more information contact (805) 466-2044 or
www.AtascaderoChamber.org.
Farmers Market ~ Every Wednesday from 3-6pm!
Community Day celebrated the first Wednesday of each month at the market. We invite Community
Nonprofit organizations invited to promote an upcoming event or present a special performance!
September 2017
o Movies in the Gardens at Sunken Gardens: Sept 2nd, 8 pm – 11 pm – Come see
your favorite movie with the family under the stars! Movies are Free to the
Public! Food is available! For more information visit www.VisitAtascadero.com or
call (805) 470-3360
o 2nd Annual Showdown Cornhole Tournament – Saturday, September 30th, 9 am
– 5 pm Sunken Gardens, Atascadero, for more information visit
www.VisitAtascadero.com
October 2017
o Colony Days – October 21st downtown Atascadero ~ Join us for a day and
evening of activities!
Colony Days Parade & Festivities – begins at 10 am through 3 pm, event
is Free to the public, special parade down El Camino Real followed by a
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variety of activities throughout Tent City and Sunken Gardens, tours of
City Hall, the Colony House and more! Experience life the way it used to
be during the early days of the Colony of Atascadero!
Tent City After Dark – a special evening in Tent City with special music,
dancing & beer tasting under the stars. Tickets available for purchase. All
proceeds benefit Tent City.
o Zoo Boo at the Charles Paddock Zoo, October 28th from 5-8:30 pm, Regular
Admission $10 per person; Members $9 per person; Ages 2 and Under Free. Visit
www.VisitAtascadero.com or call (805) 461-5080.
November 2017
o Veteran’s Day at the Faces of Freedom Veterans Memorial, Atascadero Lake
Park November 11th 11 am! Visit www.facesoffreedom.com. Plus, Armed Forces
Day at the Charles Paddock Zoo, 10-4 pm - All Active Duty Armed Forces men,
women and their immediate families (spouses and children) receive free
admission to the Zoo. Just bring your Military ID! Visit www.VisitAtascadero.com
or call (805) 461-5080.
o Fall Jazz Festival – November 11th, 5-8 pm at the Pavilion on the Lake! SLO Jazz
Festival announces Cocoa Montoya! More information to come!
o Holiday Boutique at the Pavilion on the Lake, November 18th, 10-3 pm. Over 50
vendors await you for this one-day craft show where all items are handmade!
Get a head start on your holiday shopping or buy something special just for you!
www.VisitAtascadero.com or call (805) 470-3178.
o 3rd Annual Taco Day on Traffic Way – November 18th 2-5 pm, Downtown
Atascadero along Traffic Way – shop and eat your way down Traffic Way and see
the cool businesses along the way! Family Friendly! Tickets available at The
Carlton, $10 for 5 Tacos. For more information contact
www.AtascaderoArtsDistrict.com
December 2017
o Annual Holiday Tree Lighting & Art & Wine! - December 1st, beginning at 5:30
pm in the Sunken Gardens in downtown Atascadero. We will kick off the Art &
Wine event along with the Atascadero Chamber of Commerce. To participate in
this portion of the event, the charge is $15/ ticket and includes a wine glass,
wine tastings among participating downtown merchants! This event will then be
followed by the lighting of our Sunken Gardens. Children can enjoy a visit with
Santa following the lighting as well as enjoy a complementary tour of Historic
City Hall and hot chocolate. This portion of the event is free and everyone is
invited to bring their family and friends to enjoy an evening of H oliday fun!
o Holiday Musical Walk Around the Lake – December 2nd, 5:30 – 9:30 pm at
Atascadero Lake Park. Enjoy a special evening walk around the lake with musical
groups, carolers, Santa, community singing, holiday decorations and more!
Presented by the Atascadero Lake Neighborhood Association.
o Winter Wonderland ~ one of Central Coasts Largest Holiday Event! December
8th, from 5-9 pm, Atascadero’s Sunken Gardens & Downtown. A winter paradise
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indeed for all ages! Massive snow slide, snow play areas, rock climbing wall,
bounce houses, Joe’s Little Train, Santa and Mrs. Claus and over 50 food and
craft vendors await you! Have fun and get some shopping in all in one evening!
o Holiday Magic at the Charles Paddock Zoo - December 16th from 11-2 pm.
Experience the magic of the holiday season as the zookeepers step in as Santa’s
Elves to prepare gifts for the animals. Santa will be there too!
o Annual Fireman’s Ball – December 31st starting at 7 pm, The Carlton. Tuxedos
and black tie, however semi-formal attire is welcomed! Heavy hours d’ oeuvres,
picture opportunities on the Red Carpet, DJ music, drinks and dancing until 2018!
Presented by the Atascadero Firefighters Association. For more information
contact (805) 470-3300 or www.Atascadero.org
Farmers Market ~ Every Wednesday from 3-6pm!
Community Day celebrated the first Wednesday of each month at the market. We invite
Community Nonprofit organizations invited to promote an upcoming event or present a special
performance!
January 2018
o 3rd Annual Tamale Festival - Saturday, January 20, 2018 from 10-4 pm,
Downtown Atascadero and Sunken Gardens! Longer hours and much MORE
Tamales than last year! This event will feature homemade tamales from a variety
of tamale vendors, “Best Tamale” contest, mariachi bands, dancers and a variety
of entertainment including with bounce houses, face painting, balloon animals
and plenty of activities for the kids. Rain or shine! For information call (805) 470-
3360 or www.VisitAtascadero.com
February 2018
o Father Daughter Dance, Pavilion on the Lake; Feb 2nd 6:30-9:30 pm (Ages 11 and
under) & Feb 3rd 7-10 pm (12 and up), Show her how special she really
is...Fathers, uncles, grandfathers, or anyone with a special girl is invited to spend
a semiformal evening full of music, dancing, refreshments, desserts & more! A
professional photographer will be on-site with affordable picture packages.
Guests are welcome to purchase tickets for either night, no matter what your
age. Dance is held at the Pavilion on the Lake and tickets may be purchased at
the Colony Park Community Center, 5599 Traffic Way. For more information,
please call 470-3178 or visit www.atascadero.org - NO TICKETS WILL BE SOLD AT
THE DOOR. $30/couple residents, $35/couple non-residents, $5 additional
daughters. For ticket information contact (805) 470-3360 or
www.Atascadero.org
o Sweetheart Stroll, February 10th, 1-4 pm, Tickets will be available in front of
Historic City Hall, 6500 Palma Ave.; $20/ ticket includes wine glass, over 15
wineries pouring at the different merchant locations downtown! We will also be
hosting complementary tours at Historic City Hall! For more information,
www.VisitAtascadero.com!
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o North County Wedding Faire, Pavilion on the Lake, February 18th, 3:30 – 7:30
pm; presented by Atascadero News. For the Bride-to-Be this is a must attend
event to gain all the information in one place of that special day! For information
www.VisitAtascadero.com
March 2018
o Slider Day on Traffic Way, March 10th, 1-4 pm. Traffic Way in Downtown
Atascadero. Come for a taste of the Irish with a variety of merchants hosting a
fun-filled afternoon for all ages! Sliders are the food theme for this year! Tickets
on sale at The Carlton - $10 for Advance Sales, $15 at the door. Presented by
Traffic Way Collaborators. Rain or Shine! For more information contact
www.AtascaderoArtsDistrict.com
o 4th Annual Z-Day California Atascadero, March 17th from 10 am – 4 pm.
SoCalZ’s are coming to Downtown Atascadero for the Annual Car Show! Z-Day
California is back again for its third annual premier Datsun/Nissan Z car show
being hosted by Fast Intentions. We are committed to making the show even
bigger and better than before. The show will include Z cars from all generations
from across the state, music, entertainment, racing simulators, a mobile dyno
machine, trophies, models, raffles, food trucks, vendors, a beer island, media
coverage and special guest appearance by Formula Drift Champion Chris
Forsberg. For more information, stay tuned on www.VisitAtascadero.com.
o Art & Wine Tour, March 23rd 5:30 – 8:30 pm Downtown Atascadero $15/ ticket
includes wine glass, tastings among downtown merchants, tours of Historic City
Hall. Presented by the Atascadero Chamber of Commerce.
o Dancing with Our Stars! Pavilion on the Lake – March 22, 23 & 24th, 5 – 10 pm!
o Spring Festival @ the Charles Paddock Zoo March 24th – April 8th! Spring will be
spectacular this year because your favorite backyard friends are back! Come
enjoy fur and feathers for a limited time! The Spring Festival is included with
General Admission to the Zoo. For more information call (805) 461 -5080;
www.charlespaddockzoo.com
o Tent City Marathon, March 25th 9 am – 6 pm Sunken Gardens! More to come on
this new event to the Downtown!
April 2018
o Spring Festival @ the Charles Paddock Zoo – NOW through – April 8th! Spring
will be spectacular this year because your favorite backyard friends are back!
Come enjoy fur and feathers for a limited time! The Spring Festival is included
with General Admission to the Zoo. For more information call (805) 461-5080;
www.charlespaddockzoo.com
o Charles Paddock Zoo EARTH DAY ~ A Party for the Planet! AND Children’s Day
in the Park! Both events are teaming up to bring you a great day of education,
conservation and fun for all ages! Mark your calendar for Saturday, April 21st, 10
– 3 pm at the Zoo. Activities are included with admission. For more information,
call (805) 470-3360.
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o 4th Annual Brew at the Zoo at the Charles Paddock Zoo, April 28th from 5:30-9:00
pm, tickets include a commemorative beer glass, microbrewery and cider tasting
& live music – Presale $30/ticket; $35/ ticket at the door. Must be 21 years and
over. Tickets go on sale April 1st at the Zoo. Visit www.VisitAtascadero.com or
call (805) 461-5080.
May 2018
o Art & Wine Tour, presented by Atascadero Chamber of Commerce – May 11th,
5:30 – 8:30 pm Downtown Atascadero $15/ ticket includes wine glass, tastings
among downtown merchants, tours of Historic City Hall. Atascadero Historical
Society Docents will take you on a journey back in time covering the beginning
through the restoration process that followed after the San Simeon Earthquake.
For more information, www.AtascaderoChamber.org or
www.AtascaderoColonyMuseum.org, (805) 466-8341.
o 3rd Annual Cider Festival – May 12th 5-8:30 at the Pavilion on the Lake! Tune into
www.VisitAtascadero.com for more information!
o Cookie Adventure at the Charles Paddock Zoo - May 13th from 11 am to 2 pm.
Enjoy a variety of cookies this Mother’s Day at the Zoo!
o 3rd Annual Lake Fest – May 21st from 10-5 pm at Atascadero Lake Park. Activities
for all ages starting in the morning with a 5k Family Fun Run and Walk,
cardboard & duct tape boat races, canoe races, rubber ducky races and more! All
proceeds benefit special projects for the Lake. Presented by Friends of
Atascadero Lake.
o Veterans Memorial Day Ceremony & BBQ, May 28th from 12-3 pm at the Faces
of Freedom Veterans Memorial on Hwy 41 at Atascadero Lake Park.
June 2018
o Saturday in the Park ~ Summer Concert Series Kicks Off with an Evening of Jazz
–June 16th at the Atascadero Lake Park Bandstand from 6:30 – 9:30 pm! Concerts
are FREE to the Public! Food is available! Stay tuned for the band line-up. For
more information visit www.VisitAtascadero.com or call (805) 470-3360
Concerts will be every Saturday through August 11th - only exception is June
23rd. Following are the dates to mark on your calendar: June 16th: Evening of
Jazz! June 30th, July 7th, July 14th, July 21st, July 28th, August 4th, August 11th:
Concerts are FREE to the Public! Food is available for purchase!
o Tuesday in the Park BBQ– Tuesdays June 19th through August 28th! Every
Tuesday from 5-7 pm enjoy a tri tip and chicken BBQ dinner complete with all
the fixins’ and then sit back and enjoy the Atascadero Community Band from 7 -8
pm. Adults 12 & over $12, Seniors over 60 $10, Children 11 & under $6 – take
out also available! For more information contact (805) 466-2044 or
www.AtascaderoChamber.org.
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o Atascadero Wine Festival Weekend! June 22nd – June 24th:
Kiwanis & Mayors’ Winemaker Dinner – Pavilion on the Lake ~ June
22nd at 6 pm proceeds benefit a local non-profit.
Wine Festival Morning Golf Tournament – June 23rd presented by
Atascadero Optimist Club and Chalk Mountain Golf Course
Atascadero Lakeside Wine Festival – June 23rd at Atascadero Lake
Park from 4-8 pm. Includes wine tasting featuring Central Coast
Wineries, Art and culinary vendors and Charles Paddock Zoo
admission. Presented by the Atascadero Chamber of Commerce.
Sunday Fun Day – June 24th – “Wine” down with your local favorite
local wineries. Enjoy exclusive winery discounts and waived tastings
at participating wineries!
For more information: http://www.atascaderochamber.org/wine-festival/
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t (805) 541-9005 f (805) 541-9007
3580 Sacramento Drive #110, San Luis Obispo, CA 93401
VERDINMARKETING.COM
RECOMMENDED SCOPE OF WORK
Atascadero TBID (ATBID)
BUDGET ALLOCATION: JULY 2017 THROUGH JUNE 2018 - $180,000
Below is a general breakdown of budget and marketing services for a yearlong ATBID partnership. Categories are
based on the above and past contract, and discussions with the marketing committee and full TBID board.
CREATIVE DEVELOPMENT: $35,000
Verdin will develop three campaigns targeting behavioral demographics to showcase Atascadero’s key assets.
Estimate includes:
• Concept creation and copywriting
• Design of all advertising based on approved media plan (TBD)
• Asset coordination and execution (possible video and cinemagraph images)
• Updates and printing of Visit Atascadero brochures
• $4,000 will be left for reactive opportunities that arise throughout the year
• $2,500 for additional photo or video assets as needed
MEDIA HARD COSTS, PLANNING & PLACEMENT: $82,000
Verdin will handle all media coordination under the direction and approval of ATBID.
Estimate includes:
• Media planning and negotiation through June 2018
• Media monitoring and recommendations based on performance
• Invoice reconciliation and coordination on any make-goods or billing adjustments needed
• $76,000 dedicated to media hard costs
• Certified Folder contract for brochure distribution
• A portion of media hard costs will be designated as co-op dollars or contingency to use for reactive
marketing opportunities
SOCIAL MEDIA/E-NEWSLETTER/CONTEST MANAGEMENT: $27,000
Verdin will manage ATBID’s Facebook, Twitter, Instagram, monthly e-newsletter and contests.
Estimate includes:
• Creation of monthly calendars and custom images for all appropriate channels
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3580 Sacramento Drive #110, San Luis Obispo, CA 93401
VERDINMARKETING.COM 2
• Creation of monthly e-newsletter content and images
• $2,000 in contest prizes
• Scheduling, monitoring and responding
• Monthly subscription cost for Mail Chimp
PUBLIC RELATIONS: $15,000
Verdin recommends three press releases and possible FAM tour.
Estimate includes:
• Copywriting of press releases
• List generation, blogger outreach and FAM tour coordination
• Distribution and follow up of releases
• Report showcasing all clips captured
• Possible tradeshow booth design and hard costs (TBD)
WEBSITE UPDATES: $3,000
Verdin will updated the website’s content pages as needed for promotions, advertising and contests.
Estimate includes:
• Copywriting
• Page layout direction and implementation
• Page monitoring
STRATEGY & PROJECT MANAGEMENT: $18,000
Verdin will direct all implementation and monitoring of ATBID projects based on set goals.
Estimate includes:
• Research, strategy, consulting and project management
• Monthly meetings and reporting
TOTAL: $180,000
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Dear Interested Organization,
The Atascadero Tourism Business Improvement District (TBID) was established to promote
Atascadero as an overnight destination. The mission of the Atascadero T BID is to
encourage visitors to discover what makes Atascadero a simply genuine travel destination
resulting in increased revenue for the local community.
We appreciate the efforts of our local community partners to design events that attract
visitors to Atascadero and would like to offer our support of those events that align
themselves with the Visit Atascadero mission. A portion of the annual budget and regular
marketing efforts are set aside each year to help maximize the effect of these efforts. If you
would like to be considered for support, please complete the following application. The
application must be received by 5:00 p.m. on Friday, September 30, 2017 to request
support from the Atascadero TBID for events taking place in 2018 . We strongly encourage
you to apply within the time frame communicated; however, some applications may be
considered outside this timeline. Unfortunately, we are unable to provide assistance for all
events but please know each request will be considered t horoughly.
In order to qualify for event sponsorship your organization must meet the following
requirements or provide a three-year plan which details how you will ultimately meet these
requirements:
1. Support the Visit Atascadero mission
2. Attract visitors from outside San Luis Obispo County
3. Encourage overnight stays of one night or more
4. Obtain the necessary ABC permits, law enforcement approval, city permits and any
additional documents needed for the event
5. Provide a detailed event budget
6. Provide post-event metrics which show positive effect on Atascadero tourism
In addition to these requirements we consider the following factors:
1. Will event be held during off -season or mid-week?
2. Is event new or existing? If existing, how was previously awarded money spent?
3. Three-year growth plan
4. Attendee demographics
5. Fiduciary responsibility
Please submit application and all additional documents by email to Angelica Ottman
at aott@bigredmktg.com in PDF format by 5:00 p.m. on Friday, September 30, 2017 .
You will receive a confirmation that we have received the application . We anticipate to have
a final decision by November.
Thank you,
Angelica Ottman
Atascadero Tourism Business Improvement District
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Event Support Application Form
Please fill out all information below in detail. Following this application is an event
checklist, be sure to provide proof of all documents, approvals and services listed at
least two weeks prior to event. No sponsorship funding will be awarded until proof of
items listed on event checklist are provided.
Requesting Organization: _______________________________________________
Contact: _________________________ Phone Number: _______________________
Email: ____________________________ Mailing Address: ____________________
City, State, Zip: ________________________________________________________
Name of Event: ________________________________________________________
Event Location/s: ______________________________________________________
Event Description: _____________________________________________________
______________________________________________________________________
______________________________________________________________________
______________________________________________________________________
Event Dates/Times: _____________________________________________________
Event Website: ________________________________________________________
Total Anticipated Attendees: ________ % From Outside SLO County: ___________
Is the this the first year the event will take place? Yes No
If this event has taken place previously, please provide historical data including
attendance numbers: __________________________________________________
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______________________________________________________________________
______________________________________________________________________
______________________________________________________________________
How will the event be advertised? What resources will be used to advertise? What
geographic locations will be targeted? ____________________________________
______________________________________________________________________
______________________________________________________________________
______________________________________________________________________
______________________________________________________________________
Crowd Control Safety Plan:
______________________________________________________________________
______________________________________________________________________
______________________________________________________________________
Describe event parking details (including use of shuttles or buses:
______________________________________________________________________
______________________________________________________________________
______________________________________________________________________
Will there be security guards? Yes No If so, how many?_____________
Will the event need an ABC Permit? Yes No
Has a City permit been issued for your event or have contracted the venue for
your event date? Yes No
Support Requested (desired monetary amount or in-kind marketing support): _______
______________________________________________________________________
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Describe how the event support Visit Atascadero’s mission and goals :
______________________________________________________________________
______________________________________________________________________
______________________________________________________________________
______________________________________________________________________
______________________________________________________________________
Additional Details:
______________________________________________________________________
______________________________________________________________________
______________________________________________________________________
______________________________________________________________________
***Please include a detailed event budget and feel free to attach
additional information for consideration.
***You must submit copies of required documents at least two weeks
prior to event. No sponsorship funding will be awarded until proof of
items listed on checklist are provided. The Atascadero TBID Board
reserves the right to withdraw funding if the appropriate documents
are not obtained for the event.
Applicant Signature __________________________________________
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