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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Wednesday, April 11, 2018
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 Jones
APPROVAL OF AGENDA
PUBLIC COMMENT
CONSENT CALENDAR
None
City of Atascadero Design Review Committee Agenda Regular Meeting, April 11, 2018
Page 2 of 3
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DEVELOPMENT PROJECT REVIEW
1. DESIGN REVIEW OF COLONY SQUARE HOTEL PROPOSAL
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Wednesday, April 25, 2018 at 2 p.m.
Agendas, Minutes and Staff Reports are available online at
www.atascadero.org under City Officials & Commissions,
Design Review Committee.
Applicant: Jeff Nelson, The Oak Creek Company
Project Title: Colony Square Hotel – (PLN 2099-0904) Amendment to Conditional Use
Permit 2004-0127
Project Location: 6901 and 6903 El Camino Real, Atascadero, CA 93422
(San Luis Obispo County) APN 029-361-041
Project
Description:
2nd Public Meeting for proposed Amendment to CUP 2004-0127, Colony Square.
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 retail and restaurant space on the first floor
and an 89-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.
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:
Staff requests that the DRC provide feedback regarding the updated project
design and Parking Study, and forward the proposal on to Planning Commission
with recommendation to approve an Amendment to the Colony Square CUP.
ITEM 1
Colony Square Amendment - 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 – SECOND REVIEW
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
4/11/2018 Callie Taylor, Senior Planner Jeff Nelson
The Oak Creek Company
CUP 2004-0127
Amendment
(PLN 2099-0904)
RECOMMENDATION
Staff recommends DRC:
Provide feedback regarding the updated project design and parking study, and forward the
proposal on to Planning Commission with recommendation to approve an Amendment to
the Colony Square CUP.
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
retail and restaurant space on the first floor and an 89-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
1
ITEM 1
Colony Square Amendment - 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). Seven (7) new
buildings, plus the temporary City Hall building and the Round Table Pizza building,
were 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. 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.
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)
In 2012, the previous property owner submitted a CUP amendment to downsize the
Colony Square Master Plan of Development to respond to market conditions during the
recession. 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. Most of the office spaces were eliminated and the residential
entitlement for 67 units was transferred to Building D to be located at the back of the
project near Capistrano. No buildings have been constructed at Colony Square since
the master plan was amended in 2012.
Project Description
The current project proposal includes a 3-story mixed-use building on the L-shaped lot
which fronts on El Camino Real and Atascadero Creek. The first floor of the building is
proposed to include 9,800 sq. ft. of retail and restaurant space, plus 10,475 sq. ft. for
the hotel lobby and possible hotel restaurant or event space. A n 89-room boutique
hotel is proposed on the second and third floors, totaling 51,080 sq. ft. on the upper
floors.
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, and
therefore Planning Commission review is required. 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
2
ITEM 1
Colony Square Amendment - 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. 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 bringing
back the designs for 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.
October 11, 2017 DRC Review:
The DRC reviewed a preliminary concept plan for the proposed hotel in October, and
provided comments regarding the following items:
1. Site & Elevation Design:
The Committee was in favor of the overall proposed site and elevati on design,
with suggested modifications:
– Provide designated drop-off area at the front of the hotel. Location should
minimize conflict with the theater and through vehicle access
– Identify ADA parking
– Enhance the hotel entry to make this a main feature at the corn er
– Modify design of covered pedestrian walkway which accesses rear parking
– On the side facing Atascadero Creek, enhance the elevation design, outdoor
patio, and walkways, especially at the corner for a future restaurant space
– Include balconies or railings on upper hotel floors
– Include attention to awning colors, sign styles, variety of architectural details
and materials
2. Provide an updated parking demand study:
– Look for potential valet parking areas on or off site
– Identify hotel demand for parking, peak hours
– Parking analysis to include all approved & proposed uses for full build out of
Colony Square
– Consider cumulative parking demand in downtown
– Explore reciprocal parking agreements with Bank of America and County of
SLO
Updated Site Plan & Elevations
The applicant and project architects have updated the proposed plans to respond to
DRC’s recommended changes. The plans provide a more refined design, with attention
given to pedestrian spaces, function of the hotel and re tail spaces, and enhanced
elevation design. Changes include the following:
Driveway to parking behind the hotel redesigned as a porte cochere for guest
drop and check in.
Hotel lobby redesigned as main feature at the corner across from the theater.
Floor plan updated to wrap lobby around the corner and eliminate second
pedestrian access to rear parking. Enhanced hotel entry with curved metal
awning.
3
ITEM 1
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
First floor to be occupied by smaller retail spaces near El Camino Real, large
4,200 sq. ft. restaurant space near Atascadero Creek, and 10,475 sq. ft. lobby
space at the center of building, which may be utilized for a hotel restaurant or
event space.
Restaurant space near Atascadero Creek has been enhanced with a large
outdoor seating area. The restaurant patio is proposed to extend beyond
applicant’s property onto the creekside property owned by the City. The City has
maintained ownership of this piece of property to ensure this type of use along
the creek frontage. An encroachment permit could be approved for the proposed
restaurant patio.
Wide plaza/walkway space is shown at the Centennial Bridge landing.
Optional roof top deck for the hotel that can look out on the Sunken Gardens.
Hotel layout and room design has been refined, with a total of 89 rooms .
Decorative metal balconies added to third floor hotel rooms.
Varied retail entrance with use of awnings and signage .
Proposed Site Plan:
4
ITEM 1
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Elevation – Hotel Entrance
(across from theater entrance, near heritage flag monument)
Elevation – Creekside Restaurant & Plaza
(near Centennial Bridge landing)
5
ITEM 1
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Parking
The applicant hired Nelson Nygard to update the parking study for Colony Square to
address the proposed hotel use, as well as other changes to the Colony Square project
and the available parking supply in the downtown. City staff and the applicant worked
with Nelson Nygard to identify both peak demand and average parking demand for the
project.
There are 316 on-site parking spaces within Colony Square (including the
parking within Building D for the residential units.)
There are more than 300 public parking spaces and over 450 private spaces
in nearby on- and off-street locations that could be utilized to accommodate
overflow parking at peak periods.
Peak Demand
Peak demand was analyzed to document “worst case scenario” for parking
demand. It assumes full build out of the entire Colony Square project, including
67 residential units in Building D, and considers the rare occasions when the
hotel, restaurants, retail, and the theater are all at full capacity.
Weekday peak demand is 363 parking spaces, which would occur at 1:00 p.m.
Weekend peak parking demand is 568 parking spaces , occurring at 8:00 p.m.
These totals represent a conservative, maximum demand estimate.
Compared with on-site parking availability of 316 spaces, this results in an
estimated on-site peak deficit of 47 spaces at 1 p.m. on weekdays and 252 at 8
p.m. on weekends.
Average Demand
Average demand also assumes full build out of the project, but assumes a more
typical average occupancy rate, rather than full capacity of all uses.
Weekday average demand is 304 parking spaces , which would occur at 1:00
p.m. Weekend average parking demand is 454 parking spaces, occurring at 8:00
p.m.
Compared with on-site parking availability of 316 spaces, this results in an
estimated on-site surplus of 12 spaces at 1 p.m. on weekdays and on -site deficit
of 138 at 8 p.m. on weekends.
6
ITEM 1
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The parking study found that the available parking resources that are existing in
the downtown within a reasonable walking distance to Colony Square will be able
to accommodate both average and peak parking demand for Colony Square.
o Assuming that 60% of off-site spaces are unavailable and/or occupied by other
uses at all times of the day, there would be a surplus of 76 spaces on weekday
peak period and 53 spaces on the weekend peak period.
o Assuming that 60% of off-site spaces are unavailable and/or occupied by other
downtown uses at all times of the day, there would be a surplus of 135 spaces on
average weekday period and 167 spaces on the average weekend period .
The parking study concluded with the following recommended strategies to support the
functioning of Colony Square as a “park-once,” shared parking district:
– Identify and secure shared parking agreements with adjacent private parking
facilities, ensuring that existing tenant needs are not adversely impacted. The
peak demand for Colony Square does not match with the peak demand for
neighboring private parking lots, offering great opportunity to share supply. Valet
parking for a future hotel offers a strong opportunity for shared parking
agreements within the area.
– Continue to improve pedestrian connections to Colony Square from adjacent
private parking lots, especially across Capistrano Avenue and El Camino Real, to
ensure safe and convenient access.
– Clear signage is especially important to ensure legibility of parking availability
and possible restrictions in adjacent private lots. Effective wayfinding is also a
high priority, highlighting new connections to Sunken Gardens via the new
pedestrian bridge.
– Explore use of mobility programs on-site to reduce drive-alone trips, such as
discounted transit passes, flexible work schedules to reduce peak parking
demand, carpool incentives, options to work from home, and incentives for
biking, walking, or taking transit.
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
7
ITEM 1
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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 the 2018 parking study provided by the
applicant, Planning Commission could make the findings necessary to approve
the parking plan and mix of uses within Colony Square as proposed.
DRC DISCUSSION ITEMS:
1. Site Design
2. Elevation Design
3. Parking
ATTACHMENTS:
Attachment 1: Applicant’s written description
Attachment 2: Applicant’s current proposed plans for Building B/C
Attachment 3: January 2018 Parking Study for Proposed Hotel
8
ITEM 1
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: Applicant’s written description
9
ITEM 1
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
10
ITEM 1
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: Applicant’s current proposed plans for Building B/C
See Attached
11
12
13
14
15
16
17
18
19
20
21
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23
24
ITEM 1
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 3: January 2018 Parking Study for Proposed Hotel
See Attached
25
621 SW MORRISON ST., SUITE 1250 PORTLAND, OR 97205 503-227-3463 FAX 503-228-2320
www.nelsonnygaard.com
M E M O R A N D U M
To: Jeff Nelson, The Oak Creek Company
From: Phil Olmstead and Layne Wyse, Nelson\Nygaard
Date: January 19, 2018
Subject: Colony Square Shared Parking Study Update - FINAL
INTRODUCTION
This memorandum describes the methodology and key findings of an updated Colony Square Shared
Parking Study. The study identifies parking demand for the existing and proposed Colony Square
development by time of day on weekdays and weekends, arriving at a peak demand estimate for both.
The analysis assumes a “shared” parking management approach to Colony Square and downtown
Atascadero, recognizing that different uses have different peak periods of demand. A shared parking
approach assumes parking resources are managed as a public pool of supply to r educe the need for
excessive parking construction, ensure efficient use of parking resources, and promote pedestrian activity
in downtown.
The analysis uses the Nelson\Nygaard Shared Parking Model. This model incorporates elements of the
Urban Land Institute’s Shared Parking Model methodology, along with the Institute of Transportation
Engineers’ (ITE) parking generation rates, taken from the fourth edition of ITE’s Parking Generation
Manual (2010). The Nelson\Nygaard model then incorporates adjustment factors based on the study site
and the presence or absence of factors that affect parking demand.
For data inputs regarding existing parking inventory, the project team primarily relied on the City of
Atascadero’s 2016 Parking Assessment, which created a catalog of parking supply in the downtown area.
KEY FINDINGS
Assuming full buildout of approved residential parking in Building D (Figure 5), there will be 316
parking spaces available on-site.
Peak Demand
The estimated weekday peak demand is 363 parking spaces, which would occur at 1:00 p.m.
Weekend peak parking demand is estimated at 568 parking spaces, occurring at 8:00 p.m.
These totals represent a conservative, “worst case” estimate, based on a number of assumptions
(see pages 2 and 3).
Compared with on-site parking availability of 316 spaces, this results in an estimated on-site peak
deficit of 47 spaces at 1 p.m. on weekdays and 252 at 8 p.m. on weekends.
Average Demand
The estimated weekday average demand is 304 parking spaces, which would occur at 1:00
p.m. Weekend average parking demand is estimated at 454 parking spaces, occurring at 8:00
p.m.
26
Colony Square Parking Study Update
The Oak Creek Company
Nelson\Nygaard Consulting Associates Inc. | 2
Compared with on-site parking availability of 316 spaces, this results in an estimated on-site
surplus of 12 spaces at 1 p.m. on weekdays and on-site deficit of 138 at 8 p.m. on
weekends.
However, there are more than 300 public parking spaces and over 450 private spaces in
nearby on- and off-street locations that could be utilized to accommodate overflow parking at peak
periods.
Given the available parking resources within a reasonable walking distance to Colony Square, it is
anticipated that the existing parking resources within the overall downtown will be able to
accommodate both average and peak parking demand.
Even assuming that 60% of off-site spaces are unavailable and/or occupied at all times of the day,
there would be a surplus of 76 spaces on weekday peak period and 53 spaces on the
weekend peak period.
Even assuming that 60% of off-site spaces are unavailable and/or occupied at all times of the day,
there would be a surplus of 135 spaces on average weekday period and 167 spaces on
the average weekend period.
OVERVIEW OF METHODOLOGY
City and industry-standard parking requirements are typically based on “peak” parking demand ratios in
order to ensure that parking never spills off-site. Industry rates also assume that parking resources are
never shared. Traditional parking analysis does not support the goals of downtown Atascadero and
Colony Square, which promote a compact and walkable downtown.
By contrast, shared parking analysis allows parking demand to be estimated for the current and proposed
uses at Colony Square, and to determine the relationship of the estimated demand to the parking provided
not only on-site, but other public and private parking available in close proximity.
The basic premise underlying shared parking analysis is that parking demand can be shared between uses
that have different parking demand patterns by hour of the day and day of the week. For example, movie
theaters attract most visitors at night, while offices are most active during the day. These two uses,
therefore, can share a portion of parking spaces and minimize the total number of overall parking spaces
required. The parking model and analysis includes adjustments to the parking demand ratios to capture
demand reductions associated with internal capture in a park-once environment – i.e. the office worker
who walks to lunch instead of driving.
Different land uses also tend to generate parking demand at different rates relative to the use size,
whether per square foot, per residential unit, per room, per theater seat, or so me other measurement of
building size. Each land use has a temporal parking demand associated with it, expressed as a percentage
of the peak demand. Summing the parking demand for each separate land use by time of day yields a total
shared parking demand.
Estimates for both peak and average parking demand are shown below. Peak demand was analyzed to
document the potential “worst case” scenario for parking demand. Peak demand is likely only to occur if
the project is fully built out and on the rare occasions when hotel, restaurants, retail, and the theater are
at full capacity. In order to give a more realistic view of parking demand, average parking demand has also
been included in this analysis.
27
Colony Square Parking Study Update
The Oak Creek Company
Nelson\Nygaard Consulting Associates Inc. | 3
Assumptions and Notes
Full buildout of approved Colony Square land use program.
Building D at Colony Square is currently approved for up to 67 residential units and an associated
94 additional parking spaces to serve the residential units. The project was designed so that the
residential units are provided adequate parking within Building D, and do not need to rely on
shared parking within Colony Square.
Full build out of the residential component on Lot D would require a parking garage and 3-4
story buildings on this lot. While full build out of the residential component may be cost
prohibitive, this analysis has included the full 67-unit entitlement for the purposes of parking
analysis.
Future building occupancy at Colony Square is 100%.
Peak parking demand ratios:
Land Use Weekday Weekend
Office 2.47 spaces per 1,000 square feet .12 spaces per 1,000 square feet
Movie Theater .09 spaces per seat .26 spaces per seat
Condo/Townhome 1.38 spaces per unit 1.12 spaces per unit
Hotel .64 spaces per room .89 spaces per room
Retail 2.55 spaces per 1,000 square feet 2.87 spaces per 1,000 square feet
Restaurant 5.55 spaces per 1,000 square feet 7.07 spaces per 1,000 square feet
Where land uses in Colony Square are approved for “retail” or “restaurant,” but have yet to be
determined, 75% of future land use is assumed to be retail.
As ground has yet to be broken on proposed projects, some details are subject to change. For example,
the first floor of Building D may turn into office instead of retail/restaurant. If this 15,250 square feet
of approved retail/restaurant space were office, the parking demand projections would change.
As shown in Figure 7 and Figure 9, the surplus/deficit analysis assumes a scenario in which 60% of
public and private off-site spaces are not available to Colony Square users and/or occupied by
visitors/patrons of other uses. No existing parking demand data was available for the existing parking
lots, but given understanding of current parking demand in the area, this is believed to be a
conservative assumption.
Key changes to the Colony Square land use program and analysis assumptions with the 2005 shared
parking assessment include:
The addition of an 88-room hotel to Lot 3, a change from the original design proposal, which
included 25 residential units.
10,000 square feet of office were included in the 2005 analysis, but were not built in the theater
building. 31,000 square feet of existing office space is located at the old Creekside City Hall site.
This office space was not included in the 2005 parking study, and has been added to the 2018
analysis. Therefore, there is a net gain of 21,000 square feet of office added into this analysis.
The 2018 analysis utilizes higher restaurant demand per square foot (2.4 per 1,000 square feet in
2005 versus 5.5 per 1,000 square feet), and includes approximately 3,000 square feet more
restaurant space than the 2005 analysis.
The 2005 analysis used the same 2.4 ratio for office, restaurant, and retail. The 2018 analysis
model breaks these out individually with different ratios by use.
28
Colony Square Parking Study Update
The Oak Creek Company
Nelson\Nygaard Consulting Associates Inc. | 4
COLONY SQUARE ANALYSIS
Existing and Proposed Land Uses
The existing and proposed Colony Square land use program is summarized in Figure 1.
Figure 1 Summary of Land Use Program
Land use
Existing Proposed
Total
Building A
(Theater)
Building E
(Round
Table)
Former City
Hall
Buildings
B/C Building D
Buildings
F/G/H
Hotel 88 units 88 units
Office 31,133 sf 31,133 sf
Residential 67 units 67 units
Restaurant 3,250 sf 6,400 sf 4,850 sf 3,812 sf 3,450 sf 21,762 sf
Retail 9,750 sf 14,550 sf 11,438 sf 10,350 sf 46,088 sf
Theater 1,500 seats 1,500 seats
Source: City of Atascadero
Parking Supply
Approved development at Colony Square proposes to add 94 parking spaces for residential units within
Building D to the current on-site supply of 222 spaces, resulting in a total 0f 316 parking spaces at Colony
Square.
There are also 307 public parking spaces available within a short walk from the site, the majority of which
are located on streets around City Hall and Sunken Gardens (Figure 2 and Figure 3). Since 2005, a few
changes have taken place regarding the public parking supply in the immediate site vicinity. Capistrano
Avenue was reconstructed, adding bicycle lanes and removing 24 on street parking spaces. An equivalent
number of on-street spaces were added on El Camino Real immediately west of Colony Square.
The city has also opened a new parking lot at Lewis Avenue and East Mall, resulting in 97 new public
parking spaces located immediately adjacent to Colony Square. Most importantly, the recently completed
Centennial Bridge and Plaza Project creates a comfortable and direct pedestrian link between Colony
Square and the more than 300 public parking spaces in the area (Sites 1, 3, 4, 5, and 6 in Figure 5).
An additional 456 private parking spaces for office, library, bank, and restaurant use are potentially
available at night and on weekends in adjacent lots, bringing the potential evening and weekend supply to
1,079 parking spaces.
Figure 2 Summary of Parking Supply
Type Weekdays Nights + Weekends
On-site 316 316
Off-site public 307 307
Off-site private Assumed unavailable 456
Total 623 1,079
Sources: City of Atascadero and Google Street View
29
Colony Square Parking Study Update
The Oak Creek Company
Nelson\Nygaard Consulting Associates Inc. | 5
Figure 3 Summary of Public Parking
Location and Site Number Type Spaces Notes
Lewis and East Mall (Site 1) Lot 97 New city-owned lot; new pedestrian bridge eases
connection with Colony Square
El Camino Real (Site 2) On-street 31 Two blocks west of Colony Square
East Mall (Site 3) On-street 40 Connected via new pedestrian bridge
West Mall (Site 4) On-street 115 Connected via new pedestrian bridge and across Sunken
Gardens
Palma Street (Site 5) On-street 10 Adjacent to City Hall building; connected via new
pedestrian bridge
Lewis Avenue (Site 6) On-street 14 Adjacent to City Hall building; connected via new
pedestrian bridge
Public parking total 307
Sources: City of Atascadero and Google Street View
Figure 4 Summary of Private Parking
Location and Site Number Business Spaces Notes
El Camino Real and Highway
41 (Site 7) Citibank 35 Directly adjacent; no street crossing required
El Camino Real, across from
theater (Site 9)
Denny’s/Rabo
Bank 130 Marked pedestrian crossings with flashing beacons
ease connection across El Camino Real
Capistrano Avenue and
Highway 41 (Site 10)
Bank of
America 136 No direct pedestrian connection; consider installing
marked mid-block crossing
Capistrano Avenue and Lewis
Avenue (Site 11)
Offices and
public library 130 No direct pedestrian connection; consider installing
marked mid-block crossing
East Mall and El Camino Real
(Site 12) Century 21 25 New pedestrian bridge eases connection with Colony
Square
Private parking total 456
Sources: City of Atascadero and Google Street View
30
Colony Square Parking Study Update
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Figure 5 Existing and Proposed Parking and Development
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Peak Parking Demand
Weekday
Weekday parking demand by hour of the day and by use is shown in Figure 6 and Figure 7. Peak parking
demand is estimated at 363 spaces at 1 p.m. At this time, parking demand for retail and restaurant uses
is typically at its highest, while theater demand begins to pick up in the early afternoon. Office demand is
constant throughout the day beginning at about 8 a.m., but drops off significantly at 5 p.m. Residential
and hotel demand increases in the evening as residents and guests return home for the night.
As shown in Figure 7, estimated peak parking demand exceeds on-site supply by 47 spaces.
However, given the amount of public and private parking within a short walk, it is very likely that any
excess parking demand can be accommodated by the overall supply of parking. Figure 7 shows two
possible shared parking scenarios at the weekday peak period.
1. 100% of 307 public parking spaces are open and available to Colony Square patrons, resulting in a
total surplus of 260 spaces. This scenario assumes that no adjacent private parking is
available to Colony Square at 1 p.m.
2. 40% of 307 public parking spaces are open and available to Colony Square patrons, resulting in a
total surplus of 76 spaces. No existing parking demand data was available for the existing
parking lots, but given understanding of current parking demand in the area, this is a believed to
be a conservative assumption. This scenario assumes that no adjacent private parking is available
to Colony Square at 1 p.m.
Figure 6 Peak Weekday Shared Parking Demand by Use
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Figure 7 Peak Weekday Shared Parking Demand by Hour
Hour Demand
(A) On-site Supply
(B)
On-site
Surplus/Deficit
(C=B-A)
Total Off-site
Supply
(D)
Total
Surplus/Deficit
(E=C+D)
Total
Surplus/Deficit
(at 40%)1
(F=(E*.4)+C)
6:00 AM 145 316 171 307 478 294
7:00 AM 160 316 156 307 463 279
8:00 AM 195 316 121 307 428 244
9:00 AM 249 316 67 307 374 190
10:00 AM 289 316 27 307 334 150
11:00 AM 322 316 -6 307 301 117
12:00 PM 349 316 -33 307 274 90
1:00 PM 363 316 -47 307 260 76
2:00 PM 338 316 -22 307 285 101
3:00 PM 321 316 -5 307 302 118
4:00 PM 313 316 3 307 310 126
5:00 PM 330 316 -14 763 749 291
6:00 PM 326 316 -10 763 753 295
7:00 PM 337 316 -21 763 742 284
8:00 PM 356 316 -40 763 723 265
9:00 PM 335 316 -19 763 744 286
10:00 PM 258 316 58 763 821 363
11:00 PM 243 316 73 763 836 378
12:00 AM 176 316 140 763 903 445
1 Assumes 60% of off-site spaces are unavailable to Colony Square and/or occupied by visitors/patrons of other uses at all hours
of the day.
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Weekend
Weekday parking demand by hour of the day and by use is shown in Figure 8 and Figure 9. Peak parking
demand is estimated at 568 spaces at 8 p.m. At this time, parking demand for the theater is at its
highest, while residential and hotel demand is also reaching its peak as residents and guests return home
for the night. Office demand is very minimal on weekends.
As shown in Figure 9, estimated peak parking demand exceeds on-site supply by 252 spaces.
However, given the amount of public and private parking within a short walk, it is very likely that any
excess parking demand can be accommodated by the overall supply of parking. Figure 9 shows two
possible shared parking scenarios at peak period.
1. 100% of the 763 public and private parking spaces are open and available to Colony Square
patrons, resulting in a total surplus of 511 spaces.
2. 40% of the 763 public and private parking spaces are open and available to Colony Square
patrons, resulting in a total surplus of 53 spaces. No existing parking demand data was
available for the existing parking lots, but given understanding of current parking demand in the
area, this is a believed to be a conservative assumption.
Figure 8 Peak Weekend Shared Parking Demand by Use
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Figure 9 Peak Weekend Shared Parking Demand by Hour
Hour Demand
(A) On-site Supply
(B)
On-site
Surplus/Deficit
(C=B-A)
Total Off-site
Supply
(D)
Total
Surplus/Deficit
(E=C+D)
Total
Surplus/Deficit
(at 40%)2
(F=(E*.4)+C)
6:00 AM 164 316 152 763 915 457
7:00 AM 188 316 128 763 891 433
8:00 AM 224 316 92 763 855 397
9:00 AM 286 316 30 763 793 335
10:00 AM 334 316 -18 763 745 287
11:00 AM 374 316 -58 763 705 247
12:00 PM 422 316 -106 763 657 199
1:00 PM 518 316 -202 763 561 103
2:00 PM 532 316 -216 763 547 89
3:00 PM 494 316 -178 763 585 127
4:00 PM 491 316 -175 763 588 130
5:00 PM 517 316 -201 763 562 104
6:00 PM 536 316 -220 763 543 85
7:00 PM 526 316 -210 763 553 95
8:00 PM 568 316 -252 763 511 53
9:00 PM 544 316 -228 763 535 77
10:00 PM 467 316 -151 763 612 154
11:00 PM 413 316 -97 763 666 208
12:00 AM 267 316 49 763 812 354
2 Assumes 60% of off-site spaces are unavailable to Colony Square and/or occupied by visitors/patrons of other uses at all hours
of the day.
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Average Parking Demand
Weekday
Weekday parking demand by hour of the day and by use is shown in Figure 10 and Figure 11. Average
parking demand is estimated at 304 spaces at 1 p.m.
As shown in Figure 11, estimated average parking demand is less than on-site supply by 12
spaces. Figure 11 shows two possible shared parking scenarios at the weekday peak period.
3. 100% of 307 public parking spaces are open and available to Colony Square patrons, resulting in a
total surplus of 319 spaces. This scenario assumes that no adjacent private parking is
available to Colony Square at 1 p.m.
4. 40% of 307 public parking spaces are open and available to Colony Square patrons, resulting in a
total surplus of 135 spaces. No existing parking demand data was available for the existing
parking lots, but given understanding of current parking demand in the area, this is a believed to
be a conservative assumption. This scenario assumes that no adjacent private parking i s available
to Colony Square at 1 p.m.
Figure 10 Average Weekday Shared Parking Demand by Use
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Figure 11 Average Weekday Shared Parking Demand by Hour
Hour Demand
(A) On-site Supply
(B)
On-site
Surplus/Deficit
(C=B-A)
Total Off-site
Supply
(D)
Total
Surplus/Deficit
(E=C+D)
Total
Surplus/Deficit
(at 40%)3
(F=(E*.4)+C)
6:00 AM 145 316 171 307 478 294
7:00 AM 158 316 158 307 465 281
8:00 AM 188 316 128 307 435 251
9:00 AM 233 316 83 307 390 206
10:00 AM 263 316 53 307 360 176
11:00 AM 285 316 31 307 338 154
12:00 PM 302 316 14 307 321 137
1:00 PM 304 316 12 307 319 135
2:00 PM 272 316 44 307 351 167
3:00 PM 258 316 58 307 365 181
4:00 PM 252 316 64 307 371 187
5:00 PM 274 316 42 763 805 347
6:00 PM 269 316 47 763 810 352
7:00 PM 265 316 51 763 814 356
8:00 PM 274 316 42 763 805 347
9:00 PM 262 316 54 763 817 359
10:00 PM 211 316 105 763 868 410
11:00 PM 205 316 111 763 874 416
12:00 AM 153 316 163 763 926 468
3 Assumes 60% of off-site spaces are unavailable to Colony Square and/or occupied by visitors/patrons of other uses at all hours
of the day.
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Weekend
Weekday parking demand by hour of the day and by use is shown in Figure 12 and Figure 13. Average
parking demand is estimated at 454 spaces at 8 p.m.
As shown in Figure 13, estimated average parking demand exceeds on-site supply by 138 spaces.
However, given the amount of public and private parking within a short walk, it is very likely that any
excess parking demand can be accommodated by the overall supply of parking. Figure 13 shows two
possible shared parking scenarios at peak period.
5. 100% of the 763 public and private parking spaces are open and available to Colony Square
patrons, resulting in a total surplus of 625 spaces.
6. 40% of the 763 public and private parking spaces are open and available to Colony Square
patrons, resulting in a total surplus of 167 spaces. No existing parking demand data was
available for the existing parking lots, but given understanding of current parking demand in the
area, this is a believed to be a conservative assumption.
Figure 12 Average Weekend Shared Parking Demand by Use
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Figure 13 Average Weekend Shared Parking Demand by Hour
Hour Demand
(A) On-site Supply
(B)
On-site
Surplus/Deficit
(C=B-A)
Total Off-site
Supply
(D)
Total
Surplus/Deficit
(E=C+D)
Total
Surplus/Deficit
(at 40%)4
(F=(E*.4)+C)
6:00 AM 163 316 153 763 916 458
7:00 AM 183 316 133 763 896 438
8:00 AM 213 316 103 763 866 408
9:00 AM 258 316 58 763 821 363
10:00 AM 300 316 16 763 779 321
11:00 AM 330 316 -14 763 749 291
12:00 PM 359 316 -43 763 720 262
1:00 PM 423 316 -107 763 656 198
2:00 PM 426 316 -110 763 653 195
3:00 PM 390 316 -74 763 689 231
4:00 PM 392 316 -76 763 687 229
5:00 PM 415 316 -99 763 664 206
6:00 PM 433 316 -117 763 646 188
7:00 PM 431 316 -115 763 648 190
8:00 PM 454 316 -138 763 625 167
9:00 PM 433 316 -117 763 646 188
10:00 PM 381 316 -65 763 698 240
11:00 PM 351 316 -35 763 728 270
12:00 AM 229 316 87 763 850 392
4 Assumes 60% of off-site spaces are unavailable to Colony Square and/or occupied by visitors/patrons of other uses at all hours
of the day.
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CONCLUSION
Treating available parking as a common pool for adjacent users, rather than requiring each building to
supply a minimum number of parking spaces to support that particular land use, can maximize the
productive use of valuable land at colony Square, while reducing the cost to build new projects.
Shared parking agreements can contribute positively to the walkability and livability of mixed -use
neighborhoods or districts. Colony Square is estimated to generate parking demand greater than can be
met strictly by on-site supply at certain times and under certain conditions. Shared management of public
and private parking resources in the area will allow for Colony Square and the greater downtown to
accommodate on-site and spillover parking at all times .
The following strategies are recommended in order to support the function ing of Colony Square as a
“park-once,” shared parking district.
Identify and secure shared parking agreements with adjacent private parking facilities, especially
Sites 9, 10, and 11 (Figure 5), ensuring that existing tenant needs are not adversely impacted. The
peak demand for Colony Square does not match with the peak demand for these uses, offering great
opportunity to share supply. Valet parking for a future hotel offers a strong opportunity for shared
parking agreements within the area.
Continue to improve pedestrian connections to Colony Square from adjacent private parking lots,
especially across Capistrano Avenue and El Camino Real, to ensure safe and convenient access.
Clear signage is especially important to ensure legibility of parking availability and possible
restrictions in adjacent private lots. Effective wayfinding is also a high priority, highlighting new
connections to Sunken Gardens via the new pedestrian bridge.
Explore use of mobility programs on-site to reduce drive-alone trips, such as discounted transit
passes, flexible work schedules to reduce peak parking demand, carpool incentives, options to work
from home, and incentives for biking, walking, or taking transit.
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