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CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
REGULAR MEETING
Tuesday, May 15, 2018
6:00 P.M.
Historic City Hall Council Chambers
6500 Palma Avenue, 4th Floor
Atascadero, California 93422
CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairperson Jerel Seay
Vice Chairperson Tom Zirk
Commissioner Duane Anderson
Commissioner Ryan Betz
Commissioner Mark Dariz
Commissioner Josh Donovan
Commissioner Jan Wolff
APPROVAL OF AGENDA
PUBLIC COMMENT
(This portion of the meeting is reserved for per sons wishing to address the Commission on any
matter not on this agenda and over which the Commission has jurisdiction. Speakers are limited
to three minutes. Please state your name for the record before making your presentation. The
Commission may take action to direct the staff to place a matter of business on a future agenda.)
CONSENT CALENDAR
(All items on the consent calendar are considered to be routine and non-controversial by City staff
and will be approved by one motion if no member of the Commission or public wishes to
comment or ask questions.)
1. APPROVAL OF DRAFT MINUTES OF APRIL 17, 2018
PLANNING COMMISSION BUSINESS
City of Atascadero Planning Commission Agenda Regular Meeting, May 15, 2018
Page 2 of 4
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COMMUNITY DEVELOPMENT STAFF REPORTS
NONE
PUBLIC HEARINGS
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Prior to a project hearing Planning Commission Members must disclose any communications they have had on any
quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, Variances,
Conditional Use Permits, and Planned Development Permit s. This does not disqualify the Planning Commission
Member from participating and voting on the matter, but gives the public and applicant an opportunity to comment on
the ex parte communication.
(For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open
the public hearing and invite the applicant or applicant’s representative to make any comments. Members of the public
will be invited to provide testimony to the Commission following the applicant. Speakers should state their name for the
record and can address the Commission for three minutes. After all public comments have been received, the public
hearing will be closed, and the Commission will discuss the item and take appropriate ac tion(s).)
2. CONDITIONAL USE PERMIT FOR 7500 PORTOLA ROAD
3. CONDITIONAL USE PERMIT FOR 12405 SANTA LUCIA ROAD
Property Owner: Tom Carter, PO Box 1774, Atascadero, CA 93423
Project Title: PLN 2018-1682 – Conditional Use Permit
Representative: Emily Baranek, Jade Architecture
Project Location: 7500 Portola Road, Atascadero, CA
APN 054-085-016 (San Luis Obispo County)
Project
Description:
The proposed project includes a Conditional Use Permit for a Master Plan of
Development for a Residential Care Facility for the Elderly.
City Staff: Katie Banister, Assoc. Planner, kbanister@atascadero.org, Phone: (805)
470-3480.
Proposed
Environmental
Determination:
The project is categorically exempt from CEQA as a Class 32 exemption for
infill developments (CEQA Guidelines Section 15332.
Recommendation: Planning Commission adopt PC Resolution 2018-A, approving Conditional Use
Permit 2018-0322 for a Residential Care Facility.
Property
Owner/Applicant:
Lee Dugan, 12405 Santa Lucia Road, Atascadero, CA 93422
Project Title: PLN 2018-1694 – Conditional Use Permit
Project Location: 12405 Santa Lucia Road, Atascadero, CA
APN 055-431-001 (San Luis Obispo County)
Project
Description:
The proposed project includes a Conditional Use Permit for multiple accessory
structures on one property resulting in three (3) structures where two (2) are
normally allowed.
City Staff: Katie Banister, Assoc. Planner, kbanister@atascadero.org, Phone: (805)
470-3480.
City of Atascadero Planning Commission Agenda Regular Meeting, May 15, 2018
Page 3 of 4
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4. CONDITIONAL USE PERMIT AMENDMENT FOR 6901 AND 6903 EL CAMINO
REAL (COLONY SQUARE)
COMMISSIONER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next regular meeting will be on June 5, 2018, at 6:00 p.m. at City Hall Council
Chambers, 6500 Palma Avenue, Atascadero.
Please note: Should anyone challenge in court any proposed development
entitlement listed on this Agenda, that person may be limited to raising those
issues addressed at the public hearing described in this notice or in written
correspondence delivered to the Planning Commission at, or prior to, this public
hearing.
Proposed
Environmental
Determination:
The project is categorically exempt from CEQA as a Class 32 exemption for
infill developments (CEQA Guidelines Section 15332).
Recommendation: Planning Commission adopt PC Resolution 2018-A, approving Conditional Use
Permit 2018-0325 to allow multiple accessory structures.
Property
Owner/Applicant:
Jeff Nelson, The Oak Creek Company
Project Title: CUP 2004-0127 – Conditional Use Permit Amendment
Representative: Thom Jess, Arris Studio Architects
Project Location: 6901 and 6903 El Camino Real, Atascadero, CA
APN 029-361-041 (San Luis Obispo County)
Project
Description:
The proposed project includes a Conditional Use Permit 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 1st floor and an 89-room hotel on the 2nd
and 3rd floors. The hotel is proposed to utilize the existing shared parking within
Colony Square, existing on street parking within the downtown, and a valet
service.
City Staff: Callie Taylor, Sr. Planner, ctaylor@atascadero.org, Phone: (805) 470-3448.
Proposed
Environmental
Determination:
The proposed project is consistent with the certified Mitigated Negative
Declaration 2005-0020 prepared for the original Colony Square project.
Recommendation: Planning Commission adopt PC Resolution 2018-A, approving an Amendment
to Conditional Use Permit 2004-0127 for a boutique hotel.
City of Atascadero Planning Commission Agenda Regular Meeting, May 15, 2018
Page 4 of 4
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City of Atascadero
WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING
The Planning Commission meets in regular session on the first and third Tuesday of each month at 6:00 p.m. at City
Hall, Council Chambers, 6500 Palma Avenue, Atascadero. Matters are considered by the Commission in the order of
the printed Agenda.
Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on
file in the office of the Community Development Department and are available for public inspection during City Hall
business hours at the Front Counter of City Hall, 6500 Palma Avenue, Atascadero, and on our website,
www.atascadero.org. All documents submitted by the public during Commission meetings that are either read into
the record or referred to in their statement will be noted in the minutes and available for review in the Community
Development Department. Commission meetings are audio recorded, and may be reviewed by the public. Copies of
meeting recordings are available for a fee. Contact the City Clerk for more information (470-3400).
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City
meeting or other services offered by this City, please contact the City Manager’s Office or the City Clerk’s Office,
both at (805) 470-3400. Notification at least 48 hours prior to the meeting or time when servic es are needed will
assist the City staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting or
service.
TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA
Under Agenda item, “PUBLIC COMMENT”, the Chairperson will call for anyone from the audience having business
with the Commission to approach the lectern and be recognized.
1. Give your name for the record (not required)
2. State the nature of your business.
3. All comments are limited to 3 minutes.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any
other individual, absent or present.
This is when items not on the Agenda may be brought to the Commission’s attention. A maximum of 30 minutes will
be allowed for Public Comment Portion (unless changed by the Commission).
TO SPEAK ON AGENDA ITEMS (from Title 2, Chapter 1 of the Atascadero Municipal Code)
Members of the audience may speak on any item on the agenda . The Chairperson will identify the subject, staff will
give their report, and the Commission will ask questions of staff. The Chairperson will announce when the public
comment period is open and will request anyone interested to address the Co mmission regarding the matter being
considered to step up to the lectern. If you wish to speak for, against or comment in any way:
1. You must approach the lectern and be recognized by the Chairperson.
2. Give your name (not required).
3. Make your statement.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any
other individual, absent or present.
6. All comments limited to 3 minutes.
If you wish to use a computer presentation to support your comments, you must notify the Community Development
Department at 470-3402 at least 24 hours prior to the meeting. Digital presentations brought to the meeting should
be on a USB drive or CD. You are required to submit to the Recording Secretary a printed copy of your presentation
for the record. Please check in with the Recording Secretary before the meeting begins to announce your presence
and turn in the printed copy.
The Chairperson will announce when the public comment period is closed, and thereafter, no further public
comments will be heard by the Commission.
PC Draft Minutes of 4/17/18
Page 1 of 5
ITEM NUMBER:
1
DATE: 5-15-18
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT MINUTES
Regular Meeting – Tuesday, April 17, 2018 – 6:00 P.M.
City Hall Council Chambers
6500 Palma Avenue, Atascadero, California
CALL TO ORDER - 6:01 p.m.
Chairperson Seay called the meeting to order at 6:01 p.m. and Commissioner Donovan
led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Anderson, Dariz, Wolff, Vice Chairperson, and
Chairperson Seay
Absent: Commissioner Betz (excused absence)
Commissioner Zirk (excused absence)
Others Present: Recording Secretary, Annette Manier
Staff Present: Community Development Director, Phil Dunsmore
Associate Planner, Katie Banister
APPROVAL OF AGENDA
MOTION: By Commissioner Anderson and seconded by
Commissioner Wolff to approve the Agenda.
Motion passed 5:0 by a roll-call vote.
PUBLIC COMMENT
None
Chairperson Seay closed the Public Comment period.
CONSENT CALENDAR
1. APPROVAL OF DRAFT MINUTES OF APRIL 3, 2018
1
PC Draft Minutes of 4/17/18
Page 2 of 5
ITEM NUMBER:
1
DATE: 5-15-18
MOTION: By Commissioner Wolff and seconded by
Commissioner Anderson to approve the Consent
Calendar.
Motion passed 5:0 by a roll-call vote.
PLANNING COMMISSION BUSINESS
None
COMMUNITY DEVELOPMENT STAFF REPORTS
None
PUBLIC COMMENT
None
Chairperson Seay closed the Public Comment period.
PUBLIC HEARINGS
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Prior to a project hearing Planning Commission Members must disclose any communications they have had on any
quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, Variances,
Conditional Use Permits, and Planned Development Permits. This does not disqualify the Planning Commission
Member from participating and voting on the matter, but gives the public and applicant an opportunity to comment on
the ex parte communication.
(For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the
public hearing and invite the applicant or applicant’s representative to make any comments. Members of the public will be
invited to provide testimony to the Commission following the applicant. Speakers should state their name for the record
and can address the Commission for three minutes. After all public comments have been received, the public hearing will
be closed, and the Commission will discuss the item and take appropriate action(s).)
EX PARTE COMMUNICATIONS
Commissioners Anderson, Wolff and Chairperson Seay drove by the property.
2. CONDITIONAL USE PERMIT FOR 7060 ARTIGA LANE
Property Owner: John & Jessica Hager, Stephanie Neubauer
Project Title: PLN 2018-1692 – Conditional Use Permit
Project Location: 7060 Artiga Lane, Atascadero, CA
APN 049-331-018 (San Luis Obispo County)
Project
Description:
The proposed project includes a Conditional Use Permit for a 3 rd residential
accessory structure (BLD 2018-15654).
City Staff: Katie Banister, Assoc. Planner, kbanister@atascadero.org, Phone: (805)
470-3480.
Proposed
Environmental
Determination:
The project is categorically exempt from CEQA – Guidelines Section 15303.
Recommendation: Planning Commission adopt PC Resolution 2018-A, approving Conditional Use
Permit 2018-0324 for a 3rd residential accessory structure.
2
PC Draft Minutes of 4/17/18
Page 3 of 5
ITEM NUMBER:
1
DATE: 5-15-18
EX PARTE COMMUNICATIONS
None
Associate Planner Banister gave the staff report and recommended new Conditions, (not
published in the staff report) as follows:
Staff recommends Condition 6 be amended to read: Before the building permit for the
accessory dwelling unit may be finaled, the applicant shall reduce the size of the
conditioned space in the existing guest house (pool house) to 450 square f eet. The
bathroom with shower shall not be accessible from the interior of the structure.
AND
The Fire Marshal would like to add two new conditions: 1) If driveways serving new
structures exceed 150 feet in length, the applicant shall provide a fire truck turnaround
that meets City standards. 2) The applicant shall provide a fire hydrant installed to the
satisfaction of the City Fire Marshal.
Associate Planner Banister answered questions from the Commission.
PUBLIC COMMENT
The following members of the public spoke during public comment: John Hager, Charles
Bourbeau, Cheryl Hamon, Fred McGaughey, David Barkmann, Randy Reese, and
Bernadette Smith.
Chairperson Seay closed the Public Comment period.
Staff answered questions raised during public comment.
Chairperson Seay re-opened the Public Comment period:
The following members of the public spoke during public comment: John Hager and
Charles Bourbeau. John Hager answered questions from the Commission, and stated he
is willing to make the second home match the appearance of the main residence.
Chairperson Seay closed the Public Comment period.
Staff answered additional questions raised during public comment.
Chairperson Seay re-opened the Public Comment period:
The following members of the public spoke during public comment: John Hager and
Bernadette Smith.
Chairperson Seay closed the Public Comment period.
3
PC Draft Minutes of 4/17/18
Page 4 of 5
ITEM NUMBER:
1
DATE: 5-15-18
MOTION: By Commissioner Donovan and seconded by
Commissioner Dariz recommending the Planning
Commission adopt PC Resolution 2018-A,
approving PLN 2018-1692, a Conditional Use
Permit (CUP 2018-0324) allowing three accessory
structures on 7060 Artiga Lane, subject to findings
and conditions of approval, with the following
changes:
Condition 1 will change the “U” Occupancy
space in the Accessory Dwelling Unit (ADU)
from 944 square feet to 600 square feet.
Condition 6 shall state that before the building
permit for the ADU may be finaled, the applicant
shall reduce the size of the conditioned space
in the existing guesthouse (pool house) to 450
square feet. The bathroom with shower shall
not be accessible from the interior of the
structure. The studio may have a 21-foot long
wet bar with sink and dishwasher only. No
cooking facilities are permitted.
Condition 11 shall state that the siding and
(materials and roofing) of the ADU shall be
substantially the same as those of the existing
primary residence.
Condition 16 shall state that if driveways
serving new structures exceed 150 feet in
length, the applicant shall provide a fire truck
turnaround that meets City standards.
Condition 17 shall be added that states the
applicant shall provide a fire hydrant to the
satisfaction of the City Fire Marshal.
Motion passed 5:0 by a roll-call vote.
COMMISSIONER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Dunsmore announced that the next meeting on May 1, 2018 will be cancelled.
Director Dunsmore answered questions in regards to SB1069.
ADJOURNMENT – 7:43 p.m.
The next Regular meeting of the Planning Commission is scheduled for May 1, 2018, at
6:00 p.m. at City Hall, Council Chambers, 6500 Palma Avenue, Atascadero , but will be
cancelled. The next Regular meeting will be May 15, 2018.
4
PC Draft Minutes of 4/17/18
Page 5 of 5
ITEM NUMBER:
1
DATE: 5-15-18
MINUTES PREPARED BY:
____________________________
Annette Manier, Recording Secretary
Administrative Assistant
5
ITEM 2 | 5/15/2018
Park Place Residential Care Facility for the Elderly
PLN 2018-1682 / Thomas and Georgianna Carter
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 Planning Commission
Staff Report – Community Development Department
Park Place Residential Care Facility for the Elderly
(PLN 2018-1682)
RECOMMENDATION(S):
Staff recommends the Planning Commission adopt PC Resolution 2018 -A approving
Conditional Use Permit 2018-0322 for a 15-bed Residential Care Facility for the Elderly
(RCFE).
The Design Review Committee recommends the Planning Commission approve the
applicant’s site plan with several modifications.
Project Info In-Brief: The project is a Master Plan of Development for a residential care
facility for the elderly. The applicant proposes a 4,118 square -foot, 11-room facility with
capacity for 15 clients. Park Place will provide memory care.
PROJECT
ADDRESS: 7500 Portola Road Atascadero, CA APN 054-085-016
PROJECT
PLANNER:
Katie Banister
Associate Planner 470-3480 kbanister@atascadero.org
REPRESENTATIVE: Emily Baranek, Jade Architecture
PROPERTY
OWNER: Thomas and Georgianna Carter
GENERAL PLAN
DESIGNATION:
ZONING
DISTRICT:
SITE
AREA EXISTING USE PROPOSED USE
SFR-Z RSF-Z 1.38
Acres
Existing building
was previously a
preschool
Residential Care Facility
6
ITEM 2 | 5/15/2018
Park Place Residential Care Facility for the Elderly
PLN 2018-1682 / Thomas and Georgianna Carter
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ENVIRONMENTAL DETERMINATION
☐ Environmental Impact Report SCH: ___________________________
☐ Negative / Mitigated Negative Declaration No. ___________
☒ Categorical Exemption CEQA – Guidelines Section 15332
☐ Statutory Exemption §§ 21000, et seq & ________________________
☐ No Project – Ministerial Project
REPORT-IN-BRIEF:
The applicant proposes repurposing a portion of the existing structure, and adding
additional space to create an RCFE in the Residential Single-Family zoning district,
where such facilities are conditionally allowed. The facility will:
Be 4,118 square feet in size,
Have 11 bedrooms, and
Accommodate up to 15 memory care clients.
DISCUSSION:
Existing Surrounding Uses / Parcel Configurations:
Zoning Aerial (2014)
North: South: East: West:
RSF-Z RSF-Z RSF-Z and RSF-Y RS
RS
RSF-Z
RSF-Y
CR
RMF-10
7
ITEM 2 | 5/15/2018
Park Place Residential Care Facility for the Elderly
PLN 2018-1682 / Thomas and Georgianna Carter
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Background:
The existing structure was built as a church in the 1960’s and was used more recently
as a childcare center. City and County records indicate the site has not been used as a
residence in recent years. The Design Review Committee reviewed the physical design
of the project at their meeting February 28, 2018, and made recommendations
regarding, parking, fencing and building design for the consideration of the Planning
Commission. The applicant has been issued a demolition permit to demolish a portion
of the existing structure.
Summary:
The applicant proposes a Residential Care Facility for the Elderly (RCFE) for up to 15
memory-care clients.
Analysis:
RCFEs with 7 or more clients are a conditionally-allowed use in the residential zoning
districts.
Site Area
Atascadero Municipal Code (AMC) 9-6.135 requires a site area of at least 20,000
square feet. The proposed site is 1.38 acres, or approximately 6 0,000 square feet in
size.
Parking
AMC 9-6.134 requires off -street parking at a rate of 1 parking space for every 4 beds in
care facilities. A facility with 15 beds is required to provide at least 4 parking spaces.
Based on the parking needs of other RCFE facilities in Atascadero and the lack of any
viable on-street parking in the vicinity of the site, the Design Review Committee
recommends a minimum of 8 parking spaces be required for the project. AMC 9-4.119
requires parking areas with 3 or more parking spaces to provide a surface paved with
asphalt or concrete. AMC 9-4.115 allows the Planning Commission to modify the
parking requirements if specific findings can be made.
The applicant proposes a total of 9 parking spaces. Five angled parking spaces,
including one accessible space, are located at the front of the building on an asphalt
surface. Four additional parallel spaces a re proposed on a gravel or decomposed
granite (DG) surface at the rear of the graded portion of the site. Staff has provided
conditions in the draft resolution requiring at least 8 on-site parking spaces to be located
on a paved surface.
Signage
Very limited signage is allowed in the residential zoning districts without the approval of
a use permit. The applicant proposes one 6-foot tall free-standing sign with 24 square
feet of sign area. The proposed sign would be located within the front setba ck near the
driveway entrance to the site. Staff recommends the Planning Commission permit the
proposed sign. Staff has provided findings and conditions in the draft resolution
regarding the design and location of the sign.
8
ITEM 2 | 5/15/2018
Park Place Residential Care Facility for the Elderly
PLN 2018-1682 / Thomas and Georgianna Carter
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Fencing
The applicant has constructed a new 6-foot tall solid wooden fence on the site in
anticipation of the proposed care facility. The portion of the fence running parallel to
Portola Road is within the front setback. State regulations for memory care facilities
include fencing areas to which clients have access. The applicant has expressed a
desire to provide a peaceful outdoor area for clients with screening from Portola Road .
Due to the topography of the site, the fence is prominently visible from Portola Road.
Wooden Fence
(area in red circle is proposed to be moved back toward the building and replaced
with open metal fencing)
In the RSF-Z zoning district, AMC 9-4.128 allows fencing within the front setback up to 5
feet in height, if the top 2 feet of the fence are at least 80% transparent. Fences outside
the front setback may be 6 feet in height. The Planning Commission may modify
fencing requirements if specific findings are made. The Design Review Committee
recommends fencing within the front setback be a more open steel picket or other open
decorative fence. The decorative fence should also be used to wrap the most northern
wing of the building between Portola Road and the front door (see site plan). The DRC
further recommends wood fencing be used only outside the front setback and should
include a top rail for a more finished appearance.
Based on feedback from the DRC, the applicant has provided a site plan that shows
relocating the fence farther from the front property line near the front of the building
where it is closest to Portola Road. A portion of the wooden fence is proposed to
remain within the front setback, approximately 20 feet from the curb at the edge of
Portola Road at the top of a rise above the street.
9
ITEM 2 | 5/15/2018
Park Place Residential Care Facility for the Elderly
PLN 2018-1682 / Thomas and Georgianna Carter
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Staff has provided a condition in the draft resolution to move the wooden fence entirely
outside the front setback unless the portions in the setback are open metal picket or
similar.
Proposed fencing
AMC 9-4.128 requires a 6-foot tall solid fence or wall at the side and rear property lines
of nonresidential uses when adjacent to residential uses. The applicant proposes to
fence an outdoor recreation area for clients. The proposed building is about 75 feet
from the northern property line, 100 feet from the southern property line and at least 150
feet from the rear property line. The parking areas are closer to property lines. The
topography and existing vegetation in the area give the impression the facility is not
immediately visible to adjacent residences. Perimeter fencing may screen parking from
neighboring properties, but may detract from the rural character of the project. Staff
recommends the Planning Commission eliminate the perimeter fencing requirement
Open
decorative
fencing 6-foot tall
solid wood
fence
Front
property
line
Edge of
front
setback
10
ITEM 2 | 5/15/2018
Park Place Residential Care Facility for the Elderly
PLN 2018-1682 / Thomas and Georgianna Carter
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
based on the residential nature of the project and the existing site conditions . Findings
and conditions to make this modification are provided in the draft resolution.
Building Design
The applicant has provided a residential-scale single-story building with materials that
complement a residential character. The 16-foot tall building includes stucco siding with
stone veneer accents and comp-shingle roofing material. The Design Review
Committee recommends the smaller window in the portion of the front elevation closest
to the street be provided with the same decorative shutters as the nearby window in the
same facade.
Street Facing Elevation
(smaller window in red circle to receive shutters)
Garbage
The applicant has provided an enclosed garbage collection area with sufficient space
for a dumpster.
Landscaping
AMC 9-4.125 requires commercial projects to landscape setback areas, unused areas,
parking areas, and trash enclosures. Street trees are required along all public and
private streets. The Planning Commission may reduce the landscaping requirement
when specific findings can be made.
The applicant has provided a landscape plan for the project with an emphasis on the
front setback, within the fenced outdoor recreation area and at the front entry and rear
side of the building.
In order to provide an exit driveway designed to the satisfaction of the City Fire
Marshall, the applicant has proposed the driveway be located within the side setback of
the southern property line. Additionally, the project is located within a large-lot
residential zone. Neighboring properties are not generally landscaped at their
perimeters.
The proposed trash collection area is within the fenced area of the site and surrounded
by asphalt outside the fence.
11
ITEM 2 | 5/15/2018
Park Place Residential Care Facility for the Elderly
PLN 2018-1682 / Thomas and Georgianna Carter
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Staff recommends the Planning Commission eliminate the requirement to landscape the
side and rear property lines and the garbage enclosure given the rural residential nature
of the site. Staff has provided the required findings and proposed conditions in the draft
resolution.
Conclusion:
While the site is zoned Residential Single Family, the property has been used for non-
profit and commercial uses since the 1960’s. The scale of the proposed Residential
Care Facility for the Elderly is compatible with the neighborhood, and as conditioned,
will not have a detrimental effect on the area.
ENVIRONMENTAL DETERMINATION:
The proposed project is Categorically Exempt from the provisions of the California
Environmental Quality Act (California Public Resources Code §§ 21000, et seq.,
“CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000, et
seq.) pursuant to CEQA Guidelines Section 15332 as a class 32 exemption for in-fill
development projects. The project is consistent with the General Plan and zoning
regulations. The project is surrounded by u rban uses on a site less than 5 acres in size.
The site has no significant habitat for endangered or rare species. The project will not
result in significant effects to traffic, noise, air quality or water quality. Required utilities
and public services are available to the project.
FINDINGS:
To approve Conditional Use Permit 2018 -0322, the Planning Commission must make
the following findings. These findings and the facts to support these findings are
included in the attached resolution [Attachment 3].
Conditional Use Permit (AMC Section 9-2.110(b)(3)(iv)
1. The proposed project or use is consistent with the General Plan .
2. The proposed project or use satisfies all applicable provisions of the Zoning
Ordinance.
3. The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety or welfare of the general public or persons
residing or working in the neighborhood of the use, or be detrimental or injurious
to property or improvements in the vicinity of the use.
4. The proposed project or use will not be inconsistent with the character of the
immediate neighborhood or contrary to its orderly development.
5. The proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume of
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
the surrounding neighborhood that would result from full development in
accordance with the land use element.
6. The proposed project is in compliance with any pertinent city policy or criteria
adopted by ordinance or resolution of the city council.
Sign Limitation Modification (AMC Section 9-15.011)
1. The sign is consistent with the purposes set forth in AMC Section 9-15.002
2. The opportunity to combine signs for more than one (1) use on a single sign
structure has been considered.
3. For freeway-oriented signs, the sign area and height are the m inimum needed to
achieve adequate visibility along the freeway due to highway ramp loca tions and
grade differences.
Parking Requirement Modification (AMC Section 9 -4.115 (h)
1. That the characteristics of a use or its immediate vicinity do not necessitate the
number of parking spaces, type of design, or improvements required by the
Zoning Ordinance.
Fencing Requirement Modification (AMC 9-4.128 (b)(3)
1. That specifically identified characteristics of the site or site vicinity would make
required fencing or screening unnecessary or ineffective.
Landscaping Requirement Modification (AMC 9-4.128 (b)(3)
1. That the existing vegetation, topography or structural arrangement of the project
preclude the need for landscaping.
ALTERNATIVES:
1. The Planning Commission may include modifications to the project and/or
conditions of approval for the project. Any proposed modifications including
conditions of approval, should be clearly re-stated in any vote on any of the
attached resolutions.
2. The Planning Commission may determine that more information is needed on
some aspect of the project and may refer the item back to the applicant and staff
to develop the additional information. The Commission should clearly state the
type of information that is required. A motion, and approval of that motion, is
required to continue the item to a future date.
3. The Planning Commission may deny the project. The Commission must specify
what findings cannot be made, and provide a brief oral statement, based on the
Staff Report, oral testimony, site visit, correspondence, or any other rationale
introduced and deliberated by the Planning Commission.
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PLN 2018-1682 / Thomas and Georgianna Carter
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENTS:
Attachment 1: Site Photos
Attachment 2: Applicant’s Statement
Attachment 3: Draft Resolution 2018-A
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PLN 2018-1682 / Thomas and Georgianna Carter
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: Site Photos
PLN 2018-1682
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: Applicant’s Statement
PLN 2018-1682
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 3: Draft Resolution
PLN 2018-1682
DRAFT PC RESOLUTION 2018-A
CONDITIONAL USE PERMIT
RESOLUTION OF THE PLANNING COMMISSION
APPROVING A CONDITIONAL USE PERMIT
RESIDENTIAL CARE FACILITY FOR THE ELDERLY
CARTER / 7500 PORTOLA ROAD
PLN 2018-1682
WHEREAS, an application has been received from Thomas Carter, PO Box 1774,
Atascadero, CA 93423 (owner and applicant) to consider Planning Application PLN 2018-1682
for a conditional use permit on a 1.38-acre site located at 7500 Portola Road, Atascadero, CA
93422 (APN 054-085-016); and
WHEREAS, the General Plan land use designation of the site is Single-Family
Residential (SFR-Z); and
WHEREAS, the zoning district of the site is Residential Single-Family (RSF-Z); and
WHEREAS, Residential Care Facilities for the Elderly with seven (7) or more clients are
a conditionally allowed use in the Residential Single-Family zoning districts; and
WHEREAS, the proposed project qualifies for an Categorical Exemption consistent with
CEQA Guidelines Section 15332: infill development projects; and
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and
WHEREAS, the Design Review Committee reviewed the physical design of the project
at a timely and properly noticed meeting on February 28, 2018; and
WHEREAS, a timely and properly noticed public hearing was held by the Planning
Commission of the City of Atascadero at which hearing evidence, oral and documentary, was
admitted on behalf of said master plan of development; and
WHEREAS, the Planning Commission of the City of Atascadero, at a duly noticed
public hearing held on May 15, 2018, studied and considered PLN 2018-1682.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City
of Atascadero makes the following findings and determinations with respect to the proposed
conditional use permit:
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PLN 2018-1682 / Thomas and Georgianna Carter
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
SECTION 1. Findings of Environmental Exemption. The Planning Commission finds as
follows:
1. The proposed project is categorically exempt from the provisions of the California
Environmental Quality Act (California Public Resources Code §§ 21000, et seq.,
“CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000, et
seq.) pursuant to CEQA Guidelines Section 15332, for infill development projects. A
notice of exemption is included as Exhibit A.
SECTION 2. Findings for approval of conditional use permit. The Planning Commission
finds as follows:
1. The proposed project or use is consistent with the General Plan; and
Fact. The General Plan Housing Element acknowledges the population of Atascadero is aging
and identifies the need for assistance to this demographic. In 2001, only seven residential care
facilities were located in Atascadero. That number has increased in the intervening years, but
care facilities for the elderly are in demand. Land Use, Open Space and Conservation Element
Program 2.1.5 is to “Require Conditional Use Permit approval for social establishments,
including senior citizen facilities, in residential areas.”
2. The proposed project or use satisfies all applicable provisions of the Zoning Regulations
of the Atascadero Municipal Code; and
Fact. The proposed structure meets the general site requirements for a single family residence
(e.g. setback, height, lot coverage, driveway design, etc.).
3. The establishment, and subsequent operation or conduct of the use will not, because of
the circumstances and conditions applied in the particular case, be detrimental to the
health, safety or welfare of the general public or persons residing or working in the
neighborhood of the use, or be detrimental or injurious to property or improvements in
the vicinity of the use; and
Fact. The proposed facility is reasonably sized for a residentially zoned property. It is located
on Portola, a minor arterial road. The site has been used for commercial purposes since the
1960s. Entry and egress will be provided by a circular one-way driveway. The project will
provide adequate on-site parking.
4. The proposed project or use will not be inconsistent with the character of the immediate
neighborhood or contrary to its orderly development; and
Fact. The project will have a generally residential appearance. While a commercial use, the
project is a residential care facility and will be the temporary home for elders with memory care
needs.
5. The proposed use or project will not generate a volume of traffic beyond the safe capacity
of all roads providing access to the project, either existing or to be improved in
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
conjunction with the project, or beyond the normal traffic volume of the surrounding
neighborhood that would result from full development in accordance with the land use
element; and
Fact. The project is anticipated to generate 40 daily vehicle trips while a single family residence
is anticipated to generate 10 daily trips. Portola is a minor arterial road. B etween Carmelita and
Morro Road to the southeast of the site, Portola Road had an “A” level of service in 2001, with
3,100 annual average daily trips (AADT). Average daily trips in this stretch of road have not
greatly changed since 2001. The safe capacity of Portola Road will not be exceeded by an
additional 30 trips each day.
6. The sign is consistent with the purposes set forth in AMC Section 9-15.002.
Fact. As conditioned, proposed signage will not be a safety hazard. Planning services staff will
ensure the sign is given high-quality design. The sign lighting will be directed away from
neighboring properties. The sign will advertise for services offered on-site only. The sign size is
reasonable in relation to the size and speed of Portola Road. Staff review of the signage will be
content neutral.
7. The opportunity to combine signs for more than one (1) use on a single sign structure has
been considered.
Fact. Only one sign is proposed. No other commercial uses requiring signage are adjacent to the
site.
8. For freeway-oriented signs, the sign area and height are the minimum needed to achieve
adequate visibility along the freeway due to highway ramp locations and grade
differences.
Fact. The proposed sign is not freeway oriented.
9. The characteristics of a use or its immediate vicinity do not necessitate the number of
parking spaces, type of design, or improvements required by the Zoning Ordinance.
Fact. Portola Road is not wide enough to offer on-street parking; all parking must be
accommodated on site. The 9th Edition ITE Trip Generation Handbook anticipates assisted living
facilities with 15 beds will generate 40 vehicle trips each day. Other similarly-sized care facilities
in Atascadero have demonstrated the City’s parking requirement is likely inadequate for the
needs of the proposed facility.
10. Specifically identified characteristics of the site or site vicinity would make fencing or
screening requirements of the Zoning Ordinance unnecessary or ineffective
Fact. The project includes fencing around three sides of the proposed structure. Additional
fencing is unnecessary at the perimeter of the property. While 40 vehicle trips are anticipated
daily to the site, the parking areas, which will not be screened by a fence, are not anticipated to
have high parking turnover. The property slopes up to the rear property line. Existing trees and
this slope partially screen the proposed facility from the adjacent neighbors. Additional fencing
will detract from the generally open character of the neighborhood.
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
11. The existing vegetation, topography or structural arrangement of the project preclude the
need for landscaping.
Fact. The sides and rear of the property have existing naturalized vegetation that is generally
consistent with the landscaping of neighboring properties. These areas will not be highly visible
from public streets. The proposed landscaping plan emphasizes landscaping within the front
setback, which is the most visible area, and the interior fenced area, which will likely be the most
trafficked area of the site.
SECTION 7. Approval. The Planning Commission of the City of Atascadero, in a regular
session assembled on May 15, 2018 resolved to approve Conditional Use Permit 2018-0322,
subject to the following:
1. EXHIBIT A: Notice Of Exemption
2. EXHIBIT B: Conditions of Approval
3. EXHIBIT C: Site Plan
4. EXHIBIT D: Elevations
5. EXHIBIT E: Conceptual Floor Plan
6. EXHIBIT F: Conceptual Landscape Plan
7. EXHIBIT G: Conceptual Signage Plan
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ITEM 2 | 5/15/2018
Park Place Residential Care Facility for the Elderly
PLN 2018-1682 / Thomas and Georgianna Carter
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
On motion by Commissioner _____________ and seconded by Commissioner ______________
the foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT: ( )
ADOPTED:
CITY OF ATASCADERO, CA
______________________________
Jerel Seay
Planning Commission Chairperson
Attest:
______________________________
Phil Dunsmore
Planning Commission Secretary
\\cityhall\cdvlpmnt\- plns (pre 2018 projects)\- 18 plns\pln 2018-1682 rcfe portola\pc\pln 2018-1682_pc_sr_kb.docx
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ITEM 2 | 5/15/2018
Park Place Residential Care Facility for the Elderly
PLN 2018-1682 / Thomas and Georgianna Carter
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT A: Notice of Determination
PLN 2018-1682
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PLN 2018-1682 / Thomas and Georgianna Carter
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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ITEM 2 | 5/15/2018
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PLN 2018-1682 / Thomas and Georgianna Carter
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
26
ITEM 2 | 5/15/2018
Park Place Residential Care Facility for the Elderly
PLN 2018-1682 / Thomas and Georgianna Carter
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT B: Conditions of Approval
PLN 2018-1682
Conditions of Approval
Master Plan of Development
Residential Care Facility for the Elderly
7500 Portola Road
CUP 2018-0322
1. Conditional Use Permit 2018-0322 shall be for a master plan of development for a Residential Care Facility for the
Elderly use as described in attached Exhibits C, D, E, F, and G located at 7500 Portola Road, legally described as
Lot 12A, Block 5, Map Book 3AC, Page 4, Atascadero Colony, County of San Luis Obispo, California (assessor’s
parcel number 054-085-016), regardless of owner.
2. The approval of this use permit shall become final and effective for the purposes of issuing building permits
fourteen (14) days following the Planning Commission approval unless prior to the time, an appeal to the decision
is filed as set forth in Section 9-1.111(b) of the Zoning Ordinance.
3. The Community Development Department shall have the authority to approve minor changes to the project that (1)
modify the site plan of the project by less than 10%, (2) result in a superior site design or appearance, and/or (3)
address a construction design issue that is not substantive to the Conditional Use Permit.
4. Approval of this Conditional Use Permit shall be valid for twenty-four (24) months after its effective date. At that
time, the approval shall expire and become null and void unless the project has received a building permit or a time
extension.
5. The owner and applicant shall defend, indemnify, and hold harmless the City of Atascadero or its agents, officers,
and employees against any claim or action brought to challenge an approval by the City, or any of its entities,
concerning this conditional use permit.
Planning Services
6. The design and materials of the proposed care facility shall be consistent with elevations shown in Exhibit D. The
roof of the facility shall not exceed 20 feet of height. Roof mounted photovoltaic and/or other solar energy
collecting devices shall be subject to height limitations of the Atascadero Municipal Code and design review by
Planning Services staff. The smaller window in the eastern elevation shall be given shutters consistent with the
design and materials of other windows in the same elevation.
7. Stucco on the care-facility structure shall have a smooth finish.
8. Colors for the care facility shall be similar in tone, shade and intensity to those in Exhibit D, to be approved by
Planning Services Staff.
9. The project shall provide a minimum of 8 parking spaces located on a paved surface and consistent with parking
design standards of the Atascadero Municipal Code.
10. All solid fencing with a height exceeding 3 feet in height shall be located outside the front setback. Open,
decorative fencing with a design approved by Planning Services staff shall be permitted within the front setback.
11. Wooden fences shall not have a “dog-eared” design. They shall be given a horizontal top rail.
12. Landscaping shall be installed as generally shown in Exhibit F. Landscaping within the front setback shall be given
special attention to the satisfaction of Planning Services Staff to soften the appearance of the wooden fence where
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
parallel to Portola Road.
13. One freestanding sign with a maximum area of 24 square feet of sign area and 6 feet of height, generally
consistent with Exhibit G shall be permitted. The sign shall be located outside the public right of way, near the
more westerly driveway approach at a location to be approved by Planning Services staff. The sign shall be
installed in a location that does not impair sight distance for Portola Road.
The sign shall not be internally illuminated. Lights directed at the sign shall face downward and shall not spill light
onto neighboring properties.
14. All exterior lights shall be fully shielded to prevent light spill and subject to the standards of Atascadero Municipal
Code 9-4.137. Before building permits may be finalized, a nighttime inspection shall be required to ensure
compliance.
15. New utility service lines shall be installed underground.
Building Services
16. The project shall conform to all Building Code requirements including permitting, room sizes, restrooms, exiting,
accessibility, path of travel, etc. Inclusion of the floor plan with this conditional use permit does not provide relief
from standard Building Codes in place at the time of submittal of building permits.
The owner or applicant shall obtain a building permit prior to beginning any demolition or construction work on site.
17. The facility shall meet all accessible code requirements and Section 435 of the California Building Code (CBC).
Public Works
18. The property shall be attached to the City sewer or the project shall be subject to the Regional Water Quality
Control Board’s OWTS Policy for onsite septic systems.
Fire Department
19. The facility shall conform to all Fire Code and City Fire Department Policy requirements including, but not
limited to, driveway slope, width and length; fire truck turn around; location of fire hydrants; and fire sprinklers.
20. The driveway shall be designed to the satisfaction of the City Fire Marshall. It shall be at least 16 feet wide or
a fire department turnaround shall be provided.
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ITEM 2 | 5/15/2018
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PLN 2018-1682 / Thomas and Georgianna Carter
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT C: Site Plan
PLN 2018-1682
5 angled
parking
spaces
Front
entry
Four
parallel
parking
spaces
Garbage
collection
area
Within the front setback
the fencing shall be
open, decorative fence
General location of 6-foot tall
single-tenant freestanding sign
16-foot wide
driveway
29
ITEM 2 | 5/15/2018
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PLN 2018-1682 / Thomas and Georgianna Carter
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT D: Elevations
PLN 2018-1682
Provide
shutters
on smaller
window
30
ITEM 2 | 5/15/2018
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PLN 2018-1682 / Thomas and Georgianna Carter
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT E: Conceptual Floor Plan
PLN 2018-1682
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ITEM 2 | 5/15/2018
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PLN 2018-1682 / Thomas and Georgianna Carter
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT E: Conceptual Landscape Plan
PLN 2018-1682
Provide
adequate
landscaping to
soften the
appearance of
the wooden
fence
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ITEM 2 | 5/15/2018
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PLN 2018-1682 / Thomas and Georgianna Carter
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT G: Conceptual Signage Plan
PLN 2018-1682
33
ITEM 3 | 5/15/2018
Conditional Use Permit
PLN 2018-1694 / Dugan
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 Planning Commission
Staff Report – Community Development Department
PLN 2018-1694
Conditional Use Permit for a Third Accessory Structure
RECOMMENDATION(S):
Staff recommends the Planning Commission adopt PC Resolution 2018-A approving
Conditional Use Permit 2018-0325 to allow the construction of an accessory dwelling
unit (ADU) with an oversized garage, based on findings and subject to conditions of
approval.
Project Info In-Brief:
PROJECT
ADDRESS:
12405 Santa Lucia Road
(12415-Proposed) Atascadero, CA APN 055-431-001
PROJECT
PLANNER
Torina Wilson, Planning Intern
Katie Banister, Associate Planner 470-3480 twilson@atascadero.org
kbanister@atascadero.org
PROPERTY
OWNER Lee and Shannon Dugan, 12405 Santa Lucia, Atascadero, CA 93422
GENERAL PLAN
DESIGNATION:
ZONING
DISTRICT:
SITE
AREA EXISTING USE PROPOSED USE
Rural Estate (RE) Residential
Suburban (RS)
3.3
acres
Single-Family
Residence
Accessory Dwelling
Unit with Oversized
Attached Garage
ENVIRONMENTAL DETERMINATION
☐ Environmental Impact Report SCH: ___________________________
☐ Negative / Mitigated Negative Declaration No. ___________
☒ Categorical Exemption CEQA – Guidelines Section 15303
☐ Statutory Exemption §§ 21000, et seq & ________________________
☐ No Project – Ministerial Project
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ITEM 3 | 5/15/2018
Conditional Use Permit
PLN 2018-1694 / Dugan
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Surrounding Uses / Parcel Configurations:
Zoning Aerial
North: South: East: West:
Residential Suburban
(RS)
Residential
Suburban (RS)
Residential Suburban
(RS)
Residential
Suburban (RS)
Summary:
The applicant has applied for a building permit to construct a 1,198 square-foot ADU
with a 714 square-foot attached garage on a property with two existing detached
accessory structures.
Analysis:
The property has an existing single-family residence and two detached accessory
structures. The primary residence is 3,300 square feet in size with a 580 square-foot
attached garage. Detached accessory structures include a 1,592 square-foot garage
with utility restroom and a 600 square-foot pool house that is designed as a U-
occupancy (per the building code, U-occupancy spaces are considered non-habitable
and may not be used for living/sleeping purposes). A deed restriction was recorded
limiting the use of each of these structures to non-habitable uses.
Atascadero Municipal Code (AMC) Section 9-5.060 allows ADUs with a maximum size
of 1,200 square feet of habitable space with 500 square feet of attached U-occupancy
(garage) space. Attached garages that exceed 500 square feet are considered
accessory to the primary residence.
Unincorporated
RS
OS
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ITEM 3 | 5/15/2018
Conditional Use Permit
PLN 2018-1694 / Dugan
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
AMC 9-6.106 limits residential properties to a total of two detached accessory structures
unless the project receives approval of a Conditional Use Permit. The proposed ADU
complies with all setback, height, parking and other requirements of the Zoning
Ordinance with one exception. The applicant requests a use permit to deviate from the
maximum size of the attached garage (714 square feet where 500 square feet is
typically allowed), which would be the third accessory structure subordinate to the
primary residence. If approved, the project would result in a total of four structures.
12415 Santa Lucia
Primary Residence:
12405 Santa Lucia
Detached
Garage
Pool House
Proposed Accessory Dwelling
Unit: 12415 Santa Lucia
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ITEM 3 | 5/15/2018
Conditional Use Permit
PLN 2018-1694 / Dugan
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Proposed Site Plan
Tree #481
Proposed Residence,
Garage, Paving and Leach
Field
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ITEM 3 | 5/15/2018
Conditional Use Permit
PLN 2018-1694 / Dugan
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ENVIRONMENTAL DETERMINATION:
The project qualifies for a Class 3 Categorical Exemption from the California
Environmental Quality Act (CEQA Guidelines Section 15303, New Construction or
Conversion of Small Structures) for the construction of accessory structures including
garages.
FINDINGS:
To approve the Conditional Use Permit, the Planning Commission must make the
following findings. These findings and the facts to support these findings are included in
the attached draft resolution.
Conditional Use Permit (AMC Section 9-2.110(b).(3).(iv)
1. The proposed project or use is consistent with the General Plan .
2. The proposed project or use satisfies all applicable provisions of the Zoning
Ordinance.
3. The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety or welfare of the general public or persons
residing or working in the neighborhood of the use, or be detrimental or injurious
to property or improvements in the vicinity of the use.
4. The proposed project or use will not be inconsistent with the character of the
immediate neighborhood or contrary to its orderly development.
5. The proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume of
the surrounding neighborhood that would result from full development in
accordance with the land use element.
6. Any additional findings deemed necessary.
ALTERNATIVES:
1. The Planning Commission may include modifications to the project and/or
conditions of approval for the project. Any proposed modifications including
conditions of approval, should be clearly re-stated in any vote on any of the
attached resolutions.
2. The Planning Commission may determine that more information is needed on
some aspect of the project and may refer the item back to the applicant and staff
to develop the additional information. The Commission should clearly state the
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ITEM 3 | 5/15/2018
Conditional Use Permit
PLN 2018-1694 / Dugan
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
type of information that is required. A motion, and approval of that motion, is
required to continue the item to a future date.
3. The Planning Commission may deny the project. The Commission must specify
what findings cannot be made, and provide a brief oral statement, based on the
Staff Report, oral testimony, site visit, correspondence, or any other rationale
introduced and deliberated by the Planning Commission.
ATTACHMENTS:
1. Site Photos
2. Draft Resolution PC 2018-A
39
ITEM 3 | 5/15/2018
Conditional Use Permit
PLN 2018-1694 / Dugan
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: Site Photos
PLN 2018-1694
Tree #496
Existing Residence
Existing Residence
Proposed Accessory Dwelling Unit
(behind trees)
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ITEM 3 | 5/15/2018
Conditional Use Permit
PLN 2018-1694 / Dugan
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Existing Residence
Proposed Residence
Proposed Residence
41
ITEM 3 | 5/15/2018
Conditional Use Permit
PLN 2018-1694 / Dugan
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: Draft Resolution 2018-A
PLN 2018-1694
DRAFT RESOLUTION NO. PC 2018-A
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ATASCADERO, CALIFORNIA
APPROVING PLN 2018-1694, TO ALLOW THE CONSTRUCTION OF AN
OVERSIZED GARAGE ATTACHED TO AN
ACCESSORY DWELLING UNIT
12405 SANTA LUCIA ROAD (APN 055-431-001)
WHEREAS, an application was received from Lee Dugan, 12405 Santa Lucia Rd, Atascadero,
CA 93422 (owner); and by Nelson Bernal, NRB Drafting Services Inc, 2121 Pine St. “A”, Paso Robles,
CA 93446 (designer); for a conditional use permit to construct an accessory dwelling unit with an
oversized attached garage; and
WHEREAS, the property is in the Residential Suburban zoning district; and
WHEREAS, properties in the residential zoning districts are allowed a maximum of two
detached accessory structures unless a higher quantity is approved by the Planning Commission; and
WHEREAS, the property has two existing detached accessory structures; and
WHEREAS, garages attached to accessory dwelling units that exceed 500 square feet in size are
accessory to the primary residence; and
WHEREAS, the Planning Commission reviewed the proposed Conditional Use Permit
application on May 15, 2018, at 6:00 p.m. and considered testimony and reports from staff, the applicants,
and the public.
NOW THEREFORE, the Planning Commission of the City of Atascadero, California, takes the
following actions:
SECTION 1. Findings for Conditional Use Permit. The Planning Commission finds as
follows:
1. The proposed project or use is consistent with the General Plan; and
Fact: Land Use, Open Space and Conservation Element Program 2.1.7 allows residential second
units within all the single-family zoning districts. Land Use, Open Space and Conservation
Element Program 1.1.6 requires the size, use and appearance of accessory structures in the
residential zoning districts to be compatible with the surrounding neighborhood. The
neighborhood surrounding the subject property is large lot single-family residential in nature
with an eclectic mix of newer large homes and older more agrarian structures. The proposed
accessory dwelling unit will have the same architectural style and use the same materials as the
42
ITEM 3 | 5/15/2018
Conditional Use Permit
PLN 2018-1694 / Dugan
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
existing residence. Its appearance is consistent with the appearance of other structures in the
neighborhood.
2. The proposed project or use satisfies all applicable provisions of the Zoning Ordinance; and
Fact: As proposed, the project will meet the property’s setback, height and other site design
requirements. The use of the structure will be limited to uses permitted by the Zoning Ordinance.
The project, with Planning Commission approval of this conditional use permit, satisfies all
applicable provisions of the Zoning Ordinance related to residential accessory structures.
3. The establishment, and subsequent operation or conduct of the use will not, because of the
circumstances and conditions applied in the particular case, be detrimental to the health, safety or
welfare of the general public or persons residing or working in the neighborhood of the use, or be
detrimental or injurious to property or improvements in the vicinity of the use; and
Fact: The use of the accessory structures on the property include storage of vehicles and
miscellaneous items. These are typical uses in residential single-family neighborhoods. The
proposed structure will be constructed to meet the standards of the building code.
4. The proposed project or use will not be inconsistent with the character of the immediate
neighborhood or contrary to its orderly development; and
Fact: The proposed structure will be located towards the front of the property. Landscaping and
other architectural features shall be implemented to reduce the impact a front-lying structure
could have on the neighborhood. The proposed use of the structure is compatible with the
neighborhood.
5. The proposed use or project will not generate a volume of traffic beyond the safe capacity of all
roads providing access to the project, either existing or to be improved in conjunction with the
project, or beyond the normal traffic volume of the surrounding neighborhood that would result
from full development in accordance with the land use element; and
Fact: The property meets the requirements for an accessory dwelling units. The addition of an
oversized garage will not significantly increase the traffic in the neighborhood over that expected
for any accessory dwelling unit. The use of the structure will be similar to uses currently
occurring onsite.
6. The proposed project is in compliance with any pertinent City policy or criteria adopted by
ordinance or resolution of the City Council; and
Fact: Accessory dwelling units are permitted in the single-family residential districts.
SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a regular
session assembled on May 15, 2018 resolved to approve Conditional Use Permit 2018-0325, subject to
the following:
EXHIBIT A: Notice of Exemption
EXHIBIT B: Conditions of Approval
EXHIBIT C: Site Plan
EXHIBIT D: Elevational Drawings
43
ITEM 3 | 5/15/2018
Conditional Use Permit
PLN 2018-1694 / Dugan
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
On motion by Commissioner ____________________, and seconded by Commissioner
_________________________, the foregoing resolution is hereby adopted in its entirety by the following
roll call vote:
AYES: ( )
NOES: ( )
ABSENT: ( )
ABSTAINED: ( )
ADOPTED:
CITY OF ATASCADERO, CA
_________________________________________
Jerel Seay
Planning Commission Chairperson
ATTEST:
___________________________________
Phil Dunsmore
Planning Commission Secretary
44
ITEM 3 | 5/15/2018
Conditional Use Permit
PLN 2018-1694 / Dugan
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT A: Notice of Exemption
PLN 2018-1694 / CUP 2018-0325
45
ITEM 3 | 5/15/2018
Conditional Use Permit
PLN 2018-1694 / Dugan
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT B: Conditions of Approval
PLN 2018-1694 / CUP 2018-0325
Conditions of Approval
PLN 2018-1694 / CUP 2018-0325
12405 Santa Lucia Road
Oversized Accessory Structure attached to an Accessory Dwelling Unit
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Planning Services Conditions
1. This Conditional Use Permit shall allow the construction of an accessory dwelling unit with
714 square-foot attached garage at 12415 Santa Lucia Rd, and located on Lot 7 of Block
57, recorded in Map Book 3AC, Page 79 in the County of San Luis Obispo, California,
APN 055-431-001, regardless of owner.
Ongoing
2. The approval of this use permit shall become final and effective for the purposes of
issuing building permits fourteen (14) days following the Planning Commission approval
unless prior to the time an appeal to the decision is filed as set forth in Section 9-1.111(b)
of the Zoning Ordinance.
Ongoing
3. The Community Development Department shall have the authority to approve minor
changes to the project that (1) modify the site plan by less than 10%, (2) result in a
superior site design or appearance, and/or (3) address a construction design issue that is
not substantive to the conditional use permit. The Planning Commission shall have the
final authority to approve any other changes to the conditional use permit unless
appealed to the City Council.
BP
4. Approval of this Conditional Use Permit shall be valid for twenty-four (24) months after its
effective date. At the end of the period, the approval shall expire and become null and
void unless the project has received a building permit.
BP
5. The applicant shall defend, indemnify, and hold harmless the City of Atascadero or its
agents, officers, and employees against any claim or action brought to challenge an
approval by the City, or any of its entities, concerning the construction or use of the
detached accessory structure.
Ongoing
6. Architectural elevations shall be consistent with Exhibit D. The exterior building and roof
colors and materials shall be compatible with materials of the existing single family
residence.
BP / FI
7. All utilities servicing the accessory structure shall be installed underground. BP
8. All structures shall be placed a minimum of 30 feet from the edge of the reservation for
Graves Creek at the rear of the property. BP
9. Building height shall comply with the standards of the Zoning Ordinance. BP
10. The façade of the accessory dwelling unit facing Santa Lucia Road shall be either be
given architectural features resembling the front of a residence or be screened with
landscaping or other method to the satisfaction of the director of Community
Development.
BP
46
ITEM 3 | 5/15/2018
Conditional Use Permit
PLN 2018-1694 / Dugan
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Conditions of Approval
PLN 2018-1694 / CUP 2018-0325
12405 Santa Lucia Road
Oversized Accessory Structure attached to an Accessory Dwelling Unit
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Building Services Conditions
11. The applicant shall apply for and receive a building permit before construction of the
addition may begin (BLD 2018-15663 or similar).
BP
Public Works Department Conditions
12. All onsite septic disposal leach fields shall be placed a minimum of 100 feet from the edge
of the reservation for Graves Creek at the rear of the property.
BP
Fire Department Conditions
13. The detached accessory structure shall comply with all Fire Department standards and
requirements including for fire sprinklers; driveway length, width, surface and slope; dry
line; and fire truck turnaround.
BP
47
ITEM 3 | 5/15/2018
Conditional Use Permit
PLN 2018-1694 / Dugan
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT C: Site Plan
PLN 2018-1694 / CUP 2018-0325
Proposed Accessory
Dwelling Unit, Driveway,
and Leach Field
48
ITEM 3 | 5/15/2018
Conditional Use Permit
PLN 2018-1694 / Dugan
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT D: Elevations
PLN 2018-1694 / CUP 2018-0325
Rear Elevation (garage door)
Front Elevation facing Santa Lucia Road
Tile roof with color to match
primary residence
Stucco siding with
color to match
primary residence
Front façade to be screened or given features
typical for the front of a residence (e.g.
symmetrical windows and/or a door)
49
ITEM 3 | 5/15/2018
Conditional Use Permit
PLN 2018-1694 / Dugan
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Left: Elevation facing the Primary Residence
Right: Elevation facing Northern Neighbor
50
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Atascadero Planning Commission
Staff Report - Community Development Department
Conditional Use Permit 2004-0127 Amendment
Colony Square Hotel
RECOMMENDATION:
The Design Review Committee recommends:
Planning Commission adopt PC Resolution 2018-A, approving an amendment to the
Colony Square Master Plan of Development (Conditional Use Permit 2004-0127) to
allow a 3-story 89-room boutique hotel, based on findings and subject to Conditions of
Approval.
Project Info In-Brief:
PROJECT
ADDRESS:
6901 & 6903
El Camino Real
Atascadero,
CA APN 029-361-041
PROJECT
PLANNER
Callie Taylor,
Senior Planner 470-3448 ctaylor@atascadero.org
APPLICANT &
PROPERTY
OWNER
Jeff Nelson
The Oak Creek Company
GENERAL PLAN
DESIGNATION:
ZONING
DISTRICT: SITE AREA EXISTING USE PROPOSED USE
Downtown (D)
Downtown
Commercial
(DC)
0.98 acres
(area of
amendment)
Movie theater and
13,000 sq. ft. of
retail space. Subject
lot is currently
vacant
89 room hotel &
retail/restaurant
space
ENVIRONMENTAL DETERMINATION
☐ Environmental Impact Report SCH
☒ Negative / Mitigated Negative Declaration
☐ Categorical Exemption CEQA – Guidelines Section 153____
☐ Statutory Exemption §§ 21000, et seq & ________________________
☐ No Project – Ministerial Project
51
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
REPORT-IN-BRIEF:
The proposed project includes a Conditional Use Permit (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. Approved buildings B and
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. An updated
parking analysis has been completed which shows that the existing shared parking
within Colony Square, existing on-street parking within the downtown, and a valet
service are adequate to serve the proposed amendment.
DISCUSSION:
Existing Surrounding Uses / Parcel Configurations:
Existing Zoning Existing Aerial / Surrounding
North: South: East: West:
Downtown
Commercial,
Open Space
General
Commercial
Downtown Office Downtown
Commercial
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.
Subject lot
52
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Seven (7) new buildings, plus the pre-existing Creekside City Hall building and the
Round Table Pizza building, were included in the 2005 Master Plan of Development
approval. 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)
2005 Master Plan of Development Approved with CUP 2004-0127
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. 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. In 2012, the property owner submitted a CUP amendment to downsize
Temporary
53
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
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. 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 new owner has been working with City staff and the project
architect to explore ways to develop the L -shaped site for optimum use. W ith
construction of the Centennial Bridge now connecting 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 an amendment to add a boutique hotel with restaurant
spaces on the subject parcel.
ANALYSIS:
The owner has submitted an application to amend the Colony Square Master Plan of
Development to include a 3-story mixed-use building on the L-shaped lot which fronts
on El Camino Real and Atascadero Creek. Building B/C is proposed to include 9,800
sq. ft. of retail and restaurant space, plus a 10,475 sq. ft. hotel lobby and possible hotel
restaurant or event space on the first floor. An 89 -room boutique hotel is proposed on
the second and third floors, totaling 51,080 sq. ft. on the upper floors.
Due to the size of the overall 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 a shared parking plan is proposed. Design review of elevations and site plan is
required for all commercial projects. The Planning Commission is responsible for
reviewing the following requested entitlements:
1. Amendment of CUP
2. Parking reduction
3. Review of hotel use in downtown district
4. Evaluation of building architecture
The current proposal reflects an increase in size and square footage from the previously
approved 2012 master plan; however, the proposed changes are consiste nt with the
original 2005 project size and general building 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 re-introducing 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.
54
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
The proposed Master Plan of Development changes are limited to buildings B and C.
The center parcels, designated for Buildings F, G, and H, as well as the residential
building D located next to Capistrano, are not proposed for construction or modification
at this time.
DRC Review
The Atascadero Design Review Committee reviewed a preliminary concept plan for the
proposed hotel on October 11, 2017, and then reviewed an updated design and parking
study on April 11, 2018. The Committee recommended minor architectural changes
which were incorporated into the current proposal. The DRC recommended drop off
areas and valet services be provided for the hotel. The Porte-cochere drop off area was
added, as well as condition of approval that the owner obtains an agreement for offsite
parking for the hotel valet service.
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. The proposed buildings are
designed to fill the streetscape on the El Cam ino Real frontage between the project
entrance and the adjacent Vino Inn. A plaza and outdoor restaurant seating 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 through the
Centennial Bridge corridor, thereby fulfilling this key feature of the Colony Square
project concept. The hotel entrance and lobby are located at the corner, directly across
from the theater entrance. A large 4200 sq. ft. restaurant space is provided adjacent to
the creek, and 5,600 sq. ft. of smaller retail spaces are located near El Camino Real. A
roof top patio is proposed for the hotel.
55
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Ten (10) parking spaces are provided behind Building B, which is gener ally consistent
with previous site plan designs. A Porte-cochere provides a covered drop off area for
hotel guest registration and valet, as well as vehicular access to the rear parking.
Proposed Site Plan: Buildings B & C, 1st floor & parking area
56
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Architecture / Elevation Design
The elevation, design and massing of proposed Buildings B and 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. The design
meets the standards identified in the City’s Appearance Review Manual and the
Downtown Design Guidelines.
Proposed Elevation at Centennial Bridge landing
New restaurant with outdoor seating and plaza
57
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Proposed elevation across from Que Pasa: porte cochere & retail spaces
Proposed corner element for hotel entrance across from theater
.
58
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Parking
The parking analysis for Colony Square has been updated to incorporate the proposed
hotel use, as well as other changes to the Colony Square project. City staff and the
applicant worked with the parking demand consultant, Nelson Nygard, to identify both
peak demand and average parking demand for the project. It is important to note, that
the original approval of Colony Square did not intend to accommodate all parking on -
site. Instead, the project is designed to work as a downtown destination, served by a
series of external parking opportunities. The original and updated parking analysis
evaluates both Colony Square parking and area-wide parking opportunities.
There are 316 on-site parking spaces within Colony Square (including the
parking to be constructed within Building D for the residential units)
There are more than 300 public parking spaces and over 450 private,
unregulated spaces in nearby on- and off-street locations that could be utilized
to accommodate overflow parking at peak period s
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.
59
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
The parking study found that the available parking in the downtown close 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 Atascadero Municipal Code includes special allo wances 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 area s 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 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 reduc ed
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 are
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, the
Planning Commission is justified in making the findings necessary to approve the
parking plan and mix of uses within Colony Square as proposed. The downtown
area functions as a “parking district” and the new land uses will clearly have alternate
peak demands.
At the DRC’s direction, staff has included a condition of approval in the attached
resolution which requires an offsite parking agreement for valet services be obtained
prior to issuance of building permits for the new hotel.
60
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Proposed Environmental Determination
The proposed Conditional Use Permit Amendment is in substantial conformance with
Certified Mitigated Negative Declaration 2005-0020, approved for the original Colony
square project on August 16, 2005. The 2005 CEQA analysis considered impacts
which would result from a Master Plan of Development which included 199,690 total
square feet, including 67 residential units, 75,230 sq. ft. retail and restaurant, and
17,100 sq. ft. of office. The current proposed Master Plan of Development includes
189,335 total square feet. The retail and residential floor area has been reduced and
offices have been eliminated in exchange for the 89-room boutique hotel. The project
size, overall design, and location of the buildings are in substantial conformance with
the 2005 CEQA analysis. The original Mitigation Measures are included in the attached
resolution without changes.
Conclusion
The Colony Square project is considered an economic development hot spot and a
priority project for the City of Atascadero. A CUP amendment application has been
submitted for modifications to Buildings B and C within the Colony Square Master Plan
of Development. An 89-room, 3-story boutique hotel, as well retail and restaurant space
are proposed. The applicant has worked diligently with staff and the DRC on crafting the
site plan and architecture. The architecture, landscaping, and signage is consistent with
the intent of the Master Plan of Development. The proposed project continues to
accomplish the project objectives including:
Implementing the General Plan and Downtown Revitalization Plan;
Maximizes the property’s potential in manner consistent with the General Plan;
Broadens the City’s tax base by providing local and regional tax generating uses
through Transient Occupancy Tax (TOT);
Maximizes the economic viability of the vacant site;
Provides necessary adequate infrastructure and public amenities;
Locates a commercial project at the new Centennial Bridge landing to connect
the theater to the Sunken Gardens, consistent with the Downtown Revitalization
Plan.
The proposed amendment has been discussed by the DRC and is recommended for
approval. A parking analysis has been completed for the proposed amendment, which
shows that there is adequate parking within the downtown and on -site to serve the
project as proposed.
61
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
ALTERNATIVES:
1. The Commission may approve the CUP Amendment with modified project
conditions.
2. The Commission may continue the hearing and refer the item back to staff for
additional information or analysis. Direction should be given to staff and the
applicant on required information.
3. The Commission may deny the CUP Amendment if it is found to be inconsistent with
the General Plan or any of the other required findings. The Commission’s motion to
deny must include a finding basis for denial.
ATTACHMENTS:
Attachment 1: Location, General Plan, and Zoning Map
Attachment 2: Site Aerial
Attachment 3: Project Review Checklist
Attachment 4: 2018 Updated Parking Analysis
Attachment 5: Draft Resolution 2018-A
62
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Attachment 1: Location Map, General Plan and Zoning
Morro Rd.
CP
CR
Project Site RSF-Y DO DC OS DC DC
General Plan: DC - Downtown Commercial
Zoning District: D - Downtown
Project
Site
DC
RSF-Y
RMF-16
CR
DO
DC
P
RMF-16
OS
DC
DC
RMF-16
63
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Attachment 2: Site Aerial
Subject
lot
64
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Attachment 3: Project Review Checklist
Existing & Surrounding Information
Existing Uses: Vacant
Use Classification: Hotel / Retail / Restaurant Allowed ☐ Conditional ☒
Surrounding Uses /
Zoning District:
North: Downtown Commercial, Open Space
South: General Commercial
East: Downtown Office
West: Downtown Commercial
Colony house(s) on
property?
Yes ☐ No ☒ Notes:
Any existing structures
50 years or older?
Yes ☐ No ☒ Notes:
Does the site contain
any jurisdictional
waters? (blue line
creeks, wetlands, etc.)
☒ Atascadero Creek ☐ Graves Creek ☐ Paloma Creek
☐ Boulder Creek ☐ Other __Adjacent to creek_________
☐ N/A
Zoning Ordinance / Municipal Code Standards:
Does the proposed project
exceed the maximum density
allowed in the existing/proposed
zoning district?
Yes ☐ No ☒ Calculate density: 67 units on 8.14
acre master planned site
Basic Project Information
Project Number: Conditional Use Permit 2004-0127 Amendment
Planner: Callie Taylor, Senior Planner
Project Address: 6901 & 6903 El Camino Real
APN: 029-361-041
City: Atascadero County: San Luis Obispo
Site Area: 0.98 acres (area of amendment)
General Plan Designation: Downtown (D)
Zoning District: Downtown Commercial (DC)
Project Description: 9,800 sq. ft. of retail and restaurant space
89-room boutique hotel (51,080 sq. ft. of rooms on the upper floors
10,475 sq. ft. hotel lobby and hotel restaurant on first floor)
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What is the total non-residential
square foot (sf)?
☐N/A
Total Square Foot: 71,355 sq. ft. in Building B/C
Does the proposed project meet
setback standards?
(AMC 9-4)
☐N/A
Yes ☒ No ☐ If no explain:
Does the proposed project meet
maximum height standards?
(AMC 9-4)
☐N/A
Yes ☒ No ☐ If no explain:
If the proposed project requires
fencing, does it meet
standards? (AMC 9-4)
☐N/A
Yes ☒ No ☐ If no explain:
If the proposed project requires
landscaping, does it meet
standards?
(AMC 9-4 / AMC 8-10)
☐N/A
Yes ☒ No ☐ If no explain:
If the proposed project includes
a parking requirement, does it
meet standards? (AMC 9-4)
☐N/A
Yes ☐ No ☒ If no explain: Parking Analysis provided.
Shared parking for mixed use site and
downtown parking district allow reduction
to standard parking requirements for
shared use site
If the proposed project includes
lighting, does it meet
standards? (AMC 9-4)
☐N/A
Yes ☒ No ☐ If no explain:
Does the proposed project meet
established standards for uses
listed in AMC 9-6, if applicable?
☒N/A
Yes ☐ No ☐ If no explain:
Does the proposed project need
any other exceptions to the City
Zoning Ordinance?
Yes ☐ No ☒ If yes explain:
City Council Policy
Is the project applicable to any
of the following City Council
policies?
Inclusionary Housing ☐ Mixed-Use Processing ☒
Park / Creek Reservation ☐ Planned Development ☐
Prime Commercial Sites ☒
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ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Attachment 4: 2018 Updated Parking Analysis
See Attached
67
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.
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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.
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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.
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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
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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
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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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Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
ATTACHMENT 5: Draft Resolution PC 2018-A
Approval of Amendment to CUP 2004-0127 – Colony Square Master Plan of Development
DRAFT RESOLUTION PC 2018-A
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING AN
AMENDMENT TO CONDITIONAL USE PERMIT 2004-0127,
COLONY SQUARE MASTER PLAN OF DEVELOPMENT
APN 029-361-022, 036, 037, 038, 039, 041, 042, 043, 044 and 045
6901 - 6917 El Camino Real
(Colony Square, LLC)
WHEREAS, an application has been received from Jeff Nelson of The Oak Creek
Company, (21 E. Carrillo St, Suite 200 Santa Barbara, CA 93101), Owner, to consider an
Amendment to the Colony Square Master Plan of Development, Conditional Use Permit 2004-
0127 on an 8.14-acre site located at 6901 - 6917 El Camino Real (APN 029-361-022, 036, 037,
038, 039, 041, 042, 043, 044 and 045); and,
WHEREAS, the current General Plan Designation is Downtown (D); and,
WHEREAS, the current Zoning District is Downtown Commercial (DC); and,
WHEREAS, the proposed Conditional Use Permit Amendment is in substantial
conformance with Certified Mitigated Negative Declaration 2005-0020 prepared for the original
project and made available for public review in accordance with the requirements of the
California Environmental Quality Act (CEQA); and,
WHEREAS, a Conditional Use Permit is required for the mixed-use project in the
Downtown Commercial zoning district in order to establish a Master Plan of Development due to
the size of the development and the proposed hotel use; and,
WHEREAS, Appearance Review and consistency with the Atascadero Downtown
Revitalization Plan are considered for all projects in the Downtown Commercial zoning district;
and,
WHEREAS, the Atascadero Planning Commission first approved a Master Plan of
Development (CUP 2004-0127) for the Colony Square site on August 16, 2005; and,
WHEREAS, the Atascadero Design Review Committee discussed the proposed project
amendment on October 11, 2017, and on April 11, 2018, and recommends Planning
Commission approval of the project amendment, as conditioned; and,
83
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and
WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional
Use Permit Amendment application was held by the Planning Commission of the City of
Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said
Master Plan of Development Amendment; and,
WHEREAS, the Atascadero Planning Commission, at a duly noticed Public Hearing
held on May 15, 2018, studied and considered the Amendment to Conditional Use Permit 2004 -
0127, Colony Square Master Plan of Development; and,
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City
of Atascadero makes the following findings, determinations and approvals with respect to the
proposed Master Plan of Development amendment:
SECTION 1. Findings for Approval of Conditional Use Permit Amendment. The
Planning Commission finds as follows:
1. The proposed project or use is consistent with the General Plan and the City’s
Appearance Review Manual; and,
Fact. The proposed project amendment has been reviewed by the City’s Design
Review Committee and found to be consistent with the General Plan and the City’s
Appearance Review Manual. The design of the proposed hotel in Building B/C is
consistent with the design goals of the Colony Square Master Plan of Development,
and the goals, policies, and standards of the Downtown Revitalization Plan.
2. The proposed project or use satisfies all applicable provisions of the Title (Zoning
Ordinance); and,
Fact. The proposed project is located within the Downtown Commercial zoning
district. The proposed project complies with the development standards and all
applicable provisions of this the Ordinance.
3. The establishment, and subsequent operation or conduct of the use will not, because
of the circumstances and conditions applied in the particular case, be detrimental to
the health, safety, or welfare of the general public or persons residing or working in
the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use; and,
Fact. The proposed project will not be detrimental to the health, safety, and welfare
of the general public as outlined in the project’s certified mitigated negative
declaration.
4. The proposed project or use will be consistent with the character of the immediate
84
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
neighborhood and will not be contrary to its orderly development; and,
Fact. The proposed project amendment will add an 89-room boutique hotel above the
retail and restaurant spaces adjacent to El Camino Real and Atascadero Creek. The
use is consistent with the surrounding Colony Square development, and the adjacent
existing hotel use. The project provides a strong mix of retail, restaurants, and 24-
hour presence to add vibrant life and increased density to the area. The taller
buildings, increased density, and the boutique hotel will create a synergy of uses as
outlined in the Downtown Revitalization Plan.
5. The proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance
with the Land Use Element; and,
Fact. The proposed project square footage and density is consistent with the project
size analyzed in the 2005 mitigated negative declaration. Street improvements have
been installed to facilitate the size and density of development proposed, thereby
providing safe capacity for all roads providing access to the project.
6. The Master Plan of Development standards or processing requirements will enhance
the opportunity to best utilize special characteristics of an area and will have a
beneficial effect on the area; and,
Fact. The proposed project is in compliance with the City Council’s policy on prime
commercial sites. The Colony Square Master Plan of Development, as amended, will
enhance the opportunity to best utilize special characteristics of the area and will have
a beneficial effect on the downtown.
7. The characteristics of the use or its immediate vicinity do not necessitate the number
of parking spaces, type of design, or improvements required by the Zoning
Ordinance, and reduced parking will be adequate to accommodate all parking needs
generated by the use. The mixed-use site includes two (2) or more uses have distinct
and differing peak traffic usage periods. The downtown parking district provides
adequate parking within the limits of the district and the parking requirements of the
new use are accommodated by the parking district; and,
Fact. An updated parking demand analysis was completed for the proposed project
amendment. The analysis considered both peak demand and average demand for the
project. 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.
8. The proposed project is consistent with the Atascadero Downtown Revitalization Plan
Downtown Design Guidelines.
85
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Fact. The proposed project is in compliance with the type of uses, site and building
design, density, and connectivity outlined in the City’s Downtown Revitalization Plan
Downtown Design Guidelines.
SECTION 2. Approval. The Planning Commission of the City of Atascadero, in a
regular session assembled on May 15, 2018, resolved to approve an Amendment Conditional
Use Permit 2004-0127, Colony Square Master Plan of Development, subject to the following:
EXHIBIT A: Conditions of Approval / Mitigation Monitoring Program
EXHIBIT B-1, 2, 3: Master Plan of Development (Site Plan)
EXHIBIT C-1, 2, 3: Elevations
EXHIBIT D-1, 2: Buildings D & B/C Floor Plans
EXHIBIT E: Project Summary, Square Footage & Allowed Uses
EXHIBIT F: Color Board
EXHIBIT G-1, 2: Sign and Storefront Guidelines
EXHIBIT H-1, 2: Landscape Plan
EXHIBIT I: Granary Tree Plaza Concept
EXHIBIT J: Project Details
EXHIBIT K-1, 2: Character Photos
EXHIBIT L-1, 2, 3: As-built Photos: Buildings A, E, and Creekside Building
On motion by Commissioner _________, and seconded by Commissioner ___________ the
foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT: ( )
ADOPTED:
CITY OF ATASCADERO, CA
_____________________________
Jerel Seay
Planning Commission Chairperson
Attest:
____________________________
Phil Dunsmore
Planning Commission Secretary
86
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit A: 2018 Amended Conditions of Approval & 2004 Mitigation Monitoring Program
Colony Square Master Plan of Development, CUP 2004-0127 as Amended
2018 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed-Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended May 15, 2018
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Planning Services
1. This Conditional Use Permit shall be for 67 residential units, 58,250 66,780
square feet of retail/restaurant space, an 89-room hotel totaling 61,55
square feet, a 10-screen, 35,000 square foot movie theater, parking areas,
and landscaping on a 8.14-acre site as described on the attached exhibits
and located on parcel APN 029-361-022, 036, 037, 038, 039, 041, 042,
043, 044 and 045 regardless of owner. The existing Creekside temporary
City Hall building at 6907 El Camino Real is also included within the Master
Plan of Development.
Ongoing PS
2. The approval of a Conditional Use Permit Amendment shall become final
and effective for the purposes of issuing a construction permit or
establishing a nonstructural use fourteen (14) days following the Planning
Commission approval unless prior to that time an appeal to the decision is
filed as set forth in Section 9-1.111(b).
Ongoing PS
3. The Community Development Department shall have the authority to
approve the following minor changes to the project that (1) modify the site
plan project by less than 10%, (2) result in a superior site design or
appearance, and/or (3) address a construction design issue that is not
substantive to the Master Plan of Development.
The Planning Commission shall have the authority to approve any other
changes to the Master Plan of Development and any associated Tentative
Maps unless appealed to the City Council.
BP / Ongoing PS, CE
4. Approval of this Conditional Use Permit shall be valid for twelve (12)
months after its effective date. At the end of the period, the approval shall
expire and become null and void unless the project has received a building
(or demolition) permit. Any extension requests shall be forwarded to the
Planning Commission for approval.
BP / FM
Completed - CUP has
been vested with the
construction of
Building A
PS
5. The applicant shall defend, indemnify, and hold harmless the City of
Atascadero or its agents, officers, and employees against any claim or
action brought to challenge an approval by the city, or any of its entities,
concerning the subdivision.
Ongoing PS
6. All subsequent Tentative Map and construction permit applications shall be
consistent with the Master Plan of Development contained herein. All
construction, development, uses and parking shall be consistent with the
attached Exhibits.
BP / FM PS, CE
7. All landscaping, special paving treatment, pedestrian furniture, potted plant
accents, and public art/water elements shall be constructed and located as
Ongoing PS, CE
87
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
2018 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed-Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended May 15, 2018
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
shown on the Attached Master Plan of Development Exhibits and shall be
subject to staff approval.
8. Uses shall be restricted as shown in the allowable use table of the Master
Plan of Development (EXHIBIT EI). Office and service commercial uses
shall be restricted to the second floor except as noted in the project use
matrix.
Ongoing PS
9. All exterior elevations, finish materials and colors shall be consistent with
the Master Plan of Development as shown in EXHIBITS C, F and O with
the following modifications:
All exterior material finishes (siding, trim, doors, windows, light fixtures,
garage doors) shall be durable, high quality, and consistent with the
architectural appearance.
Decorative iron accents as shown on the proposed elevations shall be of
high architectural quality.
All trash storage, recycle storage, and air conditioning units shall be
screened from view behind architecturally compatible or landscaped
enclosures.
All utility doors (roll up or otherwise) shall be architectural grade and
painted to compliment the color scheme of the buildings.
Any proposed exterior street, pedestrian, or building mounted light fixtures
shall be of architectural grade and design and shall be compliment the
architectural style, subject to staff approval.
Stucco siding shall be smooth troweled or similar. No machine finishes will
be permitted.
Tile roofs shall be architectural grade.
BP
Ongoing
PS
10. In addition to the elevations and project details as shown in attached CUP
EXHIBITS C, L, and O and the sign guidelines included in the Master Plan
of Development EXHIBIT G, the following signage standards shall apply:
a) Each tenant shall be allowed a minimum of 20 square feet and a
maximum of 50 square feet of signage with the exception of the Movie
Theater signage and hotel signage detailed in the Master Plan of
Development. Larger signage area may be permitted with Design
Review Committee approval. All signage within the project shall require
staff approval through a building permit.
b) One wall sign shall be permitted for each business frontage facing a
public street, interior parking area, or public plaza. Additional wall
signs may be permitted for larger tenants if approved by the Design
Review Committee.
BP
Ongoing
PS
88
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
2018 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed-Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended May 15, 2018
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
c) Business shall be allowed a maximum of two out of the following three
sign types: awning, wall mounted, and projecting. Window decals and
other pedestrian oriented signage shall be permitted as allowed by
Atascadero Municipal Code Section 9-15.005 and may be installed in
addition to the aforementioned sign types.
d) Wall signage shall not be placed above the second floor sill unless
otherwise approved by staff.
e) Projecting signs shall be subject to the dimensions and clearances
identified in Municipal Code section 9-15.0005 (Downtown District Sign
regulations). Decorative projecting blade signs and other small scale
decorative pedestrian-oriented signs are encouraged and shall not
count against the maximum sign area allowance for a business as
identified in Section (a) above, subject to City Staff or Design Review
Committee approval.
f) The maximum sign area requirements stated above shall not apply to
the movie theater in Building A or the hotel in Building B/C. Any
proposed signage and/or exterior lights for the movie theater and the
hotel shall be reviewed by the Community Development Director for
consistency with the Master Plan of Development and the Downtown
Design Guidelines, prior to issuance of a building permit.
g) The movie theater tenant may install changeable copy marquee signs
that display information regarding the showing of movies.
h) The movie theater tenant may install blinking signs consistent with the
character of a historic style theater.
i) In addition to a City building permit, all tenant signs shall be approved
by the property owner or their designated representative. Signs shall
be in compliance with the recorded CC&R’s and the Sign Program
approved by the property owner. Tenant sign materials, colors,
finishes, dimensions, sign location and lighting shall be reviewed by the
project architect.
11. All site work, grading, and site improvements shall be consistent with the
Master Plan of Development as shown in attached EXHIBITS.
BP/FM
Ongoing
PS, BS, CE
12. Elements of the Granary Tree Memorial Plaza concept plan (EXHIBIT I)
shall be incorporated into the center Town Square plaza to fulfill the
conditions of Tree Removal Permit 2006-0097. The property owner shall
replant a 72-inch box valley oak replacement tree or equivalent size
within the plaza. This replanting shall be in lieu of the tree mitigation fee
for the three (3) tree removals (two black walnuts and one hazardous
granary tree) approved and removed with TRP 2006-0097. An
informational plaque describing the historical significance of the granary
trees and their connection to the De Anza expedition shall be
BP
Conditions carried
over from
TRP 2006-0097
PS
89
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
2018 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed-Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended May 15, 2018
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
incorporated into the plaza.
13. Trash enclosures shall be located near each building and designated for
each lease space at time of building permit issuance as shown on EXHIBIT
J. A trash enclosure shall be incorporated into Building B/C to serve the
hotel and all retail and restaurant uses within that building. Design and
sizing of the enclosures shall be reviewed by the Community Development
Departments and the Atascadero Waste Alternatives prior to issuance of
building permits for each new building. The building permit shall clearly
indicate which tenant spaces will use the corresponding dumpsters, and
trash enclosures shall be sized according to the number of tenants and
building square footage proposed for construction. Enclosures shall be
constructed of solid masonry with metal access gates and shall be
architecturally compatible with the surrounding buildings.
BP PS,
Waste Alt.
14. The second bay of the trash enclosure located next to the theater, between
Buildings A and E, shall be completed within six (6) months of approval of
this CUP Amendment (by February 7, 2013). The enlarged trash enclosure
shall contain all trash and recycling dumpsters for use by the theater, the
retail and restaurants in Building A, and Building E (Round Table Pizza). If
the enclosure cannot be completed within 6 months, a letter shall be
submitted to the Community Development Director to request an extension
and a proposed date of completion.
February 7, 2013
Completed
PS
15. The parking lots behind Building B and C shall include landscape buffers
along the rear property line to separate the paved parking spaces from the
adjacent lot, unless a shared access easement is obtained to provide
access to the adjacent lot. The landscape buffer shall be a minimum of
three (3) feet in width, plus tree wells, and shall be landscaped with shade
trees and drought tolerant shrubbery.
GP/BP PS
16. The width and design of the walkway between buildings F, G and H shall
be reviewed by the Community Development Department during building
permit submittal. The walkway shall be of adequate width and shall include
pedestrian friendly design features consistent with EXHIBIT L in order to
ensure it not feel dark or like solely a service alley.
GP/BP PS
17. Additional trees shall be planted throughout the main Town Square plaza,
walkways and patio areas near Building F, G and H, subject to staff
approval. A landscape plan shall be submitted for this lot with building
permits.
BP/FO PS
18. The applicant shall work with Community Development Department staff
during building permit submittal to finalize the architectural enhancements
and exterior paint colors on Building C2.
GP/BP
Deleted
PS
19. A final landscape and irrigation plan shall be approved prior to the issuance
of building permits, and as follows:
All exterior meters, air conditioning units and mechanical equipment shall
BP
Ongoing
PS, BS
90
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
2018 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed-Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended May 15, 2018
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
be screened with landscape material.
All areas shown on the landscape plan shall be landscaped by the
developer prior to the final of any single building permit on-site.
Street and parking lot trees shall be minimum 15-gallon size and double
staked.
20. Final selection of colors and materials identified in EXHIBIT C and F shall
be subject to staff approval.
BP
Ongoing
PS
21. Any future development signage shall be architecturally compatible with the
proposed buildings. All future signage shall be subject to the review and
approval of planning staff. No signage shall be placed above the first floor
roofline. No signage shall be permitted facing the proposed residential
uses unless approved by the Design Review Committee.
BP
Ongoing
PS
22. An accurate Tree Protection Plan shall be prepared for encroachment
within the drip line of native trees located on or adjacent to the subject
parcel. The applicant will contract with a certified arborist to monitor all
activity within the drip lines of existing native oak trees designated for
preservation.
GP/BP
Ongoing
PS
23. Prior to Final Map, the applicant shall submit Master CC&R’s for
maintenance of the commercial lots for review and approval by the
Community Development Department. The Master CC&R’s shall record
with the Final Map. The applicant may request deferring the Master
CC&R’s. Such a request shall be made in writing to the Community
Development Director and will be subject to a separate legal agreement
regarding the recordation timing of the Master CC&R’s and restriction on
the property prior to recordation of the Master CC&R’s. In no cases shall
any parcels be sold or transferred, or any structures finaled prior to
recordation of the Master CC&R’s. The Master CC&R’s shall include, but
are not limited to the following:
a) Provisions for maintenance of all common areas including landscaping,
exterior lighting, hardscape, plazas, street furniture, and parking
facilities;
b) Provisions and procedures for dedicated and shared parking spaces
for each building. Dedicated parking/easements shall be identified for
the two adjacent lots (Parcel 2 and parcel at the corner of El Camino
Real and HWY 41, currently Cowgirl Café and bank);
c) Maintenance and use provisions for all dedicated trash storage and
recycling for each commercial tenant;
d) Review and approval process for signage and awnings consistent with
Master Plan of Development;
Commercial / Master
CC&R’s
FM
Complete
PS
91
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
2018 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed-Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended May 15, 2018
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
e) Maintenance of roads and common utilities;
f) A detailed list of owner’s responsibilities for maintenance of the
individual buildings;
g) Provisions to ensure compliance with the Master Plan of Development,
including architectural standards;
h) Provisions to establish a Master Association to enforce CC&R’s.
24. A provision for review and approval by the City Community Development
Department for any changes to the CC&R’s that relate to the above
requirements prior to the changes being recorded or taking effect.
CC&R’s relating to the residential condos will be deferred until the
issuance of the residential unit building permits, or as approved by the
City Attorney. The deferred items shall include:
a) Homeowners Association shall be established;
b) Provisions for maintenance of all common areas including shared
residential courtyards and residential parking facilities, amenities, etc.;
c) Provisions and procedures for dedicated residential parking spaces;
d) A detailed list of each individual homeowner’s responsibilities for
maintenance of the individual units; and
e) Provision to ensure compliance with the Master Plan of Development.
Residential CC&R’s
Residential BP
PS
25. A Tentative Tract Map will be required and shall be consistent with all
provisions of the Master Plan of Development and conditions contained
herein and shall include the following:
Reciprocal access and parking easements shown on the face of the
map over common shared areas (exclusive of designated residential
parking facilities).
TTM /FM
Complete
PS/CE
26. The shared parking easement on APN 029-361-041 shall be modified and
recorded prior to issuance of a building permit for Building B/C (hotel) to
remove shared access and shared parking from the location of the
proposed building footprint.
BP PS
27. Prior to issuance of a building permit for the hotel, an off-site parking
agreement shall be obtained by the owner to provide a location for vehicle
parking associated with a hotel valet service.
BP PS
28. All fencing on site shall be maintained in good condition. Chain link fencing
shall not be located on site except during active construction periods.
Ongoing
Removal of chain
PS
92
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
2018 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed-Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended May 15, 2018
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
The exiting chain link fencing and shade cloths shall be removed from all
parcels within Colony Square within 2 months of the 2018 CUP amendment
approval. Where temporary fencing is necessary to prevent access (such
as at the property line between the project and Vino Inn and adjacent to
Round Table Pizza on the site of Building D) split rail fencing shall be
installed.
link within 2 months
of CUP approval
29. All vacant land that is not developed or does not have an active building
permit in process within one-year of the 2018 CUP amendment approval,
shall be landscaped.
Within 1 year of
CUP approval
PS
30. The building permit plans for the multi-story hotel building (Building B/C)
shall be designed to include a shaft space which can accommodate future
restaurant equipment to be installed in the lease space adjacent to
Atascadero Creek.
BP PS/BS
31. Approval of CUP 2004-0127 originally included the removal of 4 Native
Trees, totaling 82 inches dbh. The applicant shall be required to provide
native tree replantings on-site per the requirements of the Atascadero
Native Tree Ordinance prior to project completion. If the required number
of native tree replantings cannot be located on the subject site, tree
mitigation fees shall be paid by the property owner prior to final of the last
building.
Tree Removal Permit 2006-0097 was approved for the removal of one
hazardous Granary tree and two black walnuts. Mitigation for these three
tree removals shall include a replacement 72” box tree and a historic
informational plaque to be located at the center plaza (see Planning
Condition above and EXHIBIT I).
BP/FO PS
Fire Department Conditions
32. Drive aisles to the rear parking areas behind buildings B, C and D shall
be reviewed by the Fire Department during building permit submittal to
ensure adequate width for emergency access is provided.
BP
Ongoing
FD
City Engineer Conditions
PROJECT SPECIFIC CONDITIONS
Public Improvements (Project Frontage):
33. El Camino Real: The existing curb gutter and sidewalk along the project
frontage shall be replaced with materials and furniture from the approved
“Atascadero Streetscape” material and furniture. This will include pavers
and colored concrete sidewalk, street trees and grates, benches, street
lights, garbage cans and recycle containers.
BP, GP
Complete
CE
34. Storm water: Currently storm water enters the site from the main
driveway on El Camino Real in an uncontrolled fashion. This storm water
shall be collected in a storm drain inlet and drained to Atascadero Creek.
BP, GP
Complete
CE
93
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
2018 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed-Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended May 15, 2018
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
This can be accomplished in El Camino Real or through the project site.
35. Cooperation related to Public Improvements: The applicant shall
cooperate and provide any needed access to his property in regard to all
public improvements that may need to be installed, by the City, fronting
or adjacent to his property. This includes but is not limited to all
medians, sidewalks, streetscape and the pedestrian bridge.
BP, GP
Ongoing
CE
36. Driveway Closure: The project proposes to create a right in driveway
across El Camino Real for the current Denny’s restaurant and to
incorporate the left out component with Rabobank's driveway (the
driveways across El Camino Real shall line up with project's Driveway) in
order to improve traffic circulation and safety through the construction of
a center median in El Camino Real. Approval from both businesses and
all affected property owners must be obtained to complete this work. The
applicant shall acquire all easements, agreements, and or title interest in
offsite land in order to realign the driveways with the applicants proposed
driveway. The Applicant shall be responsible for any onsite private
improvements on the above mentioned landowner’s property. The
applicant shall provide the City with electronic and hard copies of all
approved public improvement plans.
FM
Completed
CE
37. Street repair: All trenches cuts or work in the asphalt surface shall be
repaired to Public Works Standards. All cuts will be saw cut square and
even. Small groups of cuts will not be allowed. The repair shall provide a
final smooth driving surface.
BP, GP
Ongoing
CE
38. Santa Ysabel Ave (SR 41) and Capistrano Ave.: All existing sidewalk,
curbs and gutter and curb ramps shall be smooth, and even without
uplifting or major cracks. Any facility not meeting this condition shall be
replaced. Public Improvement plans shall be submitted detailing the design.
BP, GP
Ongoing
CE
39. All public improvements shall be constructed in conformance with the City
of Atascadero Engineering Department Standard Specifications and
Drawings or as directed by the City Engineer. Any work on State Route
41/Santa Ysabel Ave shall be approved by Caltrans.
BP, GP
Ongoing
CE
Public Works Improvements (On Site):
40. All on-site public works improvements will meet City of Atascadero
Standards. This includes driveways, sidewalks, parking, drainage,
landscaping, lighting, and other public works facilities .
FM
Ongoing
CE
Drainage:
41. This project proposes to convey all storm water to Atascadero Creek in two
existing culvert systems. One is an existing 12 inch storm drain and the
other is (3) 60 inch storm drains.
BP, GP CE
94
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
2018 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed-Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended May 15, 2018
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
42. Drainage calculation. Drainage calculations shall be produced considering
all areas tributary to this property. These calculations shall be in
conformance to the City of Atascadero Engineering Standards. Submit
calculations to support the design of any structures or pipes. Closed
conduits shall be designed to convey the 10-year flow with gravity flow; the
25-year flow with head, and provide safe conveyance for the 100-year
overflow.
BP, GP
Completed
CE
43. A Storm Water Pollution Prevention Plan shall be produced and approved
by the Regional Water Quality Control Board and the City of Atascadero.
These plans shall recommend mitigation measure during and after
construction to eliminate point and non-point source pollution into
Atascadero Creek. A filter system, mechanical or non, shall be installed
with this project. This system shall comply with the intent of National
Pollution Discharge Elimination System, Phase II requirements.
BP, GP
Ongoing
CE
44. Obtain approval by the City Engineer of the grading & drainage plan and
the storm drain design & facilities.
Completed
45. Acquire drainage easements where needed. Drainage shall cross lot lines
only where a drainage easement has been provided.
BP, GP
Completed
WW
46. Concentrated drainage from off-site areas shall be conveyed across the
project site in drainage easements.
BP, GP
Completed
WW
Wastewater:
47. Drainage piping serving fixtures which have flood level rims located below
the elevation of the next upstream manhole cover of the public or private
sewer serving such drainage piping shall be protected from backflow of
sewage by installing an approved type backwater valve. Fixtures above
such elevation shall not discharge through the backwater valve.
BP, GP
Ongoing
WW
48. All sewer main taps will be done by the City of Atascadero. The developers
shall pay a sewer tap fee.
Ongoing
WW/CE
49. Sewer connection permit shall be issued separately (from building permit)
after public sewer extension has been completed and has received a
satisfactory final Public Works inspection. Final project inspection shall be
contingent upon completion of the public sewer extension and Public Works
final inspection.
BP, GP
Ongoing
CE
Solid Waste Conditions:
50. The City of Atascadero and the Atascadero Waste Alternative shall approve
the location, size and design of all solid waste facilities. The facilities shall
include room for recycling and green waste containers. The location of the
facilities will take into account the collection of the solid waste.
BP
Ongoing
CE/PS
Waste Alt.
STANDARD CONDITIONS
95
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
2018 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed-Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended May 15, 2018
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
51. In the event that the applicant is allowed to bond for the public
improvements required as a condition of this map, the applicant shall
enter into a Subdivision Improvement Agreement with the City Council.
FM
Completed
CE
52. An engineer’s estimate of probable cost shall be submitted for review
and approval by the City Engineer to determine the amount of the bond.
FM
Completed
CE
53. The Subdivision Improvement Agreement shall record concurrently with
the Final Map.
FM
Completed
CE
54. The applicant shall enter into a Plan Check/Inspection agreement with
the City.
BP
Completed
CE
55. The applicant shall acquire title interest in any off-site land that may be
required to allow for the construction of the improvements. The applicant
shall bear all costs associated with the necessary acquisitions. The
applicant shall also gain concurrence from all adjacent property owners
whose ingress and egress is affected by these improvements.
FM
Completed
CE
56. Slope easements shall be obtained by the applicant as needed to
accommodate cut or fill slopes.
FM
Completed
CE
57. Drainage easements shall be obtained by the applicant as needed to
accommodate both public and private drainage facilities.
FM
Completed
CE
58. A preliminary subdivision guarantee shall be submitted for review in
conjunction with the processing of the parcel map.
FM
Completed
CE
59. The Final Map shall be deemed acceptable to the City Engineer prior to
the map being placed on the agenda for City Council acceptance.
FM
Completed
CE
60. Prior to recording the Final Map, the applicant shall pay all outstanding
plan check/inspection fees.
FM
Completed
CE
61. Prior to recording the Final Map, the applicant shall complete all
improvements required by these Conditions of Approval or bond for
them.
FM
Completed
CE
62. Prior to recording the Final Map, the applicant shall set monuments at all
new property corners. A registered civil engineer or licensed land
surveyor shall indicate by certificate on the parcel map, that corners
have been set or shall be set by a date specific and that they will be
sufficient to enable the survey to be retraced.
FM
Completed
CE
63. Prior to recording the Final Map, the applicant shall submit a map drawn
in substantial conformance with the approved Tentative Map and in
compliance with all conditions set forth herein. The map shall be
submitted for review and approval by the City in accordance with the
Subdivision Map Act and the City's Subdivision Ordinance.
FM
Completed
CE
64. All existing and proposed utility, pipeline, open space, or other
easements are to be shown on the Final/Parcel map. If there are
FM
Completed
CE
96
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
2018 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed-Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended May 15, 2018
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
building or other restrictions related to the easements, they shall be
noted on the final/parcel map. The applicant shall show all access
restrictions on the Final/Parcel Map.
65. Prior to recording the Final Map, the applicant shall have the Map
reviewed by all applicable public and private utility companies (cable,
telephone, gas, electric, Atascadero Mutual Water Company). The
applicant shall obtain a letter from each utility company indicating their
review of the map. The letter shall identify any new easements that may
be required by the utility company. A copy of the letter shall be
submitted to the City. New easements shall be shown on the Parcel
Map.
FM
Completed
CE
66. Prior to the issuance of building permits the applicant shall submit plans
and supporting calculations/reports including street improvements,
underground utilities, composite utilities, and grading/drainage plans
prepared by a registered civil engineer for review and approval by the
City Engineer.
BP
Completed
CE
67. The applicant shall be responsible for the protection, relocation and/or
alteration of existing utilities.
FM
Ongoing
CE
68. The applicant shall install all new utilities (water, gas, electric, cable TV and
telephone) underground.
FM
Ongoing
CE
69. The applicant shall monument all property corners for construction control
and shall promptly replace them if disturbed.
FM
Ongoing
CE
70. Prior to issuance of building permits, the applicant shall submit a grading
and drainage plan with a separate sheet(s) devoted to sedimentation and
erosion control, prepared by a registered civil engineer for review and
approval by the City Engineer.
BP, GP
ongoing
CE
71. Prior to the final inspection, all outstanding plan check and inspection fees
shall be paid.
BP, GP
ongoing
CE
72. Prior to the final inspection, the applicant shall submit a written statement
from a registered civil engineer that all work has been completed and is in
full compliance with the approved plans and the Uniform Building Code
(UBC).
FM
ongoing
CE
Atascadero Mutual Water Company
73. Before the issuance of building permits, the applicant shall submit p lans
to AMWC for the water distribution facilities needed to serve the project.
AMWC shall review and approve the plans before construction begins on
the water system improvements. All water distribution facilities shall be
constructed in conformance with AMWC Standards and Details and the
California Waterworks Standards (Code of Regulations Title 22, Division
4, Chapter 16). All cross-connection devices shall conform to AWWA
and California Department of Health Services standards.
GP, BP
Completed
AMWC
97
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
2018 Amended Conditions of Approval /
2004 Mitigation Monitoring Program
Colony Square Mixed-Use Master Plan of Development
Conditional Use Permit 2004-0127
As Amended May 15, 2018
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
74. Before issuance of building permits, the applicant shall obtain a “Will
Serve” letter from AMWC for the newly created lots within the
subdivision.
GP, BP
Ongoing
AMWC
75. The water mains required to serve the project shall be laid out in a grid
or looped pattern and shall connect to the existing water mains system in
El Camino Real, Morro Rd., and Santa Ysabel Ave.
GP, BP
Completed
AMWC
76. The applicant shall provide AMWC with easements for those water
facilities proposed for operation and maintenance by AMW C that are
constructed outside of publicly maintained right -of-ways. AMWC shall
review the form and content of the easements before recordation.
GP, BP
Ongoing
AMWC
77. The applicant shall submit a hydraulic analysis with the first plan check
submittal of the water system improvements for the project. The
analysis should take into account the fire flows required by the Uniform
Fire Code and requirements of the California Waterworks Standards.
The applicant is responsible for designing and constructing water system
improvements that will provide water at pressures and flows adequate
for the domestic and fire protection needs of the project.
GP, BP
Completed
AMWC
78. The applicant shall obtain a separate landscape-irrigation meter(s) from
AMWC for the common areas within the project.
GP, BP
Ongoing
AMWC
79. Landscaping for the common areas shall be drought-tolerant.
GP, BP
Ongoing
PS
80. Before the installation of landscape, the Community Development
Department shall review and approve the irrigation and landscap e plans
for the project. The AMWC may review irrigation plan submittal to
include the following:
a) Landscape irrigation meter location and size.
b) Backflow prevention device type, location, and manufacturer.
c) Flow and precipitation rate for each circuit.
d) Irrigation schedules including schedules for establishment period and
post establishment period.
e) Total anticipated water application per circuit per month for both
schedules.
f) Total landscape water application.
g) Use drip irrigation where ever possible.
h) A check valve shall be installed on the lowest head in each sprinkler
circuit.
GP, BP
Ongoing
PS &
AMWC
98
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127 As Amended May 15, 2018
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
Mitigation Measures
AESTHETICS:
Mitigation Measure 1.c.1: The following landscape mitigations shall apply:
The project shall include landscaping of all common areas, including
slopes, streetscapes, parking lot shade trees and street trees.
The project shall include entryway feature landscaping and multi-family
common area landscaping.
All proposed on-site trees shall be 15-gallon minimum size, double-
staked. Street and parking lot trees shall be selected to provide shade
over paved areas and pedestrian pathways to reduce urban heat
buildup, improve air quality, and provide visual unity to the streetscape.
Common area and public outdoor furniture, lighting fixtures, trash
receptacles, and signage shall be of architectural quality and durability.
BP PS, BS, CE 1.c.1
Mitigation Measure 1.c.2: The proposed development shall include the use
of paint and roof colors designed to compliment the architectural theme
and reduce the potential for reflected light and glare.
BP PS, BS, CE 1.c.2
Mitigation Measure 1.c.3: Directional signage shall be incorporated into the
project in style and compatibility with the proposed project. Any sign
lighting shall be low-level external lighting.
BP PS, BS, CE 1.c.3
Mitigation Measure 1.d.1: On-site street and parking lot lighting shall be
designed to eliminate any off site glare. All exterior site lights shall utilize
full cut-off, “hooded” lighting fixtures to prevent offsite light spillage and
glare. Pedestrian luminaire pole heights shall not exceed 12 feet in height,
and all street and parking lot lighting shall not exceed 16 -feet in height, limit
intensity to 2.0 foot candles at ingress/egress, and shall otherwise be within
a range of 0.6 foot candle minimum to 1.0 maximum. Fixtures shall be
shield cut-off type and compatible with downtown setting, subject to staff
approval.
BP PS, BS, CE 1.d.1
Mitigation Measure 3.b: Each development phase shall be conditioned to
comply with all applicable District regulations pertaining to the control of
construction equipment exhaust emissions and fugitive dust (PM-10)
emissions from construction activities as contained in sections 6.3, 6.4 and
6.5 of the April 2003 Air Quality Handbook.
Section 6.3: Construction Equipment
Maintain all construction equipment in proper tune according to
manufacturer’s specifications.
Fuel all off-road and portable diesel powered equipment, including but
not limited to bulldozers, graders, cranes, loaders, scrapers, backhoes,
generator sets, compressors, auxiliary power units, with ARB certified
motor vehicle diesel fuel (Non-taxed version suitable for use off-road).
Maximize to the extent feasible, the use of diesel construction
equipment meeting the ARB’s 1996 or newer certification standard for
off-road heavy-duty diesel engines.
All on and off-road diesel equipment shall not be allowed to idle for
BP, GP PS, BS, CE 3.b
99
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127 As Amended May 15, 2018
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
more than 5 minutes. Signs shall be posted in the designated queuing
areas to remind drivers and operators of the 5 minute idling limit.
Install diesel oxidation catalysts (DOC), catalyzed diesels particulate
filters (CDPF) or other District approved emission reduction retrofit
services (Required for projects grading more than 4.0 acres of
continuously worked area). The determination of the quantity and type
of diesel emission control devices that are appropriate for the project
must be performed in consultation with APCD staff three months prior
the start of the construction phase. Some consideration will include:
amount of cut & fill, age of fleet, project duration and proximity to
sensitive receptors. The APCD is concerned about the proximity of
this redevelopment project to sensitive receptors such as Atascadero
Junior High School. Sensitive receptors may be a consideration in the
APCD’s decisions regarding the appropriate mitigation for the
construction phase diesel emissions.
Section 6.4: Activity Management Techniques
Develop a comprehensive construction activity management plan
designed to minimize the amount of large construction equipment
operating during any given time period.
Schedule construction truck trips during non-peak hours to reduce
peak hour emissions.
Limit the length of the construction workday period, if necessary.
Phase construction activities, if appropriate.
Section 6.5: Fugitive PM10
All of the following measures shall be included on grading, demolition and
building plan notes:
A. Reduce the amount of the disturbed area where possible.
B. Use of water trucks or sprinkler systems in sufficient quantities to
prevent airborne dust from leaving the site. Increased watering
frequency would be required whenever wind speeds exceed 15
mph. Reclaimed (non-potable) water should be used whenever
possible.
C. All dirt stockpile areas should be sprayed daily as needed.
D. Permanent dust control measures identified in the approved
project re-vegetation and landscape plans should be implemented
as soon as possible following completion of any soil disturbing
activities.
E. Exposed ground areas that are planned to be reworked at dates
greater than one month after initial grading should be sown with a
fast-germinating native grass seed and watered until vegetation is
established.
F. All disturbed soil areas not subject to re-vegetation should be
stabilized using approved chemical soil binder, jute netting, or
other methods approved in advance by the APCD.
BP,GP PS, BS, CE 3.b
100
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127 As Amended May 15, 2018
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
G. All roadways, driveways, sidewalks, etc., to be paved should be
complete as soon as possible. In addition, building pads should
be laid as soon as possible after grading unless seeding or soil
binders are used.
H. Vehicle speed for all construction vehicles shall not exceed 15
mph on any unpaved surface at the construction site.
I. All trucks hauling dirt, sand, soil, or other loose materials are to be
covered or should maintain at least two feet of freeboard
(minimum vertical distance between top of load and top of trailer)
in accordance with CVC Section 23114.
J. Install wheel washers where vehicles enter and exit unpaved
roads onto streets, or wash off trucks and equipment before
leaving the site.
K. Sweep streets at the end of each day if visible soil material is
carried onto adjacent paved roads. Water sweepers with
reclaimed water should be used where feasible.
L. The contractor or builder shall designate a person or persons to
monitor the dust control program and to order increased watering,
as necessary, to prevent transport of dust off site. The name and
telephone number of such persons shall be provided to the APCD
prior to land use clearance for map recordation and land use
clearance for finish grading of any structure.
Mitigation Measure 3.b.2: Demolition Activities
The project referral indicated that there are existing structures on the
proposed site that will be demolished. Demolition activities can have
potential negative air quality impacts, including issues surrounding proper
handling, demolition, and disposal of asbestos containing material (ACM).
Asbestos containing materials could be encountered during demolition or
remodeling of existing buildings. Asbestos can also be found in utility
pipes/pipelines (transite pipes or insulation on pipes). If utility pipelines are
scheduled for removal or relocation; or building(s) are removed or
renovated this project may be subject to various regulatory jurisdictions,
including the requirements stipulated in the National Emission Standard for
Hazardous Air Pollutants (40CFR61, Subpart M - asbestos NESHAP).
These requirements include but are not limited to: 1) notification
requirements to the District, 2) asbestos survey conducted by a Certified
Asbestos Inspector, and, 3) applicable removal and disposal requirements
of identified ACM. Please contact Tim Fuhs of the Enforcement Division at
781-5912 for further information.
BP, GP PS,BS, APCD 3.b.2
Mitigation Measure 3.b.3: Naturally Occurring Asbestos
The project site is located in a candidate area for Naturally Occurring
Asbestos (NOA), which has been identified as a toxic air contaminant by
the California Air Resources Board (ARB). Under the ARB Air Toxics
Control Measure (ATCM) for Construction, Grading, Quarrying, and
Surface Mining Operations, prior to any grading activities at the site, the
project proponent shall ensure that a geologic evaluation is conducted to
determine if NOA is present within the area that will be disturbed. If NOA is
not present, an exemption request must be filed with the District (see
BP, GP PS,BS, APCD 3.b.3
101
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127 As Amended May 15, 2018
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
Attachment 1). If NOA is found at the site the applicant must comply with
all requirements outlined in the Asbestos ATCM. This may include
development of an Asbestos Dust Mitigation Plan and an Asbestos Health
and Safety Program for approval by the APCD. Please refer to the APCD
web page at: http://www.slocleanair.org/business/asbestos.asp for more
information or contact Tim Fuhs of our Enforcement Division at 781-5912.
Mitigation Measure 3.b.4: Construction Phase Permitting :Portable
equipment, 50 horsepower (hp) or greater, used during construction
activities may require California statewide portable equipment registration
(issued by the California Air Resources Board) or a District permit. The
following list is provided as a guide to equipment and operations that may
have permitting requirements, but should not be viewed as exclusive.
Portable generators (50 hp or greater)
Concrete batch plants
Rock and pavement crushing
Tub grinders
Trommel screen
BP, GP BS, PS, CE,
APCD
3.b.4
Mitigation Measure 3.b.5: Provide Transit bus stop and transit stop
enhancements to serve project site.
BP, GP BS, PS, CE,
APCD
3.b.5
Mitigation Measure 3.b.6: Provide incentives to employees to
carpool/vanpool, take public transportation, telecommute, walk, bike, etc by
implementing the Transportation Choices Program. The applicant should
Contact SLO Regional Rideshare at 541-2277 to receive free consulting
services on how to start and maintain a program.
BP, GP BS, PS, CE,
APCD
3.b.6
Mitigation Measure 3.b.7: Provide pedestrian signage and signalization to
improve pedestrian safety.
BP, GP BS, PS, CE,
APCD
3.b.7
Mitigation Measure 3.b.8: Provide continuous pedestrian walkways
separated from the roadway by landscaping and on street parking, as
feasible.
BP, GP BS, PS, CE,
APCD
3.b.8
Mitigation Measure 3.b.9: Implement on-site circulation design element in
parking lots to reduce vehicle queuing and improve the pedestrian and
bicycle environment.
BP, GP, BS, PS, CE,
APCD
3.b.9
Mitigation Measure 3.b.10: Provide engineered connections between the
project and the existing network of bicycle routes/paths, as feasible.
BP, GP BS, PS, CE,
APCD
3.b.10
Mitigation Measure 3.b.11: Provide on-site long and short term secure
bicycle parking for residential and commercial elements of the project.
BP, GP BS, PS, CE,
APCD
3.b.11
Mitigation Measure 3.b.12: Include internal wiring/cable in dwelling units
and office buildings that enables multiple points where telecommuting,
telelearning and teleconferencing can occur simultaneously.
BP, GP BS, PS, CE,
APCD
3.b.12
Mitigation Measure 3.b.13: Increase the building energy efficiency rating by
10% above what is required by Title 24 requirements. This can be
accomplished in a number of ways (increasing attic, wall, or floor insulation,
installing double pane windows, using efficient interior lighting, etc.).
BP, GP PS, BS, CE,
APCD
3.b.13
102
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127 As Amended May 15, 2018
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
Mitigation Measure 3.b.14: Provide outdoor electrical outlets to encourage
the use of electric appliances and tools.
BP, GP PS, BS, CE,
APCD
3.b.14
Mitigation Measure 3.b.15: Use built-in energy efficient appliances. BP, GP PS, BS, CE,
APCD
3.b.15
Mitigation Measure 3.b.16: Use low energy parking lot and street lights. BP, GP PS, BS, CE,
APCD
3.b.16
Mitigation Measure 3.b.17: The following uses could be problematic if
residential quarters are included in the same building and are not
recommended by APCD:
Nail Salons
Dry-cleaners
Coffee Roasters
Gasoline Stations
Furniture refurbishing/refinishing
Any type of Spray Paint Operation
BP, GP PS, BS, CE,
APCD
3.b.17
BIOLOGICAL RESOURCES:
Mitigation Measure: 4.e.1: The Precise Grading Plan shall identify tree
protection fencing around the dripline of each existing on-site tree identified
for retention within 20 feet of construction activity.
BP, GP PS, BS 4.e.1
Mitigation Measure 4.e.2: The building permit site plan shall identify all
protection and enhancement measures recommended by the Certified
Arborist in the Tree Protection Plan which shall be submitted prior to permit
issuance. Tree protection fencing shall be installed at the locations
identified in the Tree Protection Plan and/or as recommended by the
project arborist.
BP, GP PS, BS 4.e.2
Mitigation Measure 4.e.3: Trees proposed for removal shall be replaced on
site as 15 gallon minimum size trees at a 4:1 ratio. All tree
impact/replacement mitigation shall be consistent with Atascadero
Municipal Code Section 9-11.105. The certified arborists report shall be
responsible for monitoring the project during all phases of construction
through project completion, as follows:
(a) A written agreement between the arborist and the developer outlining
an arborist monitoring schedule for each construction phase through
final inspection shall be submitted to and approved by planning staff
prior to the issuance of building/grading permits.
(b) Arborist shall schedule a pre-construction meeting with engineering
/planning staff, grading equipment operators, and the project
superintendent to review the project conditions and requirements prior
to any grubbing or earth work for any portion of the project site. All
tree protection fencing, root zone fencing trunk protection, and any
other precautions shall be installed for inspection during the meeting.
BP, GP PS, BS 4.e.3
103
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127 As Amended May 15, 2018
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
(c) As specified by the arborist report and City staff:
Prune all trees in active development areas to be saved for
structural strength and crown cleaning by a licensed and certified
arborist.
Remove all debris and spoils from the lot cleaning and tree
pruning.
In locations where paving is to occur within the tree canopy, grub
only and do not grade nor compact. Install porous pavers over a
three-inch bed of ¾ inch granite covered with one-inch pea gravel
for screeding. If curbs are required, use pegged curbs to secure
the porous pavers. Pegged curbs are reinforced six to eight curbs
poured at grade with a one-foot by one-foot pothole every four to
six linear feet.
All trenching or grading within the protected root zone area, outside
of the tree protection fence shall require hand trenching or preserve
and protect roots that are larger than 2 inches in diameter.
No grading or trenching is allowed within the fenced protected
area.
Any roots that are 4 inches in diameter or larger are not to be cut
until inspected and approved by the on-site arborist.
(d) Upon project completion and prior to final occupancy of any
development phase, final status report shall be prepared by the project
arborist certifying that the tree protection plan was implemented, the
trees designated for protection were protected during construction, and
the construction-related tree protection measures are no longer
required for tree protection.
Mitigation Measure 4.e.4: Grading and excavation work shall be consistent
with the City of Atascadero Tree Ordinance. Special precautions when
working around native trees include:
All existing trees outside of the limits of work shall remain.
Earthwork shall not exceed the limits of the project area.
Low branches in danger of being torn from trees shall be pruned prior
to any heavy equipment work being done.
Vehicles and stockpiled material shall be stored outside the dripline of
all trees.
All trees within the area of work shall be fenced for protection with 4 -
foot chain link, snow or safety fencing placed per the approved tree
protection plan. Tree protection fencing shall be in place prior to any
site excavation or grading. Fencing shall remain in place until
completion of all construction activities.
Any roots that are encountered during excavation shall be clean cut by
hand and sealed with an approved tree seal
BP,GP PS,BS 4.e.4
104
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127 As Amended May 15, 2018
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
GEOLOGY AND SOILS:
Mitigation Measure 6.b.1: The Building Permit Application plans shall
include erosion control measures to prevent soil, dirt, and debris from
entering the storm drain system during and after construction. A separate
plan shall be submitted for this purpose and shall be subject to review and
approval of the City Engineer at the time of Building Permit application.
GP PS, BS, CE 6.b.1
Mitigation Measure 6.b.2: All cut and fill slopes shall be treated with an
appropriate erosion control method (erosion control blanket, hydro-mulch,
or straw mulch appropriately anchored) immediately after completion of
earthwork between the months of October 15 through April 15. All
disturbed slopes shall have appropriate erosion control methods in place.
Duration of the project: The contractor will be responsible for the clean-up
of any mud or debris that is tracked onto public streets by construction
vehicles.
GP PS, BS, CE 6.b.2
Mitigation Measure 6.c.d.1: A site-specific soils report shall be required to
be submitted with a future building permit by the community development
department. The building plans will be required to follow the
recommendations of the soils report to assure safety for occupants and
buildings.
BP, GP PS, BS, CE 6.c.d.1
HYDROLOGY AND WATER QUALITY:
Mitigation Measure 8e.f.1: A Storm Water Pollution Prevention Plan
(SWPPP)/Erosion Control Plan shall be submitted by the applicant and
reviewed and approved by the City Engineer prior to the issuance of the
building permit. The plan shall include storm water measures for the
operation and maintenance of the project for the review and approval of the
RWQCD and the City Engineer. The Building Permit application plans
shall identify Best Management Practices (BMPs) appropriate to the uses
conducted on site that effectively prohibit the entry of pollutants into storm
water runoff.
TO, FI PS, BS, FD 8.e.f.1
Mitigation Measure 8.e.f.2: The developer is responsible for ensuring that
all contractors are aware of all storm water quality measures and that such
measures are implemented. Failure to comply with the approved
construction Best Management Practices will result in the issuance of
correction notices, citations, or stop work orders.
GP PS, BS, CE 8e.f.2
Mitigation Measure 8.e.1: The proposed storm drain system, including the
on-site drainage basins, shall be designed per the City of Atascadero
Engineering standards, subject to review and approval of the City
Engineer.
GP PS, BS, CE 8.e.1
NOISE:
Mitigation Measure 11.a.b.1: All construction activities shall comply with
the City of Atascadero Noise Ordinance for hours of operation. Failure to
comply with the noise ordinance may result in withholding of inspections
and possible construction prohibitions, subject to the review and approval
of the Community Development Director, and in addition to penalties
identified in the Ordinance.
GP, BP PS, BS, CE 11.a.b.1
105
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
2004 Mitigation Monitoring Program
Colony Square Mixed Use Master Plan of Development
Conditional Use Permit 2004-0127 As Amended May 15, 2018
Timing
GP: Grading Permit
BP: Building Permit
SIP: Subdivision
Improvement Plans
FM: Final Map
TO: Temporary Occupancy
FI: Final inspection
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
AMWC: Water Comp.
Mitigation
Measure
TRANSPORTATION/TRAFFIC:
Mitigation Measure 15.f.1: The project entrance on El Camino Real shall
operate at Level of Service “C” or better during am and pm peak hour traffic
flow. The existing driveways across El Camino Real from the project
entrance, Denny’s Restaurant and Rabobank, shall be incorporated into
one driveway that is directly across the entrance. Landscaped medians
with turn pockets will be placed on El Camino Real to control turning
movements.
Traffic signal or other traffic control device may be placed in order to
achieve Level of Service “C”. This device shall be approved by Caltrans
and Public Works to be sure it does not conflict with existing traffic control
on El Camino Real.
BP, CE PS, BS, CE 15.f.1
Mitigation Measure 15.f.2: A pedestrian crossing shall be constructed
across El Camino Real. This pedestrian crossing will be designed and
constructed to allow pedestrians sufficient time to cross El Camino Real
and provided sufficient site distance and warning for vehicles to stop for the
pedestrians. A refuge area will be placed in the median in El Camino Real
for pedestrians.
BP, CE PS, BS, CE 15.f.2
Mitigation Measure 15.f.4: The intersection of Capistrano, Lewis Avenue,
and the project entrance shall be a 4 way stop with crosswalks.
BP, CE PS, BS, CE 15.f.4
Mitigation Measure 15.f.5: A transit stop shall be incorporated into the
project frontage along El Camino Real. The transit stop shall have a turn
out, signage and shelter designed to City Standards and approved by
Atascadero Transit.
BP, CE PS, BS, CE 15.f.5
Mitigation Measure 15.f.6: Passenger drop off zone will be incorporated
into the project frontage on El Camino Real. This drop off zone will not
conflict with the transit stop.
BP, CE PS, BS, CE 15.f.6
Mitigation Measure 15.f.7: The interior circulation system shall allow
vehicles to access to the 3 project driveways with clear and unobstructed
travel. The parking lot and parking spaces shall be designed per the
Municipal Code 9-4. Parking spaces shall be set back far enough from the
project entrances to allow vehicles to enter the site without having to wait
on the City street for vehicles backing out of parking spaces.
BP, CE PS, BS, CE 15.f.7
Mitigation Measure 15.f.8: The project applicant shall acquire one or more
written legal parking agreements with property owners of adjacent or
nearby parking sites for an amount to satisfy maximum peak parking
demands (as identified in Table B) during any day of the week. The
parking agreement shall be approved by the City prior to issuance of
building permit.
BP, CE PS, BS, CE 15.f.8
106
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit B-1: Master Plan of Development
Colony Square, CUP 2004-0127 as Amended 5/15/18
This area superseded by
2012 amendment (Exhibit
B-2) and 2018 amendment
(Exhibit B-3)
107
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit B-2: Master Plan of Development – Buildings F, G, & H
Approved by 2012 CUP Amendment
Area of 2012
amendment
Buildings F, G, & H
108
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit B-3: Master Plan of Development – Building B/C
Approved by 2018 CUP Amendment
109
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit C-1: Elevations – Buildings F, G, & H
Approved by CUP Amendment 2012
110
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit C-2: Elevations – Building B/C
Approved by CUP Amendment 2018
111
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
112
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit C-3: Elevations – Building D
(As approved 2005 by original CUP)
113
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit D-1: Building D Floor Plans & Sections
(As approved 2005 by original CUP)
First Floor Building D
Second and third floors
Building D
114
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit D-2: Building B/C Floor Plans
(As approved 2018 CUP Amendment)
First Floor Building B/C
Second & Third Floors
Building B/C
Rooftop deck
Building B/C
115
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
116
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit E: Project Summary, Square Footage & Allowed Uses
Colony Square, CUP 2004-0127 as Amended 5/15/18
117
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit F: Color Board
Colony Square, CUP 2004-0127 as Amended 5/15/18
Building C2:
Benjamin Moore
HC-52 Ansonia Peach
118
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit G-1: Sign & Storefront Guidelines
Colony Square, CUP 2004-0127 as Amended 5/15/18
119
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit G-2: Sign & Storefront Guidelines (Building A Example Diagrams)
Colony Square, CUP 2004-0127 as Amended 5/15/18
120
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit H-1: Landscape Plan (carried over from original CUP)
Colony Square, CUP 2004-0127 as Amended 5/15/18
121
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit H-2: Landscape Plan Detail (carried over from original CUP)
Colony Square, CUP 2004-0127 as Amended 5/15/18
122
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit I: Granary Tree Plaza Concept
Carried over from 2006 Granary tree removal Conditions of Approval
Colony Square, CUP 2004-0127 as Amended 5/15/18
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Historical information plaque
& 72” box valley oak tree
required per
2006 tree removal permit
Granary tree memorial plaza
may be combined with the large
center plaza “Town Square”
123
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit J: Project Details (carried on from original project plans)
Colony Square, CUP 2004-0127 as Amended 5/15/18
124
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit K-1: Character Photos (carried on from original project plans)
Colony Square, CUP 2004-0127 as Amended 5/15/18
125
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit K-2: Character Photos (carried on from original project plans)
Colony Square, CUP 2004-0127 as Amended 5/15/18
126
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit L-1: Building A – Galaxy Theater & Retail/Restaurants
Site photos of approved & as-built projects incorporated into CUP
Colony Square, CUP 2004-0127 as Amended 5/15/18
127
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit L-2: Building E – Round Table Pizza
Site photos of approved & as-built projects incorporated into CUP
Colony Square, CUP 2004-0127 as Amended 5/15/18
128
ITEM 4 | 5/15/2018
Colony Square Amendment - Hotel
CUP 2004-0127 Amendment / Nelson
Exhibit L-3: Creekside Building, 6907 El Camino Real
Site photos of approved & as-built projects incorporated into CUP
Colony Square, CUP 2004-0127 as Amended 5/15/18
129