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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, October 11, 2017
2:00 P.M.
City Hall
6500 Palma Avenue, Room 306
Atascadero, California
CALL TO ORDER
Roll Call: Chairperson Roberta Fonzi
Committee Member Charles Bourbeau
Committee Member Duane Anderson
Committee Member Mark Dariz
Committee Member Jamie Kirk
APPROVAL OF AGENDA
PUBLIC COMMENT
CONSENT CALENDAR
1. APPROVAL OF DRAFT MINUTES OF SEPTEMBER 27, 2017
City of Atascadero Design Review Committee Agenda Regular Meeting, Oct. 11, 2017
Page 2 of 2
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DEVELOPMENT PROJECT REVIEW
2. AMENDMENT TO CUP 2004-0127 FOR COLONY SQUARE
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Wednesday, October 25, 2017.
Agendas, Minutes and Staff Reports are available online at www.atascadero.org
under City Officials & Commissions, Design Review Committee.
Property
Owner/Applicant:
Jeff Nelson, The Oak Creek Company
Project Title: Amendment to CUP 2004-0127
Project Location: 6901 & 6903 El Camino Real, Atascadero, CA 93422
(San Luis Obispo County) APN 029-361-041
Project Description: The proposed project includes a CUP Amendment to modify the Colony Square
Master Plan of Development to add a boutique hotel on the L-shaped lot between
El Camino Real, Centennial Bridge, and the former City Hall building. Buildings B
& C are proposed to be constructed as a 3-story building. The proposal includes
19,400 sf of retail and restaurant space on the first floor, and an 88-room hotel on
the 2nd and 3rd floors (45,650 sf of hotel rooms plus lobby space.) The hotel is
proposed to utilize the existing shared parking within Colony Square, existing on -
street parking within the downtown, and valet service.
General Plan Designation: Downtown (D)
Zoning District: Downtown Commercial (DC)
Proposed
Environmental
Determination:
To be determined
City Staff: Callie Taylor, Sr. Planner, Phone: 470-3448, Email: ctaylor@atascadero.org
Staff
Recommendation:
DRC to provide feedback regarding the preliminary design and use proposal for
an 88-room, 3-story boutique hotel at Colony Square. Refer project back to DRC
for additional review, or on to Planning Commission for consideration, subject to
completion of a parking study to assess shared parking on-site and within the
downtown for the new hotel use.
DRC Draft Minutes of 9/27/2017
Page 1 of 4
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Wednesday, September 27, 2017 – 2:00 P.M.
City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, CA
CALL TO ORDER – 2:06 p.m.
Committee Member Dariz called the meeting to order at 2:06 p.m.
ROLL CALL
Present: Committee Member Jamie Kirk
Committee Member Charles Bourbeau
Committee Member Mark Dariz
Absent: Chairperson Roberta Fonzi (excused)
Committee Member Duane Anderson (excused)
Staff Present: Senior Planner, Kelly Gleason
Assistant Planner, Katie Banister
Recording Secretary, Annette Manier
Others Present: William (Randy) Vaughn
Shirley Barratt
David Garibay
Eddie Sapien
Member of the Public
APPROVAL OF AGENDA
MOTION: By Committee Member Bourbeau and seconded
by Committee Member Kirk to approve the
agenda.
There was Committee consensus to approve the
Agenda.
PUBLIC COMMENT
None
Committee Member Dariz closed the Public Comment period.
ITEM NUMBER: 1
DATE: 10-11-17
1
DRC Draft Minutes of 9/27/2017
Page 2 of 4
CONSENT CALENDAR
1. APPROVAL OF DRAFT MINUTES OF SEPTEMBER 13, 2017
MOTION: By Committee Member Bourbeau seconded by
Committee Member Dariz to approve the Consent
Calendar.
There was Committee consensus to approve the
Consent Calendar.
DEVELOPMENT PROJECT REVIEW
2. PLN 2008-1290, AMENDMENT TO CUP 2000-0004 FOR 10630 W. FRONT
ROAD
Assistant Planner Banister presented the staff report and she and Senior Planner Gleason
answered questions from the Committee. Assistant Planner Banister announced that a
letter was submitted (Exhibit A) and was distributed to the Committee.
Applicants Barratt and Vaughn gave a presentation on the project and explained what the
metal building would be used for (commercial laundry facilities, vehicles, medical supplies,
and storage.)
Property Owner: Shirley Barratt, 9375 Mountain View Drive, Atascadero, CA 93422
Applicant: William Vaughn, 9375 Mountain View Drive, Atascadero, CA 93422
Project Title: PLN 2008-1290 Amendment
Project Location: 10630 West Front Road, Atascadero, CA 93422
(San Luis Obispo County) APN 045-353-007
Project
Description:
Ingleside Assisted Living is an existing 16-resident care facility for the elderly. The
applicant proposes expanding the number of residents to 25 by offering double
occupancy within the existing rooms. In addition, a 4,320 square-foot prefabricated
metal building is proposed for use as a laundry facility and storage.
General Plan Designation: RE
Zoning District: RS
Proposed
Environmental
Determination:
The project is categorically exempt from the California Environmental Quality Act
(CEQA) as a Class 3 exemption. (CEQA Guidelines Section 15303.)
City Staff: Katie Banister, Assistant Planner, Phone: 470-3480, Email:
kbanister@atascadero.org
Staff
Recommendation:
DRC review and make recommendations to the Planning Commission for the design
of the proposed laundry building, landscape and site plans.
2
DRC Draft Minutes of 9/27/2017
Page 3 of 4
PUBLIC COMMENT
The following members of the public spoke during public comment: Eddie Sapien and
David Garibay.
Committee Member Dariz closed the Public Comment period.
Staff addressed questions raised from Committee members in regards to noise, views
from neighboring properties, the potential for all properties to become commercial, parking,
fire access, and additional residents and staff.
The Committee made the following recommendations to the Planning
Commission (in red):
1. Metal building design:
The Committee recommended that if the building is to be constructed, it
should be 50% of the size of the originally approved main structure (i.e.
3,240 square feet). The architectural style and materials should match the
existing structure. The appearance should be improved by looking more
agrarian or residential in nature. Staff should look at door placement, and
vent placement for dryers to reduce noise. The building could be insulated to
reduce noise. Staff should explore options for different locations for
placement/orientation of the building to reduce massing from neighboring
uses.
2. Landscape and Native Tree Removals.
The Committee was in favor of staff’s recommendations on landscaping, with
added landscaping treatment along the west property line to help buffer the
uses. The Planning Commission should consider adding a condition to “front”
payment for future site inspections for the next two years so trees remain
alive. The Committee was in favor of redistributing some of the landscaping to
the west property line to aide in reducing visibility from both the parking lot
and a future building.
3. Parking
The Committee was in agreement with staff’s recommendations. The
Committee recommended an added condition that there be no parking on the
access/easement road. Signage might be helpful. Lighting standards should
be designed and reviewed carefully if lights are added in the parking lot.
Bollard lighting was suggested, and it was mentioned that there may be taller
lighting standards necessary for emergency lighting.
4. Fencing
The Committee recommends a split rail open fence with landscaping (no solid
wood fence) and medium-size shrubs approx. 4’-6’ in height, along the west
property line.
3
DRC Draft Minutes of 9/27/2017
Page 4 of 4
5. Storage Shed
The Committee recommends that if the building is constructed, the shed
should be removed. If the building is not constructed, this current shed may
remain.
6. Signage
The Committee recommends that the applicant keep the non-conforming
sign, as long as it is not changed in any way, and it must remain unlit.
7. Expansions
The Committee is opposed to adding future potential buildings as seen on the
site plan. The Committee is in favor of increasing occupancy to 25 residents,
remodeling the interior, and increasing staff. The Building Department and
Fire Marshal will take care of code requirements under the existing footprint.
The applicant said he would consider removing the large metal building from the site
plan altogether. If the applicant withdraws the building from the application, the project
can move on to Planning Commission. If the applicant decides to redesign the building,
the project will come back to the DRC. The applicant and staff will work together and
decide on how to move forward.
COMMITTEE MEMBER COMMENTS AND REPORTS
None
DIRECTORS REPORT
Senior Planner Gleason announced that the next meeting is scheduled for October 11,
2017, and future agenda items will be announced.
ADJOURNMENT– 3:42 p.m.
The next regular meeting of the DRC is scheduled for October 11, 2017, at 2 p.m.
MINUTES PREPARED BY:
______________________________
Annette Manier, Recording Secretary
Administrative Assistant
The following Exhibit is available in the Community Development Department:
Exhibit A – Letter from Eddie Sapien and David Garibay
4
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
Atascadero Design Review Committee
Staff Report – Community Development Department
COLONY SQUARE HOTEL PROPOSAL
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
10/11/2017 Callie Taylor, Senior Planner Jeff Nelson
The Oak Creek Company
CUP 2004-0127
Amendment
RECOMMENDATION
Staff recommends DRC:
Provide feedback regarding the preliminary design and use proposal for an 88-room, 3-
story boutique hotel at Colony Square. Refer project back to DRC for additional review, or
on to Planning Commission for consideration, subject to completion of a parking study to
assess shared parking on-site and within the downtown for the new hotel use.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION ZONING DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
6901 & 6903
El Camino Real
Downtown (D) Downtown
Commercial (DC)
029-361-041 0.98 acres
PROJECT DESCRIPTION
The proposed project includes a CUP amendment for the Colony Square Master Plan of
Development to add a 3-story boutique hotel on the L-shaped lot between El Camino Real and
Atascadero Creek. Buildings B & C at Colony Square are proposed to be redesigned to include
19,400 sq. ft. of retail and restaurant space on the first floor and an 88-room hotel on the second
and third floors. The hotel is proposed to utilize the existing shared parking within Colony
Square, existing on street parking within the downtown, and possibly a valet service.
ENVIRONMENTAL DETERMINATION
To be determined
EXISTING USES
Colony Square Building A has been constructed with a 10-screen movie theater and 13,000 sq.
ft. of retail space. The subject lot (designated for Buildings B & C) is currently vacant.
APPROVAL PROCESS
☒ DRC ☐ AUP ☒ PC ☐ CC
5
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Background
In August 2005, the Planning Commission approved a mixed-use Master Plan of
Development for the Colony Square project (CUP 2004 -0127). The project was
considered a major cornerstone of the Atascadero Downtown Revitalization Plan,
including additional density of retail, restaurants, a movie theater, residential presence,
and a mid-block pedestrian connection through Atascadero Creek to connect with the
Sunken Gardens.
Seven (7) new buildings were included in the 2005 Master Plan of Development
approval. The temporary City Hall building and the Round Table Pizza building were
also included in the CUP Master Plan of Development. Most of the new buildings were
to be three stories in height with restaurant and retail uses on the ground level. Offices
and housing units were to be located on the upper two floors.
The 2005 project approval included the following components:
75,230 sq. ft. of retail/restaurant space
35,000 sq. ft. 10-screen movie theater
17,100 sq. ft. of office space
67 residential units (airspace condominium units, 72,360 sq. ft. of housing)
During the recession, it was extremely difficult for the property owner to obtain
construction financing and tenant leases to enable construction of the large mixed -use
buildings at Colony Square. Building A of Colony Square, which includes Galaxy
Theater, was completed in March 2011 with the aid of a bridge loan from the City’s
Redevelopment Agency.
In 2012, the property owner submitted a CUP amendment to downsize the Colony
Square Master Plan of Development. At the owner’s request, the amendment eliminated
most of the second and third floors within the project and divided the larger buildings
into one-story 3,000 to 5,600 sq. ft. standalone buildings which could be built in several
phases as tenants became available. The overall character and pedestrian oriented
design features of the project were maintained, but the density of the project was
significantly reduced. The second and third floor residential and office components were
removed from Buildings A, B, C, F, G, and H. Building D at the back of the project
adjacent to Capistrano was unchanged, and designated as the only residential building
in the project, housing up to 67 units on the second and third floors. No buildings have
been constructed at Colony Square since the master plan was amended in 2012.
In 2015, the L-shaped property between El Camino Real and the former City Hall
(designated for Buildings B and C) as well as the existing theater and restaurants were
sold to a new owner. The undeveloped lots at the center of Colony Square and adjacent
to Capistrano (designated for Buildings B, F, G, and H) are still owned by the original
Colony Square developer, Peter Hilf. The new owner, Jeff Nelson with The Oak Creek
Company out of Santa Barbara, has been working with City staff and the original project
6
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
architect, Thom Jess, to explore ways to develop the L-shaped site for optimum use.
With construction of the Centennial Bridge nearing completion to connect the site to the
Sunken Gardens and the new City parking lot on Lewis Avenue, the applicant was
compelled to move forward and has submitted a preliminary concept for a boutique
hotel on the subject parcel and would like to develop the project in the near future.
Project Description
The current 2017 project proposal includes a 3-story mixed-use building on the L-
shaped lot which fronts on El Camino Real and Atascadero Creek. The building is
proposed to include 19,400 sq. ft. of retail and restaurant space on the first floor, and an
88-room boutique hotel on the second and third floors. The hotel is proposed with
approximately 45,650 sq. ft. of hotel rooms plus a 2,000 sq. ft. lobby on the first floor.
2017 Proposed Elevation at Colony Square E ntrance
(Corner of El Camino Real, across from existing theater and Que Pasa restaurant)
Analysis
Due to the size of the Colony Square project, a Conditional Use Permit amendment is
required in order to modify the Master Plan of Development. In addition, hotels are
identified as a Conditional Use in the Downtown Commercial zoning district. Design
review of elevations and site plan is required for all commercial projects.
The current proposal reflects an increase in size and square footage from the previously
approved 2012 master plan; however, the proposed changes are consistent with the
Proposed Building B & C
3 stories with retail, restaurant,
and boutique hotel
7
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
original 2005 project vision and original design for the Colony Square project. The
original parking analysis assumed the 2005 development scenario. In order for
Atascadero’s downtown to be successful, it needs a strong mix of retail, restaurants,
and 24-hour presence to add vibrant life and increased density to the area. By bringin g
back the taller buildings, increased density, and a 24 -hour downtown presence with the
boutique hotel, this project would create a synergy of uses that the City has been
looking for.
The table below compares the previously approved and proposed land us es and square
footage for the subject parcel APN 029-361-041:
L shaped Parcel between El Camino Real and Atascadero Creek
Buildings B & C, APN Parcel 029-361-041
2005 CUP (original concept) 2012 CUP (current approval) 2017 proposal
Mixed-use: residential plus
retail/restaurant
3-stories
2 buildings (B & C) with 2nd
& 3rd floors connected
58,640 sq. ft. total size
21,270 sq. ft. retail &
restaurants on 1st floor
27,370 sq. ft. residential (25
units) on 2nd & 3rd floors
Utilized the 181 shared
parking spaces within
Colony Square
Retail & restaurant uses only
2nd and 3rd floors eliminated
18,330 sq. ft. total on one
floor only
4 separate single-story
buildings (B1, B2, C1 & C2)
3,000 to 5,600 sq. ft. each
Utilized shared parking
within Colony Square
Mixed Use: hotel plus
retail/restaurant
3-stories
2 buildings (B & C) with 2nd
& 3rd floors connected
Approx. 67,000 sq. ft. total
19,400 sq. ft. retail &
restaurants on 1st floor
88 room boutique hotel
(45,650 sq. ft. of rooms
plus lobby)
Proposed to utilize the 181
shared parking spaces
within Colony Square with
some valet parking
Site Plan
The proposed site plan reflects the pedestrian oriented design and focus on streetscape
and plazas that are key to the Colony Square development. Ten (10) parking spaces
are provided behind Building B, which is generally consistent with previous versions of
the site plan. Vehicular access to the parking is provided in the location currently
constructed on site, with an archway proposed through the first floor of the building, and
the upper hotel floors connecting the buildings above the access way. Pedestrian
access to the parking is provided near the heritage monument and flag pole across from
Galaxy Theater. The proposed buildings are designed to fill the streetscape on the El
Camino Real frontage between the project entrance and the adjacent Vino Inn. A plaza
is provided at the landing of the new Centennial Bridge near Atascadero Creek. A clear
visual corridor is maintained between the theater and the historic City Hall building
8
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
through the Centennial Bridge corridor and plaza, thereby fulfilling this key feature of the
Colony Square project concept.
2017 Proposed Site Plan
(Buildings B & C, 1st floor & parking area)
2005 Approved Site Plan (for comparison) 2012 Approved Site Plan (for comparison)
9
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Architecture / Elevation Design
The elevation, design and massing of proposed Buildings B & C are very similar to the
original 2005 project design that was approved by Planning Commission . The design
includes emphasis on storefronts, outdoor patio seating, variation in rooflines,
architectural projections, and setbacks on portions of the upper floors. City staff is
supportive of the conceptual character study that has been developed. The design
meets the standards identified in the City’s Appearance Review Manual and the
Downtown Design Guidelines. Additional elevation drawings will be required prior to
Planning Commission review of the proposed amendment.
.
2017 Proposed Building B Conceptual Elevation
2005 Previously Approved Building C Conceptual Elevation (for comparison)
comparison)Elevation
2012 Previously Approved Buildings B & C Conceptual Elevation (for comparison)
comparision)Elevation
10
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Parking
The Atascadero Municipal Code includes special allowances for parking within the
Downtown Commercial zoning district in order to promote a mix of higher density uses.
The Atascadero General Plan (pg. II-8, Downtown Land Use Designation) states
“…Design and parking standards are different from other areas to encourage a
development pattern consistent with a historic Downtown…” The City’s Zoning
Ordinance was updated in 2005 to require no on-site parking in the downtown, except
for hotels and residential uses, and for all development east of Atascadero Creek. Due
to its location east of the creek, as well as the proposed hotel use and previously
approved residential uses, Colony Square is required to provide some on-site parking.
The Zoning Ordinance allows the Planning Commission great flexibility in approving
parking reductions through the Conditional Use Permit process. The Planning
Commission must make findings that the characteristics of the use or its immediate
vicinity do not necessitate the number of parking spaces required by the code, and that
reduced parking will be adequate to accommodate all parking needs generated by the
use. The Ordinance also states that parking requirements may be modified where a
parking district provides adequate parking within the limits of the district. Parking
reductions also provided for mixed-use sites which have uses with alternate peak
demands (AMC section 9-4.115.)
Based on Atascadero zoning code parking requirements, City staff calculated that 375
spaces were required for the 2005 Master Plan of Development:
2005 Parking Required by City Zoning Ordinance:
803 spaces required if each on site use provided full code requirement
Shared On-Site Parking Reduction: 20% reduction (803 x 0.8 = 643 required)
Shared Peak-hour Parking Reduction: 75% of most intensive use
375 spaces (theater) x .75 = 281 reduction
Total Parking Required = 643 - 281 = 361
Code requirement = no less than most intensive use; therefore, total parking
required is driven by theater = 375 spaces required by AMC in 2005
In order to justify a parking reduction beyond standard code allowances, the 2005
Colony Square applicant completed a parking study, with data from the Urban Land
Institute Shared Parking manual, to look at actual demand based on the mix of uses
within the project area. The 2005 parking study found that weekday peak demand would
be a maximum of 239 spaces, and weekend peak demand (Saturday at 8pm) would be
386 spaces. The 2005 CUP was approved with 293 total parking spaces, which
included 181 general shared parking spaces, and 112 residential parking spaces
provided in the Building D residential parking garage. The 2005 parking study showed
that on-street parking within the downtown district and within large nearby private
parking lots could make up the peak weekend demand shortfall.
11
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
2005 project: included seven 3-story buildings
o Approved parking: 293 spaces
o Included 181 general parking spaces & 112 residential parking spaces in Building D
– 75,230 sf retail/restaurant plus movie theater
– 17,100 square feet of office space
– 67 residential units (72,360 square feet of housing)
In 2012 the Colony Square project scope and density was greatly reduced. Office and
residential uses, as well as all second and third floors, were eliminated from all buildings
except Building D. The parking plan was not modified in 2012. The current 2017
proposal does not propose to modify the on-site parking plan either. The applicant is
proposing to utilize the existing 181 shared on -site parking spaces. A valet service may
be provided for the hotel users; however, a designated parking lot for the valet has not
been identified.
The current 2017 proposal would add an 88-room hotel to Buildings B and C. The
Atascadero Zoning Ordinance parking requirements for a stand-alone hotel use requires
2 spaces for employees, plus 1 space per hotel unit, plus 1 additional space per every
10 units. Therefore, as a standalone use, the proposed hotel would require 99 on-site
parking spaces. Additional shared parking reductions for mixed-use projects like
Colony Square are provided by the Zoning Ordinance (AMC section 9-4.115.)
However, based on City ordinance parking calculations, additional parking would still be
required for the added hotel use. While the total square footage of retail, residential,
and office has been reduced from the original 2005 project approval, the code states
that, at minimum, shared parking must be provided to accommodate the full
calculations for the most intensive use, which is driven by the by theater, with
approximately 375 spaces required by the Ordinance.
A more detailed parking demand study, which looks at peak demand based on
the actual shared on-site uses and considers off-site parking available, would
give a more accurate analysis of parking needs for the revised project. Staff
recommends that the 2005 parking study be updated to determine if there is
sufficient shared parking on-site within Colony Square and/or within the
surrounding Downtown Commercial district for the proposed hotel.
In a downtown, parking is based on a theory of park once, and visit many shops and
eateries in close proximity to each other. Higher density commercial uses create a
more vibrant downtown and a more enjoyable pedestrian experience. The City is
currently nearing completion of the public parking lot next to Lewis Avenue, which was
designed to significantly increase available parking compared to what was available in
2005. In addition, the City is beginning a study to consider ways to provide additional
on-street parking throughout the downtown. A detailed parking analysis for the
proposed Colony Square amendment would provide decision makers with the
necessary information to consider the parking reductions which are currently being
requested by the applicant.
12
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DRC DISCUSSION ITEMS:
The following are discussion items for the DRC:
1. Site Design:
City Staff is in support of the proposed site changes
2. Elevation Design
City Staff is in support of the conceptual elevation design proposal
DRC may request to bring the project back for additional review upon
completion of the remaining elevation drawings; or the DRC may move the
project on for Planning Commission consideration of completed plans
3. Parking
Staff recommends an updated parking study be completed by the
applicant prior to Planning Commission consideration. The parking study
shall assess the parking demands for the proposed hotel, other changes
in the project uses and site make up since 2005, shared parking and peak
demands, as well as consideration of available off-site parking within the
downtown area which may be able to serve the project.
ATTACHMENTS:
Attachment 1: 2017 Current Proposal (Building B/C Floor Plans, Concept Elevation)
Attachment 2: 2012 Approved Site Plan, Elevations, Project Summary
Attachment 3: 2005 Previously Approved Site Plan, Elevations & Summary
Attachment 4: 2005 Parking Study
13
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: 2017 Current Proposal (Building B & C)
14
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: 2017 Current Proposal (Building B Character Study Elevation)
Front Elevation facing the existing theater and restaurants 15
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: 2017 Current Proposal - Site Plan
16
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: 2017 Current Proposal - First Floor Plan
17
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: 2017 Current Proposal - Second Floor Plan
18
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: 2017 Current Proposal - Third Floor Plan
19
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: 2017 Current Proposal - Typical Hotel Unit Plan
20
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: 2012 Approved Site Plan & Project Summary
2012 APPROVED PROJECT SUMMARY
21
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: 2012 Approved Elevations (Building B1, B2, C1, C2)
22
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 3: 2005 Previously Approved Site Plan
23
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 3: 2005 Previously Approved Elevations & Project Summary
2005 APPROVED PROJECT SUMMARY
24
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 3: 2005 Previously Approved Character Sketches & Site Sections
25
ITEM 2
Colony Square Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 4: 2005 Parking Demand Study
See Attached
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785 Market Street, Suite 1300
San Francisco, CA 94103
(415) 284-1544 FAX: (415) 284-1554
M E M O R A N D U M
To: Bob Richmond
From: Patrick Siegman, Bruce Williams
Date: July 13, 2005
Subject: Colony Square Shared Parking Study
Summary
Introduction
This memo describes a parking study for the Colony Square project that maximizes the use
of shared parking, while ensuring that sufficient parking is available for shoppers,
moviegoers, employees, visitors and any other users visiting Colony Square.
The plan relies on parking information in the Colony Square proposal, as well as information
contained with the Atascadero Downtown Revitalization Plan, to understand both the
proposal and the surrounding parking environment. We also conducted a site visit to check
our assumptions against current downtown conditions.
We performed a shared parking analysis for Colony Square using a methodology provided
by the Urban Land Institute Shared Parking manual that tracks parking demand by time of
day on both weekdays and weekends. We also investigated monthly variations to
understand when peak demand periods will occur. We augmented these base sources with
our own understanding of the dynamics of parking in downtown mixed-use districts.
Conclusions
The shared parking analysis shows that the Colony Square and its environs have sufficient
parking supply to serve patrons of stores, restaurants, offices and movie theaters at all times.
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Colony Square will provide enough parking on-site to meet most of its needs during the
average weekday. On weekdays, use will peak at 1 PM, and on average, demand will
exceed on-site supply by only 13 vehicles at that time. This very limited overflow is easily
accommodated in nearby on-street parking and in public lots.
The peak demand period is associated with popular movie going times on evenings and
especially on weekends. During these periods, the demand for parking will outstrip on-site
resources by as much as 93 spaces at 8 PM on the average Saturday night. However, on
nights and weekends there are many more spaces available surrounding the site, both in
public and private lots. On an average weekend night demand ca be met through use of
city owned lots and in on-street parking alone. Private parking associated with banks and
other businesses can also be used as an alternative resource on nights and weekends,
especially during seasonally busy periods around Christmas and during the summer months.
Colony Square supports the goals of the Downtown Revitalization Plan, which seeks to make
downtown Atascadero a more vibrant, active place. Colony Square is a pedestrian oriented
project, with a “park-once” philosophy. Buildings are dispersed throughout the site, with
parking located among and between them rather than in one expansive lot. Through
generous sidewalks and extensive landscaping, the pedestrian connections between separate
buildings and uses are intended to promote walking rather than driving from place to place.
These pedestrian connections extend beyond the project itself to create seamless
connections with the rest of downtown Atascadero, building on the historic fabric of the city.
Movie Theaters and Downtowns
Movie Theaters have a special role in downtown regeneration, and the issue of parking for
movie theaters deserves special mention. As a mixed-use project with a ten-screen movie
theater as its largest single component, Colony Square will be busy throughout the day and
into the evening.
Theaters have highly variable attendance patterns. Weekend patronage is triple that of
weekdays. Movie going is also highly seasonal, with significant peaks during the summer and
after Christmas. For the average weekday in October, for instance, movie theaters have only
25% of the patronage they do for an average weekday in December!1 Designing parking to
serve the peak use for a movie theater would therefore result in many empty parking stalls
for much of the year, a deadening rather than enlivening effect on any downtown.
From a shared parking perspective, movie theaters are a great complement to many other
uses because their most active periods are nights and weekends, when many other
downtown businesses may be closed. From large cities to smaller towns, there are numerous
examples of movie theaters that piggyback on the existing parking supply, requiring no
additional parking at all to operate successfully. These include the 16-screen Metreon in
1From movie sales data by day of week and month (1997-2002) summarized in ITE Parking Generation (3rd
Addition), p.97.
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downtown San Francisco, and, as a more local example, the 9-screen Park in downtown
Paso Robles.
Movie theaters, in fact, are an ideal complement to other retail businesses, and have been
a staple of downtown revitalization efforts. A downtown with a movie theater is active well
into the evening. This bolsters dinner restaurants, bars, and other nighttime entertainment
businesses. It can also be a factor in encouraging retailers to extend business hours into the
early evening. Movie theaters have been the lynchpins of successful downtown revitalization
in cities such as Santa Monica and Paso Robles. In Paso Robles, the construction of the
movie theater and the relaxation of downtown parking restrictions are seen as pivotal factors
in the explosion of dining and entertainment businesses.
To best generate economic benefits for a downtown location, it is ideal for movie patrons to
walk by other businesses on their way to and from the movies. Thus, dispersed rather than
centralized parking can actually be helpful to promote overall economic development.
For these reasons, we are not concerned that some parking for the movie theaters will need
to be provided outside of the Colony Square project. We believe that this is actually a
benefit, to both Colony Square and all of downtown Atascadero. Within the context of
other efforts to bring renewed vigor to the downtown, such as encouraging restaurant uses
around the Sunken Gardens, the movie theaters will be an anchor use.
In fact, we believe a strong argument can be made to supply even fewer parking spaces
onsite, on the theory that this will increase connections with other downtown businesses by
encouraging movie patrons to park outside of Colony Square. This approach would be
particularly effective with the implementation of a pedestrian bridge directly from the project
to the Sunken Gardens area to encourage the use of on-street public parking space, as
patrons would walk by not only businesses within Colony Square, but also potentially within
downtown Atascadero. The use of private parking such as the Mid-State Bank or Citi-Bank
lots has substantially less potential to encourage additional business activity, although these
are important parking resources that are very convenient to the theater location, and are
available as a resource during periods of very high demand such as Christmas and
summertime.
Context
The Proposed Development and Atascadero
The Colony Square project is a mixed-use project that replaces an existing shopping center.
The proposed project includes a 10-screen movie theater, 75,000 square feet of first floor
retail/restaurant uses, 17,000 square feet of upper-storey office uses. Sixty-seven one, two
and three bedroom loft-style town homes are proposed to be located above commercial
uses. On site vehicle parking includes 112 spaces reserved for residential use, and 181
spaces adjoining commercial uses. There are also motorcycle and bicycle parking facilities.
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Downtown Revitalization
The Colony Square development is intended to be an extension of downtown Atascadero, in
conformance with city policy. A Downtown Revitalization Plan uses the “Main Street” model
developed by the National Trust for Historic Preservation to highlight the historic resources
of Atascadero, while building on these resources in a sensitive manner. The boundary of the
revitalization area includes Colony Square. As a component of this Main Street approach,
the City is addressing parking issues at a district wide level rather than property by property.
Colony Square is in close proximity to City Hall and the Sunken Gardens at the historic
center of Atascadero, just across Atascadero Creek. Two proposed actions of the Downtown
Revitalization Plan are intended to knit Colony Square more firmly to these historic
resources. A new bridge connecting Lewis Ave and Capistrano will provide direct vehicular
access to downtown without using busy El Camino, and a proposed pedestrian bridge across
Atascadero Creek will lead directly from Colony Square to Palma Avenue between City Hall
and the Sunken Gardens.
Existing Parking
All street parking and public lot parking in downtown Atascadero is currently free of charge.
There are a total of 427 on-street parking spaces, and an additional 54 spaces in a public lot
adjacent to City Hall. In addition, there are over 1300 off-street spaces associated with
private businesses and public agencies in the downtown area. Within the vicinity of the
proposed project there is a significant supply of public and private parking that may be
available to users of Colony Square throughout the day, or at specific times.
There are significant resources of public parking available in close proximity to Colony
Square. These are summarized below in Figure 1.
Figure 1: Public Parking proximate to Colony Square
Location Type Spaces Notes
Capistrano
Avenue
On
street
24 Walk access around retail/residential buildings directly
adjacent to project site.
New City Hall lot 56 Used during day for city business, available nights and
weekends.
City Parking
Lot
lot 54 Via Lewis or pedestrian bridge, currently used by
carpoolers and junior high school staff during the day,
but does not fill up.
Sunken
Gardens
On
street
147 Via pedestrian bridge or El Camino. Modest daytime
use.
There is no current count of occupancy levels of public parking facilities (on-street or off-
street) in downtown Atascadero, although such a count is scoped in an upcoming downtown
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parking study. Of the public spaces adjacent to Colony Square, none are fully used during
the day, although the City Parking lot reportedly is well used by carpoolers and junior high
school staff. The only reported public parking issues in recent years arose with the successful
redevelopment of the Carleton Hotel, which created some parking congestion immediately
around the site. This was remedied by asking employees to park further away.
There are several parking lots associated with office uses that could be available for evening
and weekend parking. Use of these lots would require specific agreements with each of the
landowners. The characteristics of these lots are summarized below in Figure 2.
Figure 2 Private Parking Proximate to Colony Square
Estimating Parking Demand at Colony Square
Methodology
This analysis is based on the concept that parking demand can be shared between uses that
have different usage patterns by hour of day, day of week, and even month of the year. For
instance, theaters are primarily active at night, while offices are active during the day; these
two uses can “share” the same parking and minimize the total number of parking spaces
required. To derive these shared parking estimates, we relied on research by the Urban
Land Institute (ULI) parking demand patterns by land use, as well additional information
from the ITE Parking Demand Manual2. Each land use (office, retail, restaurant, theater, and
residential) has a temporal parking demand associated with it, expressed as a percent of the
peak demand. Summing the parking demand for each separate land use by time of day,
week, or month yields a total shared parking demand.3
Ordinarily, parking requirements are based on “peak” parking demand in order to ensure
that parking never spills off-site. Typically, this can be seen in shopping mall parking lots that
2 Urban Land Institute and Barton-Aschman Associates, Inc “Shared Parking”, 1983; Institute of Transportation
Engineers “Parking Generation” (3rd Edition) 2004.
3 To be conservative, we assume that one residential parking spot per unit will be reserved and will not be shared
with other uses. However, any additional residential parking may be shared.
Business Spaces Location Notes
Citibank 40 El Camino & Hwy
41
Directly Adjacent, no street crossing required.
Mid-State
Bank
103 El Camino new ped crossing of El Camino near Colony Square entrance would
improve access to this site.
Bank of
America
118 Capistrano Crosswalk or other ped improvements on Capistrano could be
helpful.
Office
Complex
110 Capistrano Crosswalk or other ped improvements on Capistrano could be
helpful.
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are only full for a couple of days in the Christmas season, and mostly empty at other times.
The methodology of this analysis assumes that it is not necessary for Colony Square to
accommodate peak demand on-site, and that it is in fact antithetical to the goal of creating a
compact walkable downtown. Instead, we seek to ensure that average parking demand can
be easily accommodated on site or nearby, without negatively impacting other uses, and that
extreme peaks in demand (associated with a popular holiday movie, for instance) can be
handled through on-site management.
This methodology is built on the concept that standard peak parking ratios used in
developing parking requirements are often too high for traditional downtowns, and result in
the development of more parking than is needed. The parking ratios that we used are
summarized below:
• Residential Ratios: 1 space per unit The proposed units at Colony Square are a mix
of one, two and three bedroom units of only 1000 – 1200 square feet. The prime
market for these units is estimated to be “empty nesters” and seniors, both singles
and couples. There is therefore unlikely to be more than one vehicle per household
for the vast majority of units, and we would expect some households to have no
vehicles at all. In other small city downtowns such as Petaluma, studies have shown
that residents living in the center city have lower vehicle ownership due to parking
disincentives (pricing, finite parking supply) and because they can easily walk and
take transit to services and retail. These suppositions are echoed in the City of
Hercules’ parking ratios in the Central Hercules Plan, where required residential
parking is 1.25 spaces per unit. If the cost of parking is “unbundled” the cost of the
unit– by charging a separate parking fee – parking demand will be lower. For this
reason, as well as the proximity of services and transit available near the project site,
we have used Petaluma’s parking ratios of 1 space per unit for the purposes of this
analysis
• Retail/Restaurant/small office: 2.4 spaces/1000 sf. Nelson/Nygaard’s review of four
“main street” districts has shown that overall parking ratio for these mixed retail/office
districts average between 1.6 and 1.9 spaces per 1000 sf of occupied space.4 Chico,
Palo Alto, Santa Monica, and Kirkland, WA all have downtowns that are economically
healthy, are considered attractive destinations, and are not perceived to have
significant parking problems. Interestingly, these surveys find much smaller parking
ratios than the typical single-use zoning requirements contained in suburban zoning
codes. This is partially due to the fact that successful downtowns are “park once”
districts where visits to multiple stores, offices and other uses can be made from one
parking spot. To be conservative, we use a ratio of 2.4 spaces per 1000 sf, a higher
ratio than any found in any of our surveys, and fairly close to existing Atascadero
requirements for retail and office uses.
4 This analysis compared the total square feet of commercial uses depending on public parking with available
parking (on-street and off street public lots). Commercial development that has its own private parking associated
with it was not counted. Nelson Nygaard is in the process of collecting data on additional downtowns.
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• Theater: 1 space per 4 seats Parking demand for theaters is commonly based on
total seats in the theater. One space per 4 seats is a common ratio used by ULI,
corroborated by ITE parking data in suburban sites, and is the same figure used in
Atascadero’s zoning code. It reflects the fact that young people are the prime movie
going audience, and are often dropped off, carpool, or use other modes to get to the
movies. We would expect the total parking demand at Colony Square could be
somewhat less than this, based on the location downtown near many other
destinations. However, this standard parking demand measure was used to be very
conservative. As discussed earlier, theaters are a special case due to their use
patterns.
This methodology allows us to estimate parking demand created by the uses proposed at
Colony Square, and to determine it’s relationship to the parking provided on-site and
available off-site resources. With this result, we can evaluate the general impact of any
spillover parking, and also suggest management techniques to ensure that parking supply is
not an issue even during peak use periods.
Estimated Parking Demand
Average Month Shared Parking Demand
Figure 3 presents the results of the analysis of parking demand during an average month, for
both weekdays and weekends. As described above, this analysis utilizes as inputs shared
parking data from ULI and parking ratio assumptions described above. For the average
month, this analysis finds that the busiest time weekdays will be around 1 PM in the
afternoon with a demand for 239 total spaces. On weekends 8 o’clock in the evening will
be the busiest time, requiring 386 parking spaces to meet projected demand.
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Y:\Pubs - Project Folders\A-L\COLONY SQUARE parking and traffic 5186\ColonySquarememo.doc 8 Figure 3 Colony Square Commercial Parking by Hour Colony Square - Shared Parking Average Month DemandLeasable QuantityUnitHour of DayWeek-day Sat.Week-day SpacesSat. SpacesWeek-day Sat.Week-day SpacesSat. SpacesWeek-day Sat.Week-day SpacesSat. SpacesWeek-day Sat.Week-day SpacesSat. SpacesWeek-daySatur-day6:00 AM0% 0% - - 0% 0% - - - - 6% 6%2 - 207:00 AM 8% 3%11 4 2% 2% 1 1 - - 56% 56%22 4 34 98:00 AM 18% 10%24 13 5% 3% 2 1 - - 86% 86%34 7 60 219:00 AM 42% 30%57 40 10% 6% 5 3 - - 97% 97%39 8 101 5110:00 AM 68% 45%92 61 20% 8% 9 4 - - 100% 100%40 8 141 7311:00 AM 87% 73%117 99 30% 10% 14 5 - - 98% 98%39 8 170 11212:00 PM 97% 85%131 115 50% 30% 23 14 25% 32%16 85 87% 87%35 7 205 2211:00 PM 100% 95%135 128 70% 45% 32 20 65% 68%42 181 75% 75%30 6 239 3352:00 PM 97% 100%131 135 60% 45% 27 20 65% 64%42 171 84% 84%34 7 234 3333:00 PM 95% 100%128 135 60% 45% 27 20 65% 73%42 195 87% 87%35 7 232 3574:00 PM 87% 90%117 121 50% 45% 23 20 65% 68%42 181 75% 75%30 6 212 3285:00 PM 79% 75%107 101 70% 60% 32 27 65% 68%42 181 43% 43%17 3 198 3126:00 PM 82% 65%111 88 90% 90% 41 41 75% 77%49 205 18% 18%7 1 208 3357:00 PM 89% 60%120 81 100% 95% 45 43 80% 91%52 243 10% 10%4 1 221 3688:00 PM 87% 55%117 74 100% 100% 45 45 100% 100%65 267 - - 227 3869:00 PM 61% 40%82 54 100% 100% 45 45 85% 95%55 253 - - 182 35210:00 PM 32% 38%43 51 90% 95% 41 43 90% 100%58 267 - - 142 36111:00 PM 13% 13%18 18 70% 85% 32 38 75% 77%49 205 - - 99 26112:00 AM 0% 0%- - 50% 70% 23 32 10% 10%6 27 - - 29 5918.81500 17.1Retail (space per 1000 s.f. GLA) Restaurant Space (per 1000 Theatre (space per number of Office (space per 1000 s.f. GLA)1000 s.f. GLA 1000 s.f. GLA Seats 1000 s.f. GLATOTAL 75.2 34
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Figure 4 shows a summary of month by month variation in parking demand for both
weekday and weekend demand. Most of the variation is due to the significant seasonality of
movie-going. July is the busiest month for weekend use, corresponding to the release of
summer blockbusters. December is the peak month for weekday use, corresponding to the
busiest retail season. The average figures capture the majority of monthly variation. Only
weekends in July and August, and all days in December, exhibit significantly greater parking
demand than the monthly averages.
Figure 4 Average Monthly Parking Demand
0
100
200
300
400
500
600
JanuaryFebruaryMarchAprilMayJuneJulyAugustSeptemberOctoberNovemberDecemberAverageWeekday Weekend
Weekday and weekend demand patterns are quite different for the uses contemplated in
Colony Square. Figures 5 and 6 graphically illustrate the parking accumulation patterns for
Colony Square. Several factors drive the differences between weekday and weekend
parking. Most importantly, movie theaters are nearly three times as busy on weekends as
weekdays. Office uses, a minor component of the project, are by and large empty on
weekends, and are estimated to have a demand 20% of the weekday rate.
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Weekday use projections show that there is an early peak demand around 1 PM, driven
largely by retail uses, followed by a later peak around 8 PM when the theater and restaurants
become active. Both afternoon and evening peaks approach 250 spaces.
Figure 5 – Weekday Parking Accumulation, Average Month
Weekend use patterns are significantly different. While retail and restaurant demand is
similar, office demand is minor, and the theaters generate the single greatest component of
parking demand. Use therefore builds throughout the afternoon towards an evening peak of
nearly 400 spaces.
Retail
Restaurant
Theater
Office
-
50
100
150
200
250
300
6:00 AM7:00 AM8:00 AM9:00 AM10:00 AM11:00 AM12:00 PM1:00 PM2:00 PM3:00 PM4:00 PM5:00 PM6:00 PM7:00 PM8:00 PM9:00 PM10:00 PM11:00 PM12:00 AMRetail Restaurant Theater Office
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Figure 6 Weekend Parking Accumulation, Average Month
Parking Supply and Demand Analysis
Colony Square proposes to provide 293 spaces on-site, 181 of which are general parking
available for commercial use, and the remaining 112 are associated with residential uses. In
this analysis, we have assumed that 67 parking stalls are directly reserved for residential uses,
and the remainder will be available to meet general parking demand, most probably by
employees of Colony Square businesses. There is therefore a net-on site supply of 226
spaces at Colony Square. There are an additional 227 spaces located close by in on-street
parking and public lots that are open during the day. An additional 371 off-site spaces are
potentially available at night and on weekends, when nearby office building parking lots are
added to the supply. Figure 7 summarizes total on-site and off-site supply.
Retail
Restaurant
Theater
Office
-
50
100
150
200
250
300
350
400
450
6:00 AM7:00 AM8:00 AM9:00 AM10:00 AM11:00 AM12:00 PM1:00 PM2:00 PM3:00 PM4:00 PM5:00 PM6:00 PM7:00 PM8:00 PM9:00 PM10:00 PM11:00 PM12:00 AMRetail Restaurant Theater Office
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Figure 7 Parking Supply for Colony Square
Figure 8 compares the total demand for parking spaces with the available on site and off-site
supply on weekdays. On an average weekday, the demand for parking outstrips the supply
provided on-site during only a few brief periods, and by a maximum of 13 parking stalls in
the early afternoon. This demand is easily accommodated using available street parking or
public lots. Even during peak periods, demand is not expected to exceed on-site resources
by more than 67 stalls at 8 PM in the evening, an amount that can be handled by the
available public on-street and off-street supply.
Figure 8 Weekday Parking Demand, Average Month
Hour Weekday
Demand Onsite Supply
Additional
Spaces
Required
Available
Offsite
Offsite Supply
Remaining
6:00 AM 2 226 0 227 227
7:00 AM 34 226 0 227 227
8:00 AM 60 226 0 227 227
9:00 AM 101 226 0 227 227
10:00 AM 141 226 0 227 227
11:00 AM 170 226 0 227 227
12:00 PM 205 226 0 227 227
1:00 PM 239 226 13 227 214
2:00 PM 234 226 8 227 219
3:00 PM 232 226 6 227 221
4:00 PM 212 226 0 227 227
5:00 PM 198 226 0 227 227
6:00 PM 208 226 0 654 654
7:00 PM 221 226 0 654 654
8:00 PM 227 226 1 654 653
9:00 PM 182 226 0 654 654
10:00 PM 142 226 0 654 654
11:00 PM 99 226 0 654 654
12:00 AM 29 226 0 654 654
Weekdays Nights and Weekends
On site 226 226
Offsite Public 227 283
Offsite Private - 371
Total Available 453 880
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*Assumes on-street parking on Capistrano (24 spaces), City Parking lot (54 spaces) and Sunken Gardens (147
spaces) available during day, New City Hall (56 spaces) and private lots (371) also available in evening.
Figure 9 shows the equivalent hour-by-hour parking demand and supply for weekends for
the average month. Given that the movie theaters are much busier on weekends, overall
parking demand is higher, and it exceeds the available on-site supply between the hours of 1
PM and 10 PM, with a maximum additional demand of 93 spaces at 8 PM. This
requirement could be accommodated exclusively in available public spaces considering that
both the new city hall and old city hall lots will be available on weekends, as well as street
parking throughout downtown.
If necessary, particularly during peak demand periods, parking can also be made available by
agreement with nearby private businesses. These agreements would have to be coordinated
with Saturday business hours. The project proponent has already begun discussions with
Mid-State Bank, and this would be an excellent location to serve theater parking demand on
weekends.
Figure 9 Weekend Parking Demand, Average Month
Hour Weekend
Demand Onsite Supply
Additional
Spaces
Required
Available
Offsite
Offsite Supply
Remaining
6:00 AM 0 293 0 654 654
7:00 AM 9 293 0 654 654
8:00 AM 21 293 0 654 654
9:00 AM 51 293 0 654 654
10:00 AM 73 293 0 654 654
11:00 AM 112 293 0 654 654
12:00 PM 221 293 0 654 654
1:00 PM 335 293 42 654 612
2:00 PM 333 293 40 654 614
3:00 PM 357 293 64 654 590
4:00 PM 328 293 35 654 619
5:00 PM 312 293 19 654 635
6:00 PM 335 293 42 654 612
7:00 PM 368 293 75 654 579
8:00 PM 386 293 93 654 561
9:00 PM 352 293 59 654 595
10:00 PM 361 293 68 654 586
11:00 PM 261 293 0 654 654
12:00 AM 59 293 0 654 654
*Assumes all public and private parking lots are available for use. Saturday availability of bank lots may be lower
until closing time
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Managing Parking Demand
Our analysis has shown that there is adequate parking on and off-site to accommodate the
uses proposed for Colony Square during average conditions. On weekdays parking is nearly
entirely accommodated on-site, and on weekends there are many vacant public and private
lots that can easily provide over-flow. Even during peak demand periods, there is adequate
parking supply available offsite to accommodate demand. These findings depend on the
assumption that parking, both in Colony Square and downtown Atascadero, is managed to
provide an efficient use of the resource.
1. A minimum of parking should be reserved for residential-only use. We have assumed
1 space per unit. It would be ideal if those spaces were rented separately
(“unbundled”), so that only those spaces actually required would be used. We
assume that all other spaces that are developed within the residential complexes are
available to meet overall project parking demand. It makes most sense to use these
spaces by regular parkers, such as office tenants and retail employees, and thereby
reserve surface spots for shoppers and theater-goers.
2. Pedestrian connections to the Sunken Gardens area, along and across El Camino, and
across Capistrano, are an important part of the site design of the project, as they
encourage connections to additional parking resources. They also increase the
positive economic impact of the project to the entire downtown.
3. Active monitoring of parking demand for Colony Square and downtown Atascadero
will be important. Over time, parking demand in both Colony Square and the rest of
downtown Atascadero will evolve. Parking in downtown Atascadero is currently a
plentiful resource, but there will hopefully be increased use of this resource in the
future. The city is currently investigating options to better manage this resource, and
these actions could include time limits, metered parking, acquisition of off-street lots
and other actions to utilize this resource most efficiently.
4. At certain peak periods, we project that it may be helpful to utilize nearby private
parking resources for overflow. This resource outstrips any potential demand from
Colony Square, and is an ideal safety valve. It may be increasingly valuable over time
if downtown revitalization efforts are successful.
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Other Parking and Design Recommendations
In our opinion, the plan for Colony Square could be further improved by the following
actions:
1. Utilize 60-70 degree angled parking wherever possible. This parking is easier for
drivers to get in and out of, and can help keep lane width down, as cars are not
required to make a wide swing into the opposing lane to enter a parking space. It is
also safer, as drivers backing out of spots have a better visual connection with other
traffic.
2. Consider using lifts for residential parking. Instituting a car-lift system may minimize
structured parking costs. Such systems, which can park two or three cars in the area of
one conventional space, are increasingly used in urban settings and would be
groundbreaking in Atascadero. By limiting the area devoted to parking, more ground
floor commercial space and upper-story residential space can be developed 5
3. If possible, add an additional pedestrian passageway from Capistrano Avenue into
Colony Square at a midblock location through Building D. This would increase the
usefulness of on-street spaces along Capistrano. This could be achieved by slimming
down the structured parking slightly (possibly through introduction of lifts, as
recommended above).
4. Consider expansion of the “town square” convertible streetscape to the Creekside
Courtyard/pedestrian bridge area to create a seamless pedestrian connection through
the project towards Sunken Gardens.
5 For more information on successful projects using car lifts, see www. Panoramicinterests.com
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