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PC Resolution 2020-0009
APM : ,�.D _LP P 1 2020 PC RESOLUTION 2020-0009 ?V CITY OF ATASOADE P.0 A RESOLUTION OF THE PLANNING COMMISION OF THEN4-fffbF ATASCADERO, CALIFORNIA, RECOMMENDING THE CITY COUNCIL APPROVE AN ADDENDUM TO THE PREVIOUSLY CERTIFIED FINAL ENVIRONMENTAL IMPACT REPORT (EIR) FOR THE DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN AND DETERMINE THAT SAID ADDENDUM, TOGETHER WITH THE PREVIOUSLY -CERTIFIED EIR, SERVES AS THE APPROPRIATE ENVIRONMENTAL DOCUMENTATION FOR THE PROPOSED SPECIFIC PLAN AMENDMENTS AND RECOMMENDING THE CITY COUNCIL APPROVE AMENDMENTS TO THE DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN AMND 18-0079 DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN 18009 1829, 18319 18439 19059 20059 20559 21159 2205, 23259 2375, 2405 EL CAMINO REAL AND 49999 55059 57009 57019 5705 DEL RIO ROAD APNS 049-131-070, 049-151-0059 049-151-0369 049-151-0379 049-151-0409 049- 151-0419 049-102-0209 049-102-0319 049-102-0329 049-102-0459 049-102-0569 049-112-0029 049-112-0189 049-112-0199 049-112-0229 049-112-0369 049-112- 039. WHEREAS, the City of Atascadero has initiated an amendment the Del Rio Road Commercial Area Specific Plan (DRCASP) to respond to changing economic demands and the formal cancellation of the proposed Walmart regional retail store project; and, WHEREAS, the site's current General Plan Land Use Designation is General Commercial (GC), High -Density Residential (HDR), and Single -Family Residential (SFR -X); and, WHEREAS, the site's current Zoning Designation is Commercial Retail (CR), Residential Multi -Family - 24 (RMF -24), and Residential Single -Family - X (RSF-X); and, WHEREAS, the City Council adopted the Del Rio Road Commercial Area Specific Plan and associated entitlements on July 10, 2012 WHEREAS, in conjunction with the approval of the Del Rio Road Commercial Area Specific Plan and associated entitlements on a 39.3± acre site located on El Camino Real and Del Rio Road, Atascadero, CA 93422 (APN 049-112-002, 018, 019, 022, ,036, 039, 049-151-005, 036, 037, 040, 041, 049-102-020, 031, 032, 045, 048, 056 and 049-131-070) (herein referred to as the "Project"), the City Council of the City of Atascadero, on June 26, 2012, certified the Del Rio Road Commercial Area Specific Plan Final Environmental Impact Report (State Clearinghouse No. 2010051034) (herein referred to as the "DRCASP EIR"), adopted a Statement of Overriding Considerations and adopted a Mitigation Monitoring Program in compliance with the California Environmental Quality Act (herein referred to as "CEQA"); and WHEREAS, a subsequent project amendment and EIR addendum was adopted by the City Council on July 11, 2017 in conjunction with the approval of a Hotel at 1800 El Camino Real; and WHEREAS, entitlement for the Major Tenant (Walmart) project and Annex project sites including tentative map and master plan of development expired on July 12, 2020. WHEREAS, W -Trans, a transportation engineering firm, provided the City with a detailed report and traffic evaluation which provided analysis and evidence in support of conclusions that there was sufficient capacity for the Del Rio Road / El Camino Real intersection and the Del Rio Road / US Highway 101 for land use modifications listed in the proposed language of the Amended Del Rio Road Commercial Area Specific Plan with modified mitigation measures, prior to the interchange becoming "unacceptable in operations" according to Caltrans; and, WHEREAS, based on the W -Trans Report and proposed Specific plan amendments City staff prepared draft language amending Mitigation Measure TRANS — 1 a, TRANS -1 c and TRANS 1 d and eliminating Mitigation Measure TRANS le of the DRCASP Final EIR that modifies mitigation measures to eliminate the round -abouts from the intersection of Del Rio and El Camino real and from the Del Rio/Highway 101 interchange, defines payment of in -lieu fees for the common required improvements, as well as timing and phasing of such improvements to ensure that traffic is mitigated throughout development of the Specific Plan area; and, WHEREAS, Minor edits were made to other mitigation measures related to project name changes and elimination of Walmart specific language for consistency and clarity with the amended Del Rio Road Commercial Area Specific Plan. WHEREAS, to assess potential environmental impacts associated with the proposed Specific Plan amendments relative to the DRCASP EIR, City staff prepared an addendum to the DRCASP EIR pursuant to CEQA (herein referred to as "Addendum"); and WHEREAS, the Addendum concluded that the proposed amendments would not result in any new or substantially more severe impacts than disclosed in the original Del Rio Road Commercial Area Specific Plan; and WHEREAS, Section 21000, et seq., of the Public Recourses Code and Section 15000, et seq., of Title 14 of the California Code of Regulations (herein referred to as the "CEQA Guidelines"), which govern the preparation, content, and processing of environmental impact reports, have been fully implemented in the preparation of the Del Rio Road Commercial Area Specific Plan and Addendum; 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 Planning Commission has determined that it is in the best interest of the City to enact the Del Rio Road Commercial Area Specific Plan amendment to protect the health, safety and welfare of its citizens by applying orderly development and expanding commercial and job opportunities within the City; and, WHEREAS, timely and properly noticed Public Hearings upon the subject Specific Plan amendment and EIR addendum was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said amendments; and, NOW, THEREFORE, BE IT RESOLVED, the Planning Commission of the City of Atascadero takes the following actions: SECTION 1. Recitals: The above recitals are true and correct. SECTION 2. Public Hearing. The Planning Commission of the City of Atascadero, at a Public Hearing held on October 1, 2019 considered the proposed zoning text amendments. SECTION 3. Facts and FindinY:s. The Planning Commission makes the following findings, determinations and approvals with respect to the Municipal Code Text Amendments: A. Findings for Approval of amendments to the Del Rio Road Commercial Area Specific Plan 1. The proposed project or use satisfies all applicable provisions of the Title (Zoning Ordinance) including the SP -2 Ordinance; and, 2. 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, 3. The proposed Specific Plan will be compatible with existing or desired conditions in surrounding neighborhoods and surrounding General Plan land uses and General Plan policies. Fact: The proposed Plan amendments will be compatible with existing and desired conditions in surrounding neighborhoods. The Plan as proposed would allow the development of an efficient and attractive community employment, entertainment, and retail hub in North Atascadero. The Plan area will serve the growing local demand for commercial and employment development, while at the same time revitalizing one of the City's larger and more visible properties located just off Highway 101. Approval of the Plan will allow for the development of a master planned commercial and office node consistent with General Plan policies. The proposed Plan amendment is in conformance with adopted General Plan Goals, Policies, and Programs and the overall intent of the General Plan. 4. Modification of zoning regulations, development standards, or processing requirements is warranted by the design and amenities incorporated. Fact: The plan sets forth land use and development standards that will facilitate the transformation of a currently underutilized area into a vibrant commercial node in an ideal location. With incorporation of development standards required by the Specific Plan, future development will be compatible with existing development, neighborhoods and the environment. In addition to creating additional employment and business opportunities and attracting much needed tax revenue, the development of the Specific plan area will allow for uses that offer a broad array of convenient shopping, service, and restaurant options. Accordingly, modification of zoning regulations and development standards is warranted to ensure efficient and successful development of this commercial node. The Specific Plan 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. Fact: The proposed amendments to the Specific Plan would allow the development of a master -planned, vibrant and attractive and cohesive community hub in North Atascadero. Amendments focus on expanding use options within the development area while limiting high traffic generating uses and uses that may conflict with the surrounding neighborhood. The purpose of the Del Rio Road Commercial Area Specific Plan is to assist in the development of the site in a manner that benefits residents, the general public, and the City of Atascadero. The Specific Plan accomplishes these purposes by providing for the efficient use of land, ensuring compatibility between existing and proposed land uses, and establishing environmental and development standards and procedures to be met in development of the Specific Plan area. The development regulations contained in the Specific Plan address the unique characteristics of the site and surrounding properties, as well as the needs of the commercial land uses envisioned for the site. These efforts are intended to foster greater economic development, employment opportunities, and design compatibility than could be achieved through the use of conventional zoning and development standards. The Del Rio Road Commercial Area Specific Plan serves as the overlay zone guiding document for the Plan area. The Specific Plan, together with the underlying zoning on the sites, establishes permitted uses and provides development regulations, requirements, and design guidelines for all development within the boundaries of the Specific Plan area. The Specific Plan specifies land use standards and policies for the site and establishes additional design guidelines as well as landscaping, lighting, signage, fencing and screening, on-site circulation, loading and outdoor storage standards that are not required in the Code and that ensure a high standard of design for the site. In addition, it facilitates design integrity between the variety of uses (i.e., achieves General Plan objective of a master planned commercial center). 6. Benefits derived from the Specific Plan cannot be reasonably achieved through existing development standards or processing requirements. Fact: The Specific Plan amendments focus on expanding land use opportunities and encouraging jobs focused commercial development within the Plan area. The Specific Plan specifies land use standards and policies for the site and establishes additional design guidelines as well as and landscaping, lighting, signage, fencing and screening, on-site circulation, loading and outdoor storage standards that are beyond the Municipal Code standard in order to ensure a high standard of design and compatibility for the site. In addition, it facilitates design integrity between the variety of uses (i.e. achieves General Plan objective of a master planned commercial center). 7. The Specific Plan development standards or processing requirements is warranted to promote orderly and harmonious development and offers certain redeeming features to compensate for requested modifications. Fact: In addition to revitalizing one of the City's larger and more visible properties, the Plan serves as an example for the community in energy efficiency by incorporating a variety of sustainability features in the construction, design and operation of the store that would reduce its demand for resources, utilize non-toxic materials, and promote waste reduction. The revised Plan focuses on encouraging a variety of uses to be built throughout the plan area in a way that requires aesthetic compatibility and appropriate scale. The Specific Plan development standards or processing requirements is warranted to promote orderly and harmonious development. Fact: The Del Rio Road Commercial Area Specific Plan implements the goals and policies of the City of Atascadero General Plan within the Specific Plan area. The Specific Plan is generally consistent with the City of Atascadero Municipal Code, but provides additional development standards and guidelines that are customized to achieve the specific vision for the project area. The City's zoning standards are utilized for certain aspects, such as the minimum parking spaces required, while the Specific Plan provides other standards and guidelines that are tailored to the specific development proposed for the Del Rio Road Commercial Area Specific Plan. Development regulations and requirements contained in the Specific Plan supplement or replace those of the City of Atascadero Municipal Code as they might otherwise apply to lands within the Del Rio Road Commercial Area Specific Plan area. For projects within the Specific Plan area, policies and standards in the Del Rio Road Commercial Area Specific Plan take precedence over more general policies and standards applied through the rest of the City. To the extent the provisions of the Specific Plan and the Atascadero Municipal Code are in conflict, the provisions of the Specific Plan will prevail. In situations where policies or standards relating to a particular subject have not been provided in the Specific Plan, the existing policies and standards of the Atascadero Municipal Code shall continue to apply. SECTION 4. CEQA. An addendum to the previously certified Del Rio Road Commercial Area Specific Plan Final Environmental Impact Report (SCH# 2010051034) was prepared for the proposed Specific Plan amendments as attached in EXHIBIT A. SECTION 5. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on September 1, 2020 resolved to recommend the City Council approve an addendum to the previously certified EIR for the Del Rio Road Specific Plan and approve amendments to the Del Rio Road Commercial Area Specific Plan consistent with the following: EXHIBIT A: Del Rio Road Commercial Area Specific Plan Final Environmental Impact Report Addendum dated August 2020 with revised mitigation monitoring program and traffic analysis EXHIBIT B: Del Rio Road Commercial Area Specific Plan revised September 2020 BE IT FURTHER RESOLVED, that a copy of this Resolution be delivered forthwith by the Planning Commission Secretary to the City Council of the City of Atascadero. On motion by Commissioner Anderson, and seconded by Commissioner Keen, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: Anderson, Shaw, Wolff, Keen, van den Eikhof, Dariz (6) NOES: None ABSENT: Zirk ABSTAINED: None ADOPTED: September 1, 2020 CITY OF ATASCADERO, CA Mark Dariz Planning Commission Chairperson ATTEST: Phil Dunsmore Planning Commission Secretary EXHIBIT A ADDENDUM TO FINAL ENVIRONMENTAL IMPACT REPORT — Del Rio Road Commercial Area Specific Plan (Certified by the Atascadero City Council on June 26, 2012) W111111111►11d:W11111l011191IL The California Environmental Quality Act (CEQA) requires public agencies to analyze and consider the environmental consequences of decisions to approve development projects that they exercise discretion over. CEQA achieves this objective by requiring agencies to prepare Environmental Impact Reports (EIR's) for projects with the potential to cause significant impacts on the physical environment. EIR's are public documents that analyze environmental effects related to the planning, construction, and operation of a project, and indicate ways to reduce or avoid possible environmental damage. An EIR also discloses growth -inducing impacts, effects found not to be significant, significant cumulative impacts, and significant impacts that cannot be avoided, if any. The purpose of an EIR is to inform. EIR's are not policy documents that recommend project approval or denial. As a lead agency, the City of Atascadero prepared an Environmental Impact Report (EIR) for the Del Rio Road Commercial Area Specific Plan in compliance with the California Environmental Quality Act (CEQA) (Public Resources Code, section 21000 et seq.) and the State CEQA Guidelines (California Code of Regulations, Section 15000 et seq., as amended). The City Council certified the Final Environmental Impact Report (Final EIR) for the Del Rio Road Commercial Area Specific Plan at a public hearing on June 26, 2012. As noted in the Final EIR, the analysis in the Final EIR was at a "project" level of detail, which anticipated the potential impacts of future approvals to implement the project. Public Resources Code Section 21166 limits the ability of an agency to require an additional EIR, once one has been certified for a project. Section 21166 provides as follows: $21166. Subsequent or Supplemental Impact Report, Conditions. When an environmental impact report has been prepared for a project pursuant to this division, no subsequent or supplemental environmental impact report shall be required by the lead agency or by any responsible agency, unless one or more of the following events occurs: (a). Substantial changes are proposed in the project which will require major revisions of the environmental impact report. (b). Substantial changes occur with respect to the circumstances under which the project is being undertaken which will require major revisions in the environmental impact report. (c). New information, which was not known and could not have been known at the time the environmental impact report was certified as complete, becomes available. The CEQA Guidelines further refine the circumstances under which a supplemental or subsequent EIR may be required. Guidelines Section 15162 provides as follows: 15162. Subsequent EIRs and Neeative Declarations. (a) When an EIR has been certified or negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following: (1). Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2). Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or (3). New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following: (A). The project will have one or more significant effects not discussed in the previous EIR or negative declaration; (B). Significant effects previously examined will be substantially more severe than shown in the previous EIR; (Q. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D). Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. In 2017, the City amended the Del Rio Specific Plan to accommodate the Hilton Hotel on the western portion of the "Annex" site of the Del Rio Specific Plan to allow for a hotel instead of retail development. That amendment recognized a reduction in vehicle trips and associated environmental impacts. A four-story, 120 -room hotel, north of Del Rio Road, between Hwy 101 and EI Camino Real has been recently completed as a result of that amendment. In 2017, Walmart notified the City that they would no longer be pursuing the development of their Del Rio store in Atascadero. In 2019, development plans were officially withdrawn and the site is being marketed for sale. On July 12th, 2020, the tentative parcel map and associated Master Plan of Development for the project expired. Based on the current retail climate, it is anticipated that the local market will no longer support a large retailer for this site and that other land uses may be more appropriate. Regardless of the expiration of the project parcel map, the zoning of the site, which is Commercial Retail with a portion of Multi -Family Residential remains in place as the Specific Plan does not have an expiration date. In 2019 the City also received an amendment to the Master Plan of Development for the eastern portion of the "Annex" retail site. The amendment proposed a change in the development pattern of the site shifting from a retail focused center to a business park and jobs centric development. All uses proposed with the amendment are allowed or conditionally allowed within the underlying Commercial Retail (CR) zoning designation, and are therefore, allowed do be developed within the Specific Plan area. Based on these two changes within the boundaries of the Specific Plan, staff reviewed the adopted Specific Plan and certified Final EIR to determine the level of additional modification and CEQA analysis required. Before acting on the proposed amendments, the Planning Commission and the City Council must apply the standards outlined above to determine whether a subsequent or supplement EIR is required. After reviewing the facts and analyzing the circumstances, City staff has determined that a new EIR is not required because none of the circumstances described in CEQA Section 21166, as implemented by CEQA Guidelines Section 15162, would occur. Staff has prepared an addendum to discuss these issues and the basis for this determination. 2.0 Del Rio Road / US 101 Interchange I Del Rio Roar! & El Camino Real The certified Final EIR for the Del Rio Road Commercial Area Specific Plan included a traffic analysis originally completed in 2010 for the Specific Plan, and later updated in 2012. It was the 2012 traffic study to which mitigation measures were crafted and adopted as a part of the certified Final EIR. The Draft EIR contained mitigation measures that required intersection improvements at EI Camino Real / Del Rio Road and improvements to the Del Rio Road / US 101 interchange. The Draft EIR analysis concluded the following: • The Del Rio Road / US Highway 101 interchange would have acceptable levels of service following completion of a large retail store on the Wal-Mart site; • The Del Rio Road / US Highway 101 interchange would have acceptable operations with baseline (existing traffic, plus entitled projects with construction time frames of 2-3 years circa 2012) plus large retailer; • The Del Rio Road / US Highway 101 interchange would have unacceptable operations with existing traffic plus all proposed build -out of the Specific Plan uses (including Annex properties); • The Del Rio Road / US Highway 101 interchange would have unacceptable operations with baseline traffic plus all proposed build -out of the Specific Plan. The City received a comment letter from the Department of Transportation (Caltrans) in However, what remains clear is that "the project" significantly degrades the interchange (Table 3.11-20), and the first sentence on page 3.11-27. In the absence of any other metric, it is Caltrans perspective that if "the project" is approved, it must be clearly understood and stipulated that all interchange improvements will be completed prior to the certificate of occupancy or "opening day" of any land use associated with the Annex portion (if Walmart is constructed first) of the specific plan. regards to proposed mitigation in the Draft EIR. Caltrans' comments included the following: Caltrans Letter to City - Del Rio Road Draft EIR 4/30/2012 Based on this comment letter received from Caltrans, the Final EIR included an errata to the identified mitigation measures with specific timing mechanisms for the completion of Del Rio Road / US Highway 101 interchange improvements. Therefore, the Final EIR contained mitigation measures that read as follows: MM TRANS -1d — Prior to issuance of each building permit for the project, the project applicant shall provide the City of Atascadero with proportional -share fees for the conversion of the intersection of Del Rio Road/US 101 Northbound Ramps to a single -lane modern roundabout with a minimum 150 -foot -long, right -turn bypass lane on the westbound approach. The traffic impact fee shall be based on the size of the building subject to the building permit and shall -be consistent with the proportional share methodology prepared by RCS as described in the "TIF Collection Process" discussion in Section 3.11, Transportation. The City of Atascadero shall collect the fees and shall be responsible for constructing the roundabout improvements. Implementation of the northbound and southbound roundabouts shall occur in tandem. The roundabout shall be in place no later than the issuance of first certificate of occupancy for the Annex commercial uses. MM TRANS -le — Prior to issuance of each building permit for the project, the project applicant shall provide the City of Atascadero with proportional -share fees for the construction of a five - legged, single -lane modern roundabout at the intersection of Del Rio Road/US 101 Southbound Ramps that incorporates Ramona Road as the fifth approach. The traffic impact fee shall be based on the size of the building subject to the building permit and shall be consistent with the proportional share cost methodology prepared by RCS as described in the "TIF Collection Process" discussion in Section 3.11, Transportation. The City of Atascadero shall collect the fees and shall be responsible for constructing the roundabout improvements. Implementation of the northbound and southbound roundabouts shall occur in tandem. The roundabout shall be in place no later than the issuance of the first certificate of occupancv for the Annex commercial uses. The City Council certified the Final EIR with this updated mitigation language. The mitigation was silent on the establishment of traffic thresholds (# of trips) for completion of improvements. The timing of the improvements was instead tied to specific development sites, therefore allowing Walmart to proceed and requiring the Annex to wait for completion of the complete interchange improvements, which included two roundabouts at both the northbound and southbound ramps. The Walmart and Annex developments were conditioned to pay their fair share (53% of the estimated interchange roundabout costs) through traffic impact fees. These impact fees were calculated based upon a cost estimate of $4.5 million at time of approval (March 2012). This estimate was reviewed by several engineers and seemed on par with other estimates and other actual costs for similar roundabout projects provided to the City at that time. In addition to these special roundabout mitigation fees, both Walmart and the Annex were further conditioned to pay the City's Standard Traffic Impact Fees (TIF) and to pay a maximum of $200,000 each toward cost overruns if necessary. Overall, the Walmart and Annex are conditioned to pay about $5.3 million in TIF to the City. This averages to about $20.66 per square foot in Traffic Impact Fees. The Walmart project was also responsible for constructing a third roundabout at EI Camino Real (ECR)/Del Rio Road, installing a new signal light at ECR and San Anselmo Road (East), improving a half -mile of ECR as a 4 -lane arterial road, improving 1,000 feet of Del Rio Road, and installing amenities such as an enhanced transit stop, Class II bike lanes, street landscaping, and sidewalks. The City began the Caltrans process for the Del Rio Road/US 101 Interchange Project in November 2012 when Wallace Group was hired to perform the Project Initiation Document (PID) phase with Caltrans. With the mitigation measures as adopted, the EIR assumed construction and completion of the Walmart store prior to any other development within the Specific Plan area. However, this has not been the case. In 2017, an owner within the Annex portion of the Specific Plan area applied for the construction of a 120 room hotel. Analysis showed a decrease in traffic impacts and the development was permitted to proceed following an amendment to the Master Plan of Development and Addendum to the FEIR. In 2019 and 2020, following Walmart's cancelation of the Atascadero store and submittal of the Annex site Master Plan of Development amendment, staff consulted with W -trans to complete a traffic sensitivity analysis of the Del Rio Road Interchange corridor to assess the intensity of development that can be accommodated in the vicinity of the Del Rio Road interchange while maintaining acceptable operations and identify final buildout configurations. New future growth assumptions were factored in as well as updated regional modeling to ensure the most accurate impact analysis. The July 2020 Analysis considered the following: 1. In addition to a higher -altitude evaluation of the traffic generated by predictive land use development scenarios completed in 2019, the 2020 analysis incorporated regional growth and 20 -year forecast scenarios in order to allow Caltrans to determine long-range impacts to their facilities and ensure informed future planning efforts. 2. The analyses investigated the traffic signal configurations, roadway geometrics, and right-of-way impacts including delay time and queue length. The 2020 analysis concluded that the mitigation measures proposed (detailed below) are feasible and appropriate to the impacts. 3. Caltrans owns and operates the two traffic signals at the ramp intersections of Del Rio and US 101. Caltrans priority will be mainline traffic operations on US 101 and ensuring exiting traffic does not queue onto the mainline traffic lanes from off ramps. The analyses studied the timing of the traffic signals and ramp queuing in preparation for coordinating with Caltrans on implementing the proposed mitigation measures. Land Use Scenarios The Annex -West hotel project has recently been completed, and staff has had further discussions with surrounding property owners, both within and outside the Specific Plan boundaries, to get better clarity on likely land uses. Two Specific Plan land use scenarios were developed and analyzed based on this information. Scenario 1 (Amended Specific Plan/Table 5) includes a realistic buildout of the Specific Plan and surrounding area that includes business park, small retail, and tourist based uses. Scenario 2 (Amended Specific Plan with Regional Shopping Center/Table9) maintains a large scale retail use on the former Walmart site to ensure informed planning for future improvements should a higher traffic generating use be constructed within the Specific Plan boundary. Below is a summary of the two land use scenarios and daily trip generation. Detailed traffic data for each scenario can be found in the attachments. Land Use Units Daily AM Peak Hour PM Peak Hour Rate Trips Rate Trips In Out Rate Trips In Out Annex West Hotel Annex East Business Park Walmart Site Warehousing Sit -Down Restaurant Pass -by Mixed Use Retail Mixed Use Residential 120 rms 1 8.36 1,003 I 0.47 56 33 23 I 0.60 72 37 35 190 ksf 1 12.44 2,364 1 0.40 76 46 30 t 0.42 80 37 43 30 ksf 1.74 52 0.17 5 4 1 0.19 6 2 4 2 ksf 112.18 224 9.94 20 11 9 9.77 20 12 8 -5% -11 -5% -1 -1 0 -5% -1 -1 0 15 ksf 37.75 566 0.94 14 9 5 3.81 57 27 30 10 du 7.32 73 0.46 5 1 4 0.56 6 4 2 Light Industrial 30 ksf 12.44 373 0.40 12 7 5 Apartments 55 du 7.32 403 0.46 25 6 19 Internal Capture -5 -5% -84 -5% -4 -2 -2 Subtotal 5,058 213 117 96 Reductions -95 -5 -3 -2 Total 4,963 208 114 94 Note: rms = rooms; du = dwelling unit; ksf = 1,000 square feet 0.42 13 6 7 0.56 31 20 11 -5% -7 -4 -3 285 145 140 -8 -5 -3 277 140 137 roc-r�- - -rrr.'-i::4� .-- :r., _,- _,,7.__: �rr-.�-r. ,err-.-.. •,r-: Trr- Land Use Units Daily AM Peak Hour PM Peak Hour Pass -by Approaching Unstable Rate Trips Rate Trips In Out Rate Trips In Out Annex West -5% -2 -1 -1 Retail Pad 5 ksf Hotel 120 rms 8.36 1,003 0.47 56 33 23 0.60 72 37 35 19 9 Annex East Apartments Business Park 190 ksf 12.44 2,364 10.40 76 46 30 0.42 80 37 43 ..0111101 L �I« i Regional Shopping Center 129.56 ksf 37.75 4,891 0.94 122 76 46 3.81 494 237 257 Sit -Down Restaurant 5 ksf 112.18 561 9.94 50 28 22 9.77 49 30 19 Pass -by Approaching Unstable -5% -28 -5% -3 -2 -1 -5% -2 -1 -1 Retail Pad 5 ksf 37.75 189 0.94 5 3 2 3.81 19 9 10 Apartments 55 du 7.32 403 0.46 25 6 19 0.56 31 20 11 Subtotal 9,411 334 192 142 745 370 375 Reductions -28 -3 -2 -1 -2 -1 -1 Total 9,383 331 190 141 743 369 374 Note: rms = rooms; du = dwelling unit; ksf = 1,000 square feet Level of Service and Queue Lenqth The traffic demand during peak hours sets a basis for how much delay can be expected at each intersection and how many vehicles queue (stack) in available queue length storage leading up to the intersections. Delay and overall intersection performance is measured in terms of Level of Service (LOS) from A through F based upon the number of seconds it takes to get through an intersection. The following table summarizes the LOS for traffic signalized intersections delay times. Average Control Delay LOS (sec./vehicle) Type of Traffic Flow A 0 to 10 Stable B >10 to 20 Stable C >20 to 35 Stable D > 35 to 55 Approaching Unstable E >55 to 80 Unstable F >80 Forced It is important to note that State law changed in June 2020 and LOS is no longer the metric used to determine traffic impacts for CEQA analyses. The State has shifted to a focus on Vehicle Miles Traveled (VMT) as a more appropriate measure for traffic related impacts to more accurately address correlated impacts on Greenhouse Gas Emissions. While VMT has become the new standard for measuring impacts, the certified Final EIR and current addendum analysis used LOS as the metric for determining traffic related impacts and, under CEQA, that metric should be maintained for consistency and understanding new impacts relative to past thresholds. While LOS will remain central to the proposed amendments to the mitigation measures, qualitatively, VMT will be reduced with the amended specific plan land use scenario, especially considering the scenario which eliminates the large regional retail use. A shift to head of household jobs and resident serving retail will reduce VMT compared to the regional draw of a large-scale retailer and regional based commercial center. Queue length is more or less a pass/fail grade based upon whether there is enough stacking capacity for vehicles to wait to pass through an intersection without spilling into nearby lanes. Available queue lengths are measured for each intersection leg approach and compared to the combined length of vehicles waiting in each lane. The City's General Plan Circulation Element Policy 1.3 addresses Level of Service as follows: "Maintain LOC C or better as the standard at all intersections and on all arterial and collector roads. Upon City Council approval, accept LOS D where residences are not directly impacted and improvements to meet the City's standard would be prohibitively costly or disruptive." W -Trans performed traffic analysis for each intersection to determine delay and queue for traffic demand of existing + future regional growth + Amended Specific Plan (expected development scenario) and Amended Specific plan with Regional Shopping Center (worst case development scenario). This traffic demand was performed with the following conditions: Existing layout (no mitigations). Mitigation 1 (M1) = Add westbound right -turn lane pocket to the intersection of Del Rio/US 101 North on-ramp. Mitigation 2 (M2) = signal modifications at Del Rio/ECR including: a. Signal interconnect and coordination for all locations. b. ECR/Del Rio northbound left -turn: Replace protected movement with protected + permissive movement c. ECR/Del Rio southbound left -turn: Replace protected movement with permissive movement d. Modify eastbound and westbound to operate sequentially rather than at the same time. Mitigation 3 (M3) = Mitigation 1 and 2 combined Mitigation 4 (M4) = Del Rio lane modifications to shift the coupling of the through traffic movement from the left turn lane to the right turn lane and complete any necessary lane realignments to accommodate the revised combination. In addition, signal modifications and extension of interconnect hardware at the 101 interchange to the Del Rio/ECR intersection would be required. Mitigation 5 (M5) = Widening of the Del Rio overpass and complete signal modifications The following tables summarizes the delays and queuing for both land use scenarios: Study Intersection Approach 1. Del Rio Rd/EI Camino Real Available Storage E PM Peak Maximum Queue Length F F + Amended Specific Plan NM M1 M2 M3 M4 Northbound Left -Turn 280 155 11 286 397 374j 250 256 221 Southbound Left -Turn 150 25 35 43 32 36 31 45 Southbound Right -Turn - - 76 91 81 92 94 111 Eastbound Approach 240 154 210 272 266 280 268 204 2. Del Rio Rd/US 101 N Ramps Westbound Approach 240 84 148 202 96 215 93 58 Eastbound Approach 290 99 195 279 210 263 208 213 Northbound Approach 470 88 97 115 118 128 130 128 3. Del Rio Rd/US 101 S Ramps Westbound Approach 290 98 132 132 138 127 137 284 Eastbound Approach — Exist 35 115 I - - - - - - Eastbound Approach — Future 240 - 111 119 118 134 125 166 Southbound Approach 530 192 362 639 ,j 445 333 366 323 4. Del Rio Rd/Ramona Rd Westbound Approach — Exist 35 79 - - - - - - Westbound Approach — Future 240 _� 27 30 27 31 38 40 Notes: Maximum Queue based on the average of the maximum value from five SIMTRAFFIC runs; all distances are measured in feet; E = existing conditions; F = future conditions; F+ASP = future plus Amended Specific Plan conditions; NM = no mitigation; M1 = Mitigation 1; M2 = Mitigation 2; M3 = Mitigation 3; M4 = Mitigation 4; Mitigations are described in the text above; Bold text = queue length exceeds available storage Study Intersection Approach 1. Del Rio Rd/EI Camino Real Northbound Left -Turn Southbound Left -Turn Southbound Right -Turn Eastbound Approach 2. Del Rio Rd/US 101 N Ramps Westbound Approach Eastbound Approach Northbound Approach 3. Del Rio Rd/US 101 S Ramps Westbound Approach Eastbound Approach — Exist Eastbound Approach — Future Southbound Approach r i 55� Available Storage 280 150 240 240 290 470 290 98 115 192 sr Fl in wig =j jU LfLQLUjJU Uj T I r PM Peak Maximum Queue Length E F F+ASP plus Regional Shopping NM M1 M2 M3 M5 155 330 330 330 396 181 286 25 49 38 47 39 58 35 - 76 91 97 90 117 97 154 210 307 307 305 300 165 84 148 267 134 270 151 54 99 195 436 447 430 367 129 88 97 225 326 110 202 145 35 240 530 132 1 157 163 154 188 116 111 145 150 151 123 172 362 1119 1196 1115 1218 1 331 4. Del Rio Rd/Ramona Rd Westbound Approach — Exist 35 - Westbound Approach — Future 240 - 27 26 30 28 32 43 Notes: Maximum Queue based on the average of the maximum value from five SIMTRAFFIC runs; all distances are measured in feet; E = existing conditions; F = future conditions; F+ASP = future plus Amended Specific Plan; NM = no mitigation; M1 = Mitigation 1; M2 = Mitigation 2; M3 = Mitigation 3; M4 = Mitigation 4; Mitigations are described in the text above; Bold text = queue length exceeds available storage The above tables indicate that all intersections work acceptably with Mitigation 4 for the Amended Specific Plan scenario, both from a level of service and adequate queue length outcome. For the Amended Specific Plan plus Regional Shopping Center alternative, Mitigation 5 would be required, which includes bridge widening at the Del Rio /Highway 101 overpass and associated signal modifications and lane reconfigurations. Additional traffic information is included in Attachment 2. Based on the supplemental traffic analysis findings, the addendum to the certified Final EIR for the Del Rio Road Commercial Area Specific Plan proposes the following traffic improvements modifications associated with the Del Rio/EI Camino Real intersections as well as the Del Rio/Highway 101 interchange. All amended language, including minor changes for consistency, are included in Attachment 1. Modifications to Del Rio Road Final EIR Mitigation Measures Existing Miticiation Measure 1C: MM TRANS -1c: Prior to issuance of the final certificate of occupancy for Walmart, the project applicant shall convert the intersection of Del Rio Road/EI Camino Drive to a modern roundabout. The roundabout shall provide an inscribed diameter of a minimum of 160 feet and a combination of single and dual circulating lanes. Single -lane approaches shall be adequate on the southbound and westbound entrances. The northbound approach shall include a dual -lane entry with a left -only lane and a shared through/right- turn lane. The eastbound approach shall include a shared through/left-turn lane and a minimum 125 -foot- long, right -turn lane. The City of Atascadero shall determine the financial obligation of the applicant for the cost of the improvement, and the applicant installing the improvement shall be eligible for a fee credit for the cost of these improvements in excess of the project's proportional -share contribution. Proposed Mitigation Measure 1C: MM TRAINS -IC: Prior to occupancy of the first new building within the Specific Plan on the east side of EI Camino Real, modifications to the traffic signal at Del Rio Road/EI Camino Real shall be completed by the developer to more efficiently orchestrate the movement of conflicting traffic. This modification requires the replacement of the northbound left -turn protected phasing (green arrow) with protected -permissive phasing (green arrow that goes to green ball or flashing yellow arrow), and the southbound left - turn protected phasing with permissive phasing (green ball or flashing yellowarrow). The eastbound and westbound phases, which currently activate at the same time, shall be split to operate sequentially, or one direction and then the other. These changes shall require modification to the existing signal infrastructure to incorporate updated signal heads. In addition, this mitigation includes adjustment to the signal phasing in terms of recalls, phase lengths, and the overall cycle length. The proposed mitigation language change for ld will implement "Phase Two' mitigation as follows - Existing Mitigation Measure 1 D: MM TRANS -1d — Prior to issuance of each building permit for the project, the project applicant shall provide the City of Atascadero with proportional -share fees for the conversion of the intersection of Del Rio Road/US 101 Northbound Ramps to a single -lane modern roundabout with a minimum 150 -foot -long, right -turn bypass lane on the westbound approach. The traffic impact fee shall be based on the size of the building subject to the building permit and shall be consistent with the proportional share methodology prepared by RCS as described in the "TIF Collection Process" discussion in Section 3. 11, Transportation. The City of Atascadero shall collect the fees and shall be responsible for constructing the roundabout improvements. Implementation of the northbound and southbound roundabouts shall occur in tandem. The roundabout shall be in place no later than the issuance of the first certificate of occupancytor the Annex commercial uses. Proposed Mitigation Measure 1D: Prior to occupancy of the first use that exceeds 134 p.m. cumulative peak hour trips, a westbound right -turn lane shall be added to the intersection of Del Rio Road/US 101, such that there would be two westbound lanes on Del Rio Road from EI Camino Real to the US 101 North ramp. This would require widening Del Rio Road, the construction of a retaining wall on the north side of Del Rio Road, and reconstruction of the curb return. Concurrent with the addition of the right turn lane noted above, the intersection of Del Rio Road/EI Camino Real shall be reconfigured at the eastbound approach from through/left- turn and right -turn lanes, to left -turn lane and through/right-turn lanes, moving the through movement from the left lane to the right lane. This includes widening the eastbound departure (on the east leg of the intersection) to avoid excessive lateral shifting of through traffic. With a dedicated eastbound left -turn lane, the eastbound -westbound split phasing shall be required to be replaced with concurrent timing, as well as protected -permissive phasing for the eastbound left -turn movement. With protected left -turn phasing in the eastbound direction and a prohibition of eastbound U-turns, a southbound right -turn overlap shall be provided, which is a green arrow that enables southbound right -turning drivers to continue without stopping concurrently with the eastbound left -turn movement. Additionally, the signal at Del Rio Road/EI Camino Real shall be coordinated with the signals at Del Rio Road/US 101 North Ramps and Del Rio Road/US 101 South Ramps. This will require extending the interconnect hardware between the ramp signals to Del Rio Road/EI Camino Real, and potentially upgrading the signal hardware at Del Rio Road/EI Camino Real to be compatible with interconnect technology if it is not already. All development within the Specific Plan area shall be responsible for paying their fair share towards these improvements as a special impact fee. The special impact fee will be in addition to the Citywide impact fees in place at the time of development and shall be collected prior to issuance of any permit. Should a developer construct the improvements, any costs of the installed improvements in excess of the project's proportional share, may be eligible for a TIF fee credit. Any potential TIF fee credit will be calculated by the City and will comply with any City resolution guiding TIF Fee credits in place at the time of construction of the improvements. The developer constructing the improvements may also be eligible for reimbursement from other development within the Specific Plan area should improvements be installed prior to Specific Plan build -out. Existinq Mitigation Measure 1 E: MM TRANS -le — Prior to issuance of each building permit for the project, the project applicant shall provide the City of Atascadero with proportional -share fees for the construction of a five - legged, single -lane modern roundabout at the intersection of Del Rio Road/US 101 Southbound Ramps that incorporates Ramona Road as the fifth approach. The traffic impact fee shall be based on the size of the building subject to the building permit and shall be consistent with the proportional share cost methodology prepared by RCS as described in the "TIF Collection Process" discussion in Section 3. 11, Transportation. The City of Atascadero shall collect the fees and shall be responsible for constructing the roundabout improvements. Implementation of the northbound and southbound roundabouts shall occur in tandem. The roundabout shall be in place no later than the issuance of the first certificate of occupancy for the Annex commercial uses. Proposed Mitigation Measure 1E: Prior to issuance of building permits for any land use that exceeds 293 weekday p.m. trips within the Specific Plan area, the following improvements shall be completed: • Widening the eastbound approach to Del Rio Road/El Camino Real to three lanes that extend upstream to Del Rio Road/US 101 North Ramps, with one lane each assigned to left turns, through lanes, and right turns. • The westbound approach shall be widened to include a right -turn pocket. • A second northbound left -turn lane shall be constructed to accommodate traffic leaving the commercial developments and heading toward the freeway. • Overlaps shall be added to further improve traffic flow. • The Del Rio Road overpass shall to be widened to four lanes, with a through/left- turn combined lane and through lane approaching eastbound to Del Rio Road/US 101 North Ramps and left -turn and through/left-turn combined lanes on the westbound approach to Del Rio Road/US 101 South Ramps. • At Del Rio Road/US 101 South Ramps, the southbound approach shall be expanded to include an additional left -turn lane, and the phasing shall be modified to split the eastbound and westbound approaches. • Interconnect shall be provided between all three signals to coordinate cycles. Should a developer construct the improvements, any costs of the installed improvements in excess of the project's proportional share, may be eligible for a TIF fee credit. Any potential TIF fee credit will be calculated by the City and will comply with any City resolution guiding TIF Fee credits in place at the time of construction of the improvements. The developer constructing the improvements may also be eligible for reimbursement from other development within the Specific Plan area should improvements be installed prior to Specific Plan build -out. Summary The certified Final EIR, with the inclusion of mitigation measures in the certified Final EIR, modified with input from Caltrans, concluded that, in order to mitigate impacts created by the completion of the Del Rio Road Commercial Area Specific Plan, a new 5 -legged roundabout would be needed at the US 101 / Del Rio Road interchange. With the revised land -use development scenarios including updated future regional impacts and future anticipated development within the City, the new 2020 traffic analysis concluded that construction of roundabouts is not warranted and that alternative mitigation strategies can be implemented that will maintain functionality of the overpass and intersections. With the revised land -use development scenarios for the Specific Plan area and updated projections for local and regional growth, traffic impacts at the Del Rio / 101 interchange and at the Del Rio / EI Camino Real intersection "decrease. The supplemental traffic analyses show that there are no "new significant environmental effects or substantial increase in the severity of previously identified significant effects." (Section 15162(a)(1)) 2.1 Application of CEQA Guideline Section 15612 Is there substantial evidence in the record revealing that there have been substantial changes proposed in the project which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects as a result of the Master Plan of Development amendment and revised land use development scenarios? No. The City has completed extensive analyses of the revised traffic impacts based on the modified land use development scenarios and the estimated foreseeable regional and local future impacts. Under the anticipated land use scenario, the modified development pattern will result in a decrease in traffic impacts, both at the interchange and local intersection. As noted above, the previous EIR analyzed the impacts of the Specific Plan Amendment with commercial retail uses throughout the majority of the project. The proposed master plan of development amendment would include a 190,000 square foot business park as opposed to the approved 120,900 sf of retail. With the supplemental traffic analysis identifying uses in both the Specific Plan area, as well as an update to the baseline and regional traffic modeling, impacts are decreased and mitigation is proposed that responds to these changes. The Specific Plan will be updated to reflect these changes as well as to restrict land -uses that fall outside of the assumed development pattern and are known to increase traffic impacts dramatically, such as drive-through restaurants and gas stations. The amendment to the mitigation measures responds to the modified land -use scenario and Master Plan of Development amendment, ensuring that development within the Specific Plan area does not degrade the interchange to unacceptable levels. The proposed modification allows for property development to proceed with construction of identified improvements and modifications to signal timing. Therefore, no new significant environmental effects or a substantial increase in the severity of previously identified significant effects has been identified with this analysis that would result in major changes to the FEIR. The proposed amendments, as has been shown, lessen the environmental impact resulting from development within the Specific Plan area. Is there substantial evidence in the record revealing that there have been substantial changes with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EiR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects as a result of the MP Annex LLC's proposed hotel use within the Specific Plan? No, there is no evidence suggesting that there have been substantial changes with respect to the circumstances under which the project is undertaken which will require major revisions to the previous EIR due to the involvement of new significant impacts or increases in the severity of previously identified impacts. While the development pattern and land -use projections within the Specific Plan area are proposed with the amendments, all uses proposed are allowed or conditionally allowed within the underlying Commercial Retail (CR) zoning designation. The additional traffic supplemental analysis reveals that no new significant environmental effects would result from the revisions and there will be no increase in the severity of any previously identified significant effects. It has been shown that the proposed amendments will in fact decrease the level of traffic impact to the Del Rio / 101 interchange as well as the Del Rio / EI Camino Real intersection. Is there substantial evidence in the record revealing that there is new information of substantial importance related to the proposed amendments, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified that shows: (1) the project will have one or more significant effects not discussed in the EIR, (2) significant effects previously shown will be substantially more severe that shown in the previous EIR, (3) mitigation measure or alternatives previously found to be infeasible would in fact be feasible, or (4) there are considerably different mitigation measure or alternatives from those analyzed in the previous EIR that would substantially reduce one or more significant effects? No, there is no evidence suggesting that there is new information of substantial importance relating to new significant effects or the severity of previously identified significant effects, or new alternatives or mitigation measures or the efficacy of previously considered alternatives or mitigation measures. At the time of the certification of the previous EIR, traffic impacts and mitigations were identified based on the construction of a regional retail center on the Annex portion of the Specific Plan area and a Walmart store on the Major Tenant site. This analysis reveals that no new significant environmental effects would result from the amendments as proposed, and in fact there will be a decrease in the severity of previously identified impacts. As a consequence of this conclusion, it can be concluded that no new mitigation measures or alternatives need be analyzed. 3.0 BASIS FOR DECISION TO PREPARE AN ADDENDUM CEQA Guidelines Section 15164 explains when an addendum to an EIR is required: (a) The lead agency or a responsible agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred. (b) An addendum to an adopted negative declaration may be prepared if only minor technical changes or additions are necessary or none of the conditions described in Section 15162 calling for the preparation of a subsequent EIR or negative declaration have occurred. (c) An addendum need not be circulated for public review but can be included in or attached to the final EIR or adopted negative declaration. (d) The decision-making body shall consider the addendum with the final EIR or adopted negative declaration prior to making a decision on the project. (e) A brief explanation of the decision not to prepare a subsequent EIR pursuant to Section 15162 should be included in an addendum to an EIR, the lead agency's required findings on the project, or elsewhere in the record. The explanation must be supported by substantial evidence. Although the project description has been refined in response to changes in the retail sector and the major tenant's (Walmart) decision to cancel development plans in Atascadero, an addendum is appropriate because impacts have been shown to decrease from the previously certified FEIR and because none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred. More specifically, the project will reduce the level of anticipated traffic intensive development, therefore reducing overall and peak hour vehicle trips. These occurrences do not constitute substantial changes to the project or the circumstances due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Similarly, neither subsequent considerations nor statutory changes constitute new information that would show new effects or substantially more severe effects. Likewise, there are no known mitigation measures that would in fact be infeasible or that the project proponents have declined to implement. Furthermore, there have been no other changes, evidence or new information which would require revisions to the previous EIR. Because none of the criterion in section 15162 has been met, an addendum is appropriate. Attachments: Attachment 1: Redlined Mitigation Measures and Monitoring Program Attachment 2: 2020 Refined Traffic Analysis and Mitigation Identification PC Resolution Exhibit A, Attachment 1 Redlined Mitigation Monitoring and Reporting Program for the 2020 Addendum to the FINAL Environmental Impact Report Del Rio Road Commercial Area Specific Plan City of Atascadero, San Luis Obispo County, California State Clearinghouse No. 2010051034 The attached Mitigation Monitoring Program excepts represent measures modified for the 2020 Specific plan Update. The full Mitigation Monitoring Program is on file at the City of Atascadero EIM a o m E 0 U 0 c 0 v w d a` > .. o 0 e 2.2 � U •tai fq O Q N ; O U W O y w = ° ° U U W ` > U U P. o w v c .2 �A `m E" > o 0, 0 a p AQP: .O R &AEj OW sem. 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C ° 9 bUA�� N ti, u Vl y ? ° (A': O U N U C/1 ilk" O N A cC Ri to J7 cd Q -ai 0 o " a "'13o a o� o o x PC Resolution Exhibit A, Attachment 2 Revised 2020 Traffic Analysis for the 2020 Addendum to the FINAL Environmental Impact Report ©el Rio Road Commercial Area Specific Plan City of Atascadero, San Luis Obispo County, California Prepared by W -Trans August 26, 2020 Executive Summary The Del Rio Road interchange with US 101 through to EI Camino Real was evaluated against a variety of land use development scenarios in the Del Rio Specific Plan area to determine how the added traffic would affect delays and queues throughout the interchange under Existing and Future Conditions. The Amended Specific Plan scenario was developed as a likely mixture of land uses to be represented in an Amended Specific Plan for the area. The Amended Specific Plan Plus Regional Shopping scenario was developed based on the Amended Specific Plan scenario, but with a regional shopping center in place of several other potential developments. Existing Conditions were assessed based on data collected in March 2018 and it was determined that all study intersections are operating acceptably at Level of Service (LOS) C or better. The only unacceptable queue lengths identified are between the intersections of Del Rio Road/US 101 South Ramps and Del Rio Road/Ramona Road, where only 35 feet of stacking distance is available. Future (2035) Conditions were developed from San Luis Obispo Council of Governments (SLOCOG) model data, with trips anticipated to be generated by several potential developments around the interchange added to the model volumes. It was also assumed that a southbound right -turn lane would be added at Del Rio Road/EI Camino Real, and that Del Rio Road/Ramona Road would be reconstructed to provide 240 feet of stacking to and from the Del Rio Road/US 101 South Ramps intersection. With these Future Conditions applied, all queue lengths would be acceptable except for a slight overage in the northbound left -turn lane at Del Rio Road/EI Camino Real. For operations, this intersection would operate at LOS E during the p.m. peak hour while the other intersections would continue to operate at LOS C or better. The trip generation forthe Amended Specific Plan scenario is estimated at 4,963 trips perday, including 208 during the a.m. peak hour and 277 during the p.m. peak hour. With these volumes applied to the Future Conditions scenario, the intersection of Del Rio Road/EI Camino Real would operate at LOS F and with unacceptable queues in the northbound left -turn lane and on the eastbound approach. Several mitigations were tested, but only extensive modifications to the signal at Del Rio Road/EI Camino Real would improve queues and delays to an acceptable level. For the Amended Specific Plan Plus Regional Shopping scenario, the trip generation is estimated at 9,383 trips per day, including 331 morning peak hour trips and 743 afternoon peak hour trips. When these trips are added to the Future Conditions scenario, all intersections except for Del Rio Road/Ramona Road would experience unacceptable queues and delays. Although several less -intensive mitigations were assessed, extensive interchange widening would be needed to achieve acceptable queues and delays. This includes two southbound left -turn lanes at Del Rio Road/US 101 South Ramps, four lanes across the Del Rio Road overpass, an added westbound right -turn lane to Del Rio Road/US 101 North Ramps, added eastbound, northbound, and westbound lanes approaching Del Rio Road/EI Camino Real, and several signal modifications throughout the corridor. As an alternative, a series of roundabouts would result in acceptable operations while maintaining the existing overpass structure. Traffic Analysis for the Del Rio Specific Plan Amendment Traffic Analysis r, August 26, 2020 1 Introduction This traffic analysis for the Del Rio Specific Plan Amendment presents an analysis of the potential traffic impacts associated with the various proposed development alternatives in the vicinity of the Del Rio Road interchange with US 101 in the City of Atascadero. The traffic study was completed in accordance with the criteria established by the City of Atascadero and is consistent with standard traffic engineering techniques. Prelude The purpose of this traffic analysis is to provide City staff and policy makers with data they can use to make an informed decision regarding the potential traffic impacts of proposed land use development, and any associated improvements that would be required to mitigate these impacts to a level of insignificance as defined by the City's General Plan or other policies. Adverse effects on vehicular traffic are typically evaluated by determining the number of new trips that the proposed use would be expected to generate, distributing these trips to the surrounding street system based on existing travel patterns or anticipated travel patterns specific to the proposed scenario, then analyzing the impact the new traffic would be expected to have on critical intersections or roadway segments. Analysis Profile The Del Rio Road Specific Plan Amendment analysis includes four intersections and four development sites in the vicinity of the Del Rio Road interchange, as shown in Figure 1. Traffic Analysis for the Del Rio Interchange August 26, 2020 4 C O u I i Z w c w n` J � k Transportation Setting Operational Analysis Study Area and Periods The study area consists of the following intersections: 1. Del Rio Road/EI Camino Real 2. Del Rio Road/US 101 N Ramps 3. Del Rio Road/US 101 S Ramps 4. Del Rio Road/Ramona Road Operating conditions during the weekday p.m. peak period were evaluated as this time period reflects the highest traffic volumes areawide and for the potential developments. The evening peak hour occurs between 4:00 and 6:00 p.m. and typically reflects the highest level of congestion of the day during the homeward bound commute. Study Intersections Del Rio Road/EI Camino Real is a signalized intersection with two approach lanes in the northbound direction and one approach lane in the other three directions. There are crosswalks on all four legs, protected left -turn phasing on EI Camino Real, and permissive left -turn phasing on Del Rio Road. A bicycle lane is provided on the south leg. Del Rio Road/US 101 North Ramps is a four -legged intersection with three approaches as the US 101 North on- ramp is one-way in the northbound direction. Each of the three approaches has one lane and there is a crosswalk on the south leg. The eastbound approach has protected -permissive left -turn phasing and the signal is coordinated with the traffic signal at Del Rio Road/US 101 South Ramps. Del Rio Road/US 101 South Ramps is a signalized intersection that is coordinated with Del Rio Road/US 101 North Ramps and has protected -permissive left -turn phasing in the westbound direction. The US 101 South on- ramp is one-way in the southbound direction, and the other three approaches have one lane each. There is a crosswalk on the south leg. Del Rio Road/Ramona Road is a tee intersection with stop controls on Ramona Road only. There is one approach lane in each direction. The locations of the study intersections and the existing lane configurations and controls are shown in Figure 1. Specific Plan Land Use The Specific Plan study area consists of the following underdeveloped lots that will potentially be developed in the future: 1. Annex West: Lot in the northwest quadrant of the Del Rio Road/EI Camino Real intersection; 2. Annex East: Lot in the northeast quadrant of the Del Rio Road/EI Camino Real intersection; 3. Walmart Site: Lot in the southeast quadrant of the Del Rio Road/EI Camino Real intersection that was slated to be developed into a Walmart store; and 4. Church Property: Lot north of Del Rio Road and to the west of US 101. Traffic Analysis for the Del Rio Interchange August 26, 2020 Traffic Operational Analysis Intersection Level of Service Methodologies Level of Service (LOS) is used to rank traffic operation on various types of facilities based on traffic volumes and roadway capacity using a series of letter designations ranging from A to F. Generally, Level of Service A represents free flow conditions and Level of Service F represents forced flow or breakdown conditions. A unit of measure that indicates a level of delay generally accompanies the LOS designation. The study intersections were analyzed using methodologies published in the Highway Capacity Manual (HCM), Transportation Research Board, 2010. This source contains methodologies for various types of intersection control, all of which are related to a measurement of delay in average number of seconds per vehicle. The Levels of Service for the intersection with side street stop controls, Del Rio Road/Ramona Road, was analyzed using the "Two -Way Stop -Controlled" intersection capacity method from the HCM. This methodology determines a level of service for each minor turning movement by estimating the level of average delay in seconds per vehicle. Results are presented for individual movements together with the weighted overall average delay for the intersection. The remaining study intersections are controlled by traffic signals and were evaluated using the signalized methodology from the HCM. This methodology is based on factors including traffic volumes, green time for each movement, phasing, whether the signals are coordinated or not, truck traffic, and pedestrian activity. Average stopped delay per vehicle in seconds is used as the basis for evaluation in this LOS methodology. For purposes of this study, delays were calculated using signal timing obtained from Caltrans and the City of Atascadero. The ranges of delay associated with the various levels of service are indicated in Table 1. Traffic Analysis for the Del Rio Specific Plan Amendment Traffic Analysis August 26, 2020 5 Intersection LOS Two -Way Stop -Controlled Signalized A Delay of 0 to 10 seconds. Gaps in traffic are readily Delay of 0 to 10 seconds. Most vehicles arrive available for drivers exiting the minor street. during the green phase, so do not stop at all. Delay of 10 to 15 seconds. Gaps in traffic are somewhat less readily available than with LOS A, but I no queuing occurs on the minor street. Delay of 10 to 20 seconds. More vehicles stop than with LOS A, but many drivers still do not have to stop. C Delay of 15 to 25 seconds. Acceptable gaps in traffic Delay of 20 to 35 seconds. The number of vehicles are less frequent, and drivers may approach while stopping is significant, although many still pass another vehicle is already waiting to exit the side through without stopping. street. D 'Delay of 25 to 35 seconds. There are fewer acceptable Delay of 35 to 55 seconds. The influence of gaps in traffic, and drivers may enter a queue of one or congestion is noticeabie, and most vehicles have to two vehicles on the side street. stop. E Delay of 35 to 50 seconds. Few acceptable gaps in Delay of 55 to 80 seconds. Most, if not all, vehicles traffic are available, and longer queues may form on must stop and drivers consider the delay excessive. the side street. F Delay of more than 50 seconds. Drivers may wait for Delay of more than 80 seconds. Vehicles may wait long periods before there is an acceptable gap in through more than one cycle to clear the traffic for exiting the side streets, creating long queues. intersection. Reference: Highway Capacity Manual, Transportation Research Board, 2010 Analysis of Interchange Area Queuing Adverse queuing conditions can result in traffic impacts at closely spaced intersections, particularly at freeway interchanges where queues can potentially affect mainline freeway operation. For these reasons, an analysis of queuing was performed forthe Del Rio Road corridor between the US 101 South Ramps intersection and EI Camino Real Road, including the intersection of US 101 North Ramps. The analysis was focused on the weekday p.m. peak hour as this time period has the highest delays and traffic volumes, as well as the greatest potential for queuing impacts to occur. The projected vehicle queues were determined using the applied timing schemes in SIMTRAFFIC, which is a traffic simulation extension of SYNCHRO. SIMTRAFFIC generates random "seeding" of vehicles on the street network and then simulates how vehicles will flow through the system using the actual volumes, phasing, and timing developed in SYNCHRO. Because each SIMTRAFFIC run is unique, a series of five separate "runs" was used to develop queuing estimates. The maximum queues projected for each lane in the five SIMTRAFFIC runs were averaged and are reported as the maximum queue. Traffic Operation Standards Caltrans indicates that they endeavor to maintain operation at the transition from LOS C to LOS D, per their Guide for the Preparation of Traffic Impact Studies, 2002. Where intersections are integral to a local jurisdictions transportation system, Caltrans often accepts the operational standard applied by the local agency, in this case, the City of Atascadero. The City of Atascadero's General Plan, July 2016, established the City's threshold for acceptable operation as LOS C or better. Traffic Analysis for the Del Rio Interchange ��6 August 26, 2020 Three vehicle queuing operational standards were applied based on industry standard practice regarding safety, for turn pockets, intersection spacing, and off -ramps. For turn pockets at intersections, the standard applied is to keep the back of queue within the available stacking space to avoid blocking the through lane. Another standard is to avoid queue lengths that extend to an upstream intersection, which could block that intersection and create gridlock. This is especially important for this analysis as the study intersections are in close proximity, with only 240 feet separating intersections on Del Rio Road at EI Camino Real and US 101 North Ramps, 290 feet between US 101 North Ramps and US 101 South Ramps, and 35 feet between US 101 South Ramps and Ramona Road. The third queuing standard applies to the off -ramp queue lengths which must be maintained at less than the distance between the stop bar and the gore point of the off -ramp, to avoid spillbacks onto the freeway mainline including room for deceleration between the gore point and the back of queue. Existing Conditions The Existing Conditions scenario provides an evaluation of current operation based on existing traffic volumes during the p.m. peak period. This condition does not include development -generated traffic volumes. Volume data was collected in March 2018 while local schools were in session. All four study intersections operate acceptably as shown in Table 2. The operational analysis worksheets are included in Appendix A. Study Intersection Approach Delay (LOS) 1. Del Rio Rd/EI Camino Real 23.5 (C) 2. Del Rio Rd/US 101 N Ramps 9.9 (A) 3. Del Rio Rd/US 101 S Ramps 14.9 (B) 4. Del Rio Rd/Ramona Rd Northbound Approach 0.7 (A) 9.3 (A) Notes: Delay is measured in average seconds per vehicle; Results for minor approaches to two-way stop -controlled intersections are indicated in italics Future Conditions The Future Conditions scenario provides an evaluation of estimated Year 2035 traffic volumes during the p.m. peak period. These conditions include traffic expected to be generated by several anticipated developments within the land use study area which have been previously approved, but do not include development on the four sites that are the subject of this analysis. Derivation of Future Volumes Segment volumes for the horizon year of 2035 were obtained from the San Luis Obispo Council of Government's (SLOCOG's) gravity demand model and translated to turning movement volumes at each of the study intersections using the "Furness" method. The Furness method is an iterative process that employs existing turn movement data, existing link volumes and future linkvolumes to project likely turning future movement volumes at intersections. Traffic Analysis for the Del Rio Specific Plan Amendment Traffic Analysis 7August 26, 2020 The SLOCOG model data was augmented with the trip generation of several anticipated developments within the study area. This trip generation was computed using standard rates published by the Institute of Transportation Engineers (ITE) in Trip Generation Manual, 1011 Edition, 2017 for "Gasoline/Service Station with Convenience Market" (ITE LU 945), "High -Turnover (Sit -Down) Restaurant" (ITE LU 932), "Shopping Center" (ITE LU 820), "Fast - Food Restaurant with Drive -Through Window " (ITE LU 934), and "Single -Family Detached Housing" (ITE LU 210). Some portion of traffic associated with the restaurant uses is drawn from existing traffic on nearby streets. These vehicle trips are not considered "new," but are instead comprised of drivers who are already driving on the adjacent street system and choose to make an interim stop and are referred to as "pass -by." The percentage of these pass -by trips was developed based on information provided in the Trip Generation Manual. This reference includes pass -by data collected at numerous locations for many land uses, such as the restaurant use applied in this traffic analysis. At the developments, pass -by trips would in essence be "captured" from traffic on EI Camino Real. The expected trip generation of the anticipated developments is indicated in Table 3, with deductions taken for pass -by trips. These anticipated land uses are expected to generate 3,716 trips per day, including 252 trips during the a.m. peak hour and 264trips during the p.m. peak hour. After deductions are taken into account, the scenario would be expected to generate 3,615 new trips on a daily basis, including 243 during the morning peak hour and 257 during the evening peak hour; these new trips represent the increase in traffic associated with the scenario compared to existing volumes. Land Use Units Daily AM Peak Hour PM Peak Hour Rate Trips Rate Trips In Out Rate Trips In Out Del Rio Intersection Area Gas Station Sit -Down Restaurant Pass -by Retail Pad Fast Food w/ Drive Thru Pass -by Church Property Houses Subtotal Reductions 12 fs 2 ksf 2 ksf 1.9 ksf 6 du 205.36 2,464 12.50 150 77 73 14.00 168 86 82 112.18 224 9.94 20 11 9 9.77 20 12 8 -5% -11 -5% -1 -1 0 -5% -1 -1 0 37.75 76 0.94 2 1 1 3.81 8 4 4 470.95 895 40.20 76 39 37 32.7 62 32 30 -5% -90 -5% -8 -4 -4 -5% -6 -3 -3 0.74 4 1 3,716 252 129 -101 -9 -5 Total J-- 3,615 243 124 Note: du = dwelling unit; ksf = 1,000 square feet; fs = fuel stations Future Geometric Changes 30.99 6 4 2 123 264 138 126 -4 -7 -4 -3 119 257 134 123 As part of the Future Conditions scenario, two key roadway geometric modifications were assumed. The first is that the intersection of Del Rio Road/Ramona Road would be relocated to the west to provide approximately 240 feet of separation with the intersection of Del Rio Road/US 101 South Ramps. The second modification is the construction of a southbound right -turn lane at Del Rio Road/EI Camino Real, which is assumed to be included with the development of the Annex West site. fr'� Traffic Analysis for the Del Rio Interchange T August 26, 2020 Operational Analysis Under the anticipated Future volumes derived from the SLOCOG model and from the above trip generation analysis, and with the addition of the above geometric changes, the intersection of Del Rio Road/EI Camino Real would operate unacceptably while the remainder of the study intersections would operate acceptably. Future operating conditions are summarized in Table 4, and LOS worksheets are provided in Appendix A. Table 4 — Future PM Peak Hour Intersection Delay Study Intersection Approach Delay (LOS) 1. Del Rio Rd/EI Camino Real 69.3 (E) 2. Del Rio Rd/US 101 N Ramps 10.6 (B) 3. Del Rio Rd/US 101 S Ramps 19.5 (B) 4. Del Rio Rd/Ramona Rd Northbound Approach 1.1 (A) 9.6 (A) Notes: Delay is measured in average seconds per vehicle; Results form i nor approaches to two-way stop -controlled intersections are indicated in italics; Bold text = deficient operation Buildout of the Amended Specific Ptan The Amended Specific Plan scenario replaces the previously approved Regional Shopping Center on the Walmart site with a mix of warehousing, light industrial and mixed residential/retail uses. Trip Generation The anticipated vehicle trip generation for the proposed land uses was estimated based on standard rates from the Trip Generation Manual for "Hotel' (ITE LU 310), "High -Turnover (Sit -Down) Restaurant" (ITE LU 932), "Shopping Center" (ITE LU 820), "Business Park" (ITE LU 770), "Warehousing" (ITE LU 150), and "Multifamily Housing (Low - Rise)" (ITE LU 220). Internal Capture Trips The Trip Generation Manual also includes data and methodologies that can be applied to determinethe proportion of internal trips that may occur within a development area that includes a variety of land uses. Internal trips occur at mixed-use developments, and in the case of the Walmart Site would consist of residents patronizing adjacent restaurant and retail uses, as well as employees of nonresidential uses patronizing other nonresidential uses, such as employees of the business park eating at the restaurant. The majority of these trips would be made by walking, and the few that would be made by automobile would only travel on-site, so would not affect the adjacent street network. Pass -by Trips As discussed previously, a portion of traffic associated with the restaurant uses would be drawn from existing traffic on nearby streets. The percentage of these pass -by trips was developed based on information provided in the Trip Generation Manual and represents trips "captured" from traffic on Del Rio Road or EI Camino Real. Total Scenario Trip Generation The expected trip generation potential for the proposed uses is indicated in Table 5, with deductions taken for pass -by and internal capture. The proposed development scenario is expected to generate an average of 5,058 trips per day, including 213 trips during the a.m. peak hour and 285 during the p.m. peak hour. After deductions Traffic Analysis for the Del Rio Specific Plan Amendment Traffic Analysis ((( August 26, 2020 T are taken into account, the development would be expected to generate 4,963 new trips on a daily basis, including 208 during the morning peak hour and 277 during the evening peak hour; these new trips represent the increase in traffic associated with the scenario compared to existing volumes. Table 5 —Trip Generation Summary for Amended AM Trips Specific Plan 35% 1,737 73 97 US 101 South of Del Rio Road 35% Land Use Units Daily EI Camino Real South of Del Rio Road AM Peak Hour 745 32 PM Peak Hour EI Camino Real North of Del Rio Road 5% 248 Rate Trips Rate Trips In Out Rate Trips In Out Annex West 14 TOTAL 100% 4,963 208 277 Hotel 120 rms 8.36 1,003 0.47 56 33 23 0.60 72 37 35 Annex East Business Park 190 ksf 12.44 2,364 0.40 76 46 30 0.42 80 37 43 Walmart Site Warehousing 30 ksf 1.74 52 0.17 5 4 1 0.19 6 2 4 Sit -Down Restaurant 2 ksf 112.18 224 9.94 20 11 9 9.77 20 12 8 Pass -by -5% -11 -5% -1 -1 0 -5% -1 -1 0 Mixed Use Retail 15 ksf 37.75 566 0.94 14 9 5 3.81 57 27 30 Mixed Use Residential 10 du 1 7.32 73 0.46 5 1 4 0.56 6 4 2 Light Industrial 30 ksf 12.44 373 0.40 12 7 5 0.42 13 6 7 Apartments 55 du 7.32 403 0.46 25 6 19 0.56 31 20 11 Internal Capture -5% -84 -5% -4 -2 -2 -5% -7 -4 -3 Subtotal 5,058 213 117 96 285 145 140 Reductions -95 -5 -3 -2 -8 -5 -3 Total 4,963 208 114 94 277 140 137 Note: rms = rooms; du = dwelling unit; ksf = 1,000 square feet Trip Distribution The pattern used to allocate new scenario trips to the street network was based on existing traffic patterns. The applied distribution assumptions and resulting trips are shown in Table 6. Route Percent Daily Trips AM Trips PM Trips US 101 North of Del Rio Road 35% 1,737 73 97 US 101 South of Del Rio Road 35% 1,737 73 97 EI Camino Real South of Del Rio Road 15% 745 32 41 EI Camino Real North of Del Rio Road 5% 248 10 14 Del Rio Road West of Ramona Road 5% 248 10 14 Del Rio Road East of EI Camino Real 5% 248 10 14 TOTAL 100% 4,963 208 277 �0 Traffic Analysis for the Del Rio Interchange August 26, 2020 Potential Study Area Mitigations To assess what mitigations might be required to accommodate the trips that would be generated by the Amended Specific Plan scenario, four mitigation scenarios were assessed: Mitigation 1 - This mitigation measure includes the addition of a westbound right -turn lane to the intersection of Del Rio Road/US 101 North Ramps, such that there would be two westbound lanes on Del Rio Road from EI Camino Real to US 101 North Ramps. This would require widening Del Rio Road, the construction of a retaining wall on the north side, and reconstruction of the curb return. By splitting westbound traffic into through and right -turn lanes, the queue length could be reduced by providing drivers two lanes to stack in rather than one for both movements combined. Additionally, splitting through and right -turning traffic would allow turning drivers to bypass through drivers who are waiting for a green light, reducing delay and improving operations at Del Rio Road/US 101 North Ramps. Mitigation 2 -This mitigation measure would involve several modifications to the traffic signal at Del Rio Road/EI Camino Real to more efficiently orchestrate the movement of conflicting traffic. This modification involves the replacement of the northbound left -turn protected phasing (green arrow) with protected -permissive phasing (green arrow that goes to green ball or flashing yellow arrow), and the southbound left -turn protected phasing with permissive phasing (green ball or flashing yellow arrow). The eastbound and westbound phases, which currently activate at the same time, would be split to operate sequentially, or one direction and then the other. These changes would require modification to the existing signal infrastructure to incorporate updated signal heads. In addition, this mitigation includes adjustment to the signal phasing in terms of recalls, phase lengths, and the overall cycle length. Mitigation 3 -This mitigation measure would combine Mitigation 1 and Mitigation 2. Mitigation 4 -This option includes any modifications that may be required to achieve acceptable operations with the addition of traffic that would be generated by the Amended Specific Plan scenario. In addition to Mitigation 1 and Mitigation 2 above, the intersection of Del Rio Road/EI Camino Real would need to be further modified to reconfigure the eastbound approach from through/left-turn and right -turn lanes, to left -turn lane and through/right-turn lanes, essentially moving the through movement from the left lane to the right lane. This may require widening the eastbound departure (on the east leg of the intersection) to avoid excessive lateral shifting of through traffic. With a dedicated eastbound left -turn lane, the eastbound -westbound split phasing could be replaced with concurrent timing, as well as protected -permissive phasing for the eastbound left -turn movement. With protected left -turn phasing in the eastbound direction and a prohibition of eastbound U-turns, it would be possible to include a southbound right -turn overlap, which is a green arrow that enables southbound right - turning drivers to continue without stopping concurrently with the eastbound left -turn movement. Additionally, the signal at Del Rio Road/EI Camino Real would need to be coordinated with the signals at Del Rio Road/US 101 North Ramps and Del Rio Road/US 101 South Ramps. This would require extending the interconnect hardware between the ramp signals to Del Rio Road/EI Camino Real, and potentially upgrading the signal hardware at Del Rio Road/EI Camino Real to be compatible with interconnect technology if it is not already. Operational Analysis Upon the addition of scenario -related traffic to the Future volumes, the study intersections are expected to operate acceptably, exceptforthe intersection of Del Rio Road/EI Camino Real, which would operate at LOS F. The addition of Mitigation 1 (added westbound right -turn lane approaching Del Rio/US 101 North Ramps) would not mitigate this delay; however, the other three mitigations would result in acceptable operations. These results are summarized in Table 7. Synchro worksheets are included in Appendix A. Traffic Analysis for the Del Rio Specific Plan Amendment Traffic Analysis �1 August 26, 2020 1 Table plus Amended SpecificeDelay 10.6 (B) 12.6 (B) 9.5 (A) 12.6 (B) 9.5 (A) 12.3 (13) 3. Del Rio Rd/US 101 S Ramps 19.5 (B) 22.3 (C) Study Intersection Future Future plus Amended Specific Plan 22.5 (C) 25.1 (C) Approach 1.1 (A) 1.1 (A) 1.1 (A) 1.1 (A) 1.1 (A) Northbound Approach 9.6 (A) No 9.7 (A) 9.7 (A) 9.7 (A) 9.7 (A) Notes: Delay is measured in average seconds per vehicle; LOS = Level of Service; Results for minor approaches to two-way Mitigation M1 M2 M3 M4 Delay Delay Delay Delay Delay Delay (LOS) (LOS) (LOS) (LOS) (LOS) (LOS) 1. Del Rio Rd/EI Camino Real 69.3 (E) 111.9 (F) 111.9 (F) 23.2 (C) 23.2 (C) 29.5 (C) 2. Del Rio Rd/US 101 N Ramps 10.6 (B) 12.6 (B) 9.5 (A) 12.6 (B) 9.5 (A) 12.3 (13) 3. Del Rio Rd/US 101 S Ramps 19.5 (B) 22.3 (C) 22.5 (C) 22.3 (C) 22.5 (C) 25.1 (C) 4. Del Rio Rd/Ramona Rd 1.1 (A) 1.1 (A) 1.1 (A) 1.1 (A) 1.1 (A) 1.1 (A) Northbound Approach 9.6 (A) 9.7 (A) 9.7 (A) 9.7 (A) 9.7 (A) 9.7 (A) Notes: Delay is measured in average seconds per vehicle; LOS = Level of Service; Results for minor approaches to two-way stop -controlled intersections are indicated in italics Bold text = deficient operation; M1= Mitigation 1 ; M2 = Mitigation 2; M3 = Mitigation 3; M4 = Mitigation 4; Mitigations are described in the text above. Finding - With the addition of the Amended Specific Plan scenario traffic to the current configurations, the intersection of Del Rio Road/EI Camino Real would continue to operate unacceptably though at LOS F instead of at LOS E without the added traffic. The modifications to this signal detailed above under Mitigations 2, 3, or 4 would improve operation to LOS C. The other study intersections would operate acceptably under Future Conditions, with or without the Amended Specific Plan traffic and under any of the mitigation scenarios. Queuing Analysis Under each scenario, the projected maximum queues at the study intersections were determined using the SIMTRAFFIC application of Synchro and averaging the maximum projected queue for each of five runs. Summarized in Table 8 are the predicted queue lengths for approaches to intersections where queues are expected to exceed the existing available storage capacity. Copies of the SIMTRAFFIC projections are contained in Appendix B. T 2 Traffic Analysis for the Del Rio Interchange August 26, 2020 Study Intersection Available PM Peak Maximum Queue Length Approach Storage E F F + Amended Specific Plan NM M1 M2 M3 M4 1. Del Rio Rd/EI Camino Real Northbound Left -Turn 280 155 286 397 374 250 256 221 Southbound Left -Turn 150 25 35 43 32 36 31 45 Southbound Right -Turn - - 76 91 81 92 94 111 Eastbound Approach 240 154 210 272 256 280 268 204 2. Del Rio Rd/US 101 N Ramps Westbound Approach 240 84 148 202 96 215 93 58 Eastbound Approach 290 99 195 279 210 263 208 213 Northbound Approach 470 88 97 115 118 128 130 128 3. be Rio Rd/US 101 S Ramps Westbound Approach 1 290 98 132 132 138 127 137 284 Eastbound Approach - Exist 35 115 - - - - - - Eastbound Approach - Future 240 - 111 119 118 134 125 166 Southbound Approach 530 192 362 539 445 333 366 323 4. Del Rio Rd/Ramona Rd Westbound Approach - Exist 35 79 - - - - - - Westbound Approach - Future 240 - 27 30 27 31 38 40 Notes: Maximum Queue based on the average of the maximum value from five SIMTRAFFIC runs; all distances are measured in feet; E = existing conditions; F = future conditions; F+ASP = future plus Amended Specific Plan conditions; NM = no mitigation; M1 = Mitigation 1; M2 = Mitigation 2; M3 = Mitigation 3; M4 = Mitigation 4; Mitigations are described in the text above; Bold text = queue length exceeds available storage With the planned shifting of Del Rio Road/Ramona Road to the west, the distance between this intersection and Del Rio Road/US 101 South Ramps would increase to accommodate queues under all assessed scenarios. Under Future Conditions without traffic that would be generated by the Amended Specific Plan developments, the northbound left -turn queue at Del Rio Road/EI Camino Real of 286 feet would slightly exceed the provided capacity of 280 feet. The addition of the Amended Specific Plan traffic would increase this queue overage to 397 feet without any mitigations applied, and would require Mitigations 2, 3, or 4 to reduce the queue length to remain within the provided storage capacity. The eastbound approach queue at Del Rio Road/EI Camino Real would be within the 240 feet provided between this intersection and Del Rio Road/US 101 North Ramps, at 210 feet under Future Conditions. With the addition of the Amended Specific Plan traffic, this would increase to 272 feet without mitigation, representing an extension of stopped traffic upstream and into the Del Rio Road/US 101 North Ramps intersection. Mitigation 4 would be required to reduce this queue sufficiently to avoid stacking into the upstream intersection. Finding - With the addition of the Amended Specific Plan scenario traffic, Mitigation 4 would be required to reduce queuing to acceptable lengths. Traffic Analysis for the Del Rio Specific Plan Amendment Traffic Analysis 3 August 26, 2020 T3 Buildout of the Amended Specific Plan with Regional Shopping The Buildout of the Amended Specific Plan with Regional Shopping Center scenario shares many similarities to the Amended Specific Plan. The key difference is that the regional shopping center use would be included on the Walmart site. Trip Generation The anticipated vehicle trip generation for the proposed land uses was estimated based on standard rates for "Hotel" (ITE LU 310), "High -Turnover (Sit -Down) Restaurant" (ITE LU 932), "Shopping Center" (ITE LU 820), "Business Park" (ITE LU 770), and "Multifamily Housing (Low -Rise)" (ITE LU 220). Reductions for pass -by trips were applied using the same methodology detailed under the Amended Specific Plan scenario. The expected trip generation potential for the proposed uses is indicated in Table 9, with deductions taken for pass -by trips. The proposed scenario is expected to generate an average of 9,411 trips per day at the driveways, including 334 trips during the a.m. peak hour and 745 during the p.m. peak hour. After deductions are taken into account, the scenario would be expected to generate 9,383 new trips on a daily basis, including 331 during the morning peak hour and 743 during the evening peak hour; these new trips represent the increase in traffic associated with the scenario compared to existing volumes. Land Use Units Daily AM Peak Hour PM Peak Hour Rate Trips Rate Trips In Out Rate Trips In Out Annex West Hotel 120 rms 8.36 1,003 0.47 56 33 23 0.60 72 37 35 Annex East Business Park 190 ksf 12.44 2,364 0.40 76 46 30 0.42 80 37 43 Walmart Site Regional Shopping Center 129.56 ksf 37.75 4,891 0.94 122 76 46 3.81 494 237 257 Sit -Down Restaurant 5 ksf 112.18 561 9.94 50 28 22 9.77 49 30 19 Pass -by -5% -28 -5% -3 -2 -1 -5% -2 -1 -1 Retail Pad 5 ksf 37.75 189 0.94 5 3 2 3.81 19 9 10 Apartments 55 du 7.32 403 1 0.46 25 6 19 0.56 31 20 11 9,411 334 192 142 Subtotal 745 370 375 Reductions -28 -3 -2 -1 -2 -1 -1 9,383 331 190 141 Total 743 369 374 Note: rms = rooms; du = dwelling unit; ksf = 1,000 square feet Trip Distribution The pattern used to allocate new scenario trips to the street network was based on existing traffic patterns. The applied distribution assumptions and resulting trips are shown in Table 10. ■ 4 Traffic Analysis for the Del Rio Interchange August 26, 2020 AM Trips PMTrips 11! ,)tin US 101 South of Del Rio Road 35% 3,284 116 260 EI Camino Real South of Del Rio Road 15% 1,408 48 112 EI Camino Real North of Del Rio Road 5% 469 17 37 Del Rio Road West of Ramona Road 5% 469 17 37 Del Rio Road East of EI Camino Real 5% 469 17 37 TOTAL 100% 9,383 331 743 Potential Interchange Improvements To assess what mitigations might be required to accommodate the trips that would be generated by the Amended Specific Plan scenario, four mitigation scenarios were assessed. Mitigations 1, 2, and 3 are the same as detailed for the Amended Specific Plan scenario. Mitigation 4 was specific to the Amended Specific Plan scenario, so was not included for this scenario; it was replaced with Mitigation 5 which is specific to this scenario. Mitigation 5 includes widening on the Del Rio Road overpass to accommodate the extra traffic that would be generated by the regional shopping center, Mitigation 5 - This option includes any modifications that would be required to achieve acceptable operations with the addition of traffic that would be generated by the Amended Specific Plan Plus Regional Shopping scenario. Along with applying Mitigation 1 and Mitigation 2, the eastbound approach to Del Rio Road/EI Camino Real would need to be widened to three lanes that extend upstream to Del Rio Road/US 101 North Ramps, with one lane each assigned to left turns, throughs, and right turns. Likewise, the westbound approach would need to be widened to include a right -turn pocket. A second northbound left -turn lane would be required to accommodate traffic leaving the shopping center and heading toward the freeway. With these lanes added and appropriate U-turn restrictions, southbound and eastbound right -turn overlaps could be added tofurther improve traffic flow. The Del Rio Road overpass would need to be widened to four lanes, with a through/left-turn combined lane and through lane approaching eastbound to Del Rio Road/US 101 North Ramps and left -turn and through/left-turn combined lanes on the westbound approach to Del Rio Road/US 101 South Ramps. At Del Rio Road/US 101 South Ramps, the southbound approach would need to be expanded to include an additional left - turn lane, and the phasing would need to be modified to split the eastbound and westbound approaches. Interconnect would need to be provided between all three signals to coordinate cycles. Operational Analysis Upon the addition of scenario -related traffic to the Future volumes, the three signalized study intersections would operate unacceptably and require Mitigation 5 to achieve LOS C or better operation. These results are summarized in Table 11, and LOS worksheets are included in Appendix A. Traffic Analysis for the Del Rio Specific Plan Amendment Traffic Analysis �15 August 26, 2020 Study Intersection Future Future plus ASP plus Regional Shopping Approach No Mitigation M1 M2 M3 M5 Delay Delay Delay Delay Delay Delay (LOS) (LOS) (LOS) (LOS) (LOS) (LOS) 1. Del Rio Rd/EI Camino Real 69.3 (E) 182.2 (F) 182.2 (F) 46.4 (D) 46.4 (D) 32.2 (C) 2. Del Rio Rd/US 101 N Ramps 10.6 (B) 38.9 (D) 12.4 (B) 38.9 (D) 12.4 (B) 9.4 (A) 3. Del Rio Rd/US 101 S Ramps 19.5 (B) 35.0 (D) 35.4 (D) 35.0 (D) 35.4 (D) 25.6 (C) 4. Del Rio Rd/Ramona Rd 1.1 (A) 1.1 (A) 1.1 (A) 1.1 (A) 1.1 (A) 1.1 (A) Northbound Approach 9.6 (A) 9.8 (A) 9.8 (A) 9.8 (A) 9.8 (A) 9.8 (A) Notes: Delay is measured in average seconds per vehicle; LOS = Level of Service; Results for minor approaches to two-way stop -controlled intersections are indicated in italics; Bold text = deficient operation; M1 = Mitigation 1 ; M2 = Mitigation 2; M3 = Mitigation 3; M5 = Mitigation 5; Mitigations are detailed in the text above. The intersection of Del Rio Road/EI Camino Real would operate at LOS E under Future Conditions without the additional development associated with the Specific Plan, which would degrade to LOS F with the addition of traffic from buildout of the Amended Specific Plan Plus Regional Shopping scenario without mitigation or with Mitigation 1. Mitigations 2 and 3 would improve operation to LOS D, which would still be unacceptable under current standards. Mitigation 5 would reduce the delay to achieve an acceptable LOS C operation. For Del Rio Road/US 101 North Ramps, the addition of the Amended Specific Plan Plus Regional Shopping scenario traffic to Future Conditions would degrade operations to LOS D. Mitigations 1, 3 or 5 would reduce delays at this intersection respectively to achieve operation of LOS B, LOS B, or LOS A. The addition of the Amended Specific Plan Plus Regional Shopping scenario traffic to Del Rio Road/US 101 South Ramps would worsen the LOS B operations under Future Conditions to LOS D. This LOS D would be sustained with Mitigations 1, 2, or 3, and would be improved to an acceptable LOS C with Mitigation 5. The intersection of Del Rio Road/Ramona Road would operate acceptably under all scenarios assessed. Finding - The addition of the Amended Specific Plan Plus Regional Shopping scenario traffic would result in unacceptable delays at Del Rio Road/EI Camino Real, Del Rio Road/US 101 North Ramps, and Del Rio Road/US 101 South Ramps. Mitigation 5 would be required to improve operations at all locations to LOS C or better. Queuing Analysis Under each scenario, the projected maximum queues at the study intersections were determined using the SIMTRAFFIC application of Synchro and averaging the maximum projected queue for each of five runs. Summarized in Table 8 are the predicted queue lengths for all approaches to intersections. Copies of the SIMTRAFFIC projections are contained in Appendix B. T16 Traffic Analysis for the Del Rio Interchange August 26,2020 Study Intersection Approach 1. Del Rio Rd/EI Camino Real Available Storage E PM Peak Maximum Queue Length F F+ASP plus Regional Shopping NM M1 M2 M3 M5 Northbound Left -Turn 280 155 286 330 330 330 396 181 Southbound Left -Turn 150 1 25 35 49 38 47 39 58 Southbound Right -Turn - - 76 91 97 90 117 97 Eastbound Approach 240 154 210 307 307 305 300 165 2. Del Rio Rd/US 101 N Ramps i Westbound Approach 240 84 148 267 134 270 151 54 Eastbound Approach 290 99 195 436 447 430 367 129 Northbound Approach 470 88 97 225 326 110 202 145 3. Del Rio Rd/US 101 S Ramps Westbound Approach 290 98 132 157 163 154 188 116 Eastbound Approach - Exist 35 115 - - - - - - Eastbound Approach - Future 240 - 111 145 150 151 123 172 Southbound Approach 530 192 362 1119 1196 1115 1218 331 4. Del Rio Rd/Ramona Rd Westbound Approach - Exist 35 79 - - - - - - Westbound Approach - Future 240 - 27 26 30 28 32 43 Notes: Maximum Queue based on the average of the maximum value from five SIMTRAFFIC runs; all distances are measured in feet; E = existing conditions; F = future conditions; F+ASP = future plus Amended Specific Plan; NM = no mitigation; M1 = Mitigation 1; M2 = Mitigation 2; M3 = Mitigation 3; M4 = Mitigation 4; Mitigations are described in the text above; Bold text = queue length exceeds available storage As under the Amended Specific Plan scenario, shifting Del Rio Road/Ramona Road to the west would increase the distance between this intersection and Del Rio Road/US 101 South Ramps to accommodate queues under all assessed scenarios. While the addition of Future volumes would increase the northbound left -turn queue length at Del Rio Road/ EI Camino Real past the 280 feet available to 286 feet, traffic that would be added by the Amended Specifc Plus plus the regional shopping center land uses would extend this length to 330 feet. Only Mitigation 5 with its second northbound left -turn lane would provide adequate storage capacity. For the eastbound approach to Del Rio Road/EI Camino Real, the addition of the Amended Specific Plan Plus Regional Shopping scenario traffic would increase stacking length to 307 feet, such that the back of queue would extend upstream into the intersection of Del Rio Road/US 101 North Ramps as there is only 240 feet between these intersections. Mitigation 5 is the only mitigation assessed that would reduce this queue to a length that would not extend into the upstream intersection, at a projected length of 165 feet. The addition of the Amended Specific Plan Plus Regional Shopping scenario traffic would increasethe westbound queue approaching Del Rio Road/US 101 North Ramps to 267 feet, surpassing the 240 feet available between this Traffic Analysis for the Del Rio Specific Plan Amendment Traffic Analysis 7 August 26, 2020 T? intersection and the upstream intersection of Del Rio Road/EI Camino Real. The added westbound right -turn lane from Mitigations 1, 3, or 4 would reduce this to an acceptable 134 feet, 151 feet, or 54 feet, respectively. With 290 feet available between Del Rio Road/US 101 South Ramps and Del Rio Road/US 101 North Ramps, the addition of the Amended Specific Plan Plus Regional Shopping scenario traffic would increase the eastbound queue under Future Conditions approaching Del Rio Road/US 101 North Ramps from 213 feet to an unacceptable 436 feet, through and well past the intersection of Del Rio Road/US 101 South Ramps. This would be reduced to 129 feet under Mitigation 5; the other options would not reduce queuing to fit within the available stacking space. There is 960 feet available between Del Rio Road/US 101 South Ramps and the US 101 South mainline, but a length of 530 feet for queuing in order to account for deceleration from the gore point to the back of queue on the ramp. The southbound queue would increase from 192 feet under Existing Conditions to 323 feet under Future Conditions. However, the addition of the Amended Specific Plan Plus Regional Shopping scenario traffic would further increase this queue length to 1,119 feet, representing unacceptable spillback onto the US 101 South mainline. This spillback would continue to occur with Mitigations 1, 2 or 3, but would be eliminated under Mitigation 5 which would reduce queuing to 331 feet. Finding - Mitigation 5 would be required to reduce queues to acceptable lengths with the addition of the Amended Specific Plan Plus Regional Shopping scenario traffic to Future Conditions. Alternative Finding - In March 2012, W -Trans presented to the City of Atascadero the Del Rio Road Area Specific Plan Transportation ImpactAnalysis. In this report, which assessed a similar scenario to the Amended Specific Plan Pius Regional Shopping scenario, it was concluded that three roundabouts would be required to achieve acceptable operations, covering the intersections of Del Rio Road/EI Camino Real, Del Rio Road/US 101 North Ramps, and Del Rio Road/US 101 South Ramps combined with Ramona Road. With these roundabouts, the existing Del Rio Road overpass bridge could be maintained. This roundabout mitigation alternative would also result in acceptable traffic conditions for the Amended Specific Plan Plus Regional Shopping Center scenario. K8 Traffic Analysis for the Del Rio Interchange August 26, 2020 Conclusions and Recommendations Existing Conditions • Under Existing Conditions, the study intersections operate acceptably, and most queue lengths are within available storage. The exception is between Del Rio Road/US 101 South Ramps and Del Rio Road/Ramona Road, where the queues in each direction exceed the 35 feet available between the intersections. Future Conditions A Future Conditions scenario was developed using SLOCOG model data augmented with anticipated developments in the study area. Under Future Conditions, the intersection of Del Rio Road/EI Camino Real would operate with unacceptably high delay and unacceptable queue lengths in the northbound left -turn lane. However, the relocation of Del Rio Road/Ramona Road to provide 240 feet of spacing from Del Rio Road/US 101 South Ramps would mitigate the unacceptable queues between these intersections. Amended Specific Plan • The Amended Specific Plan scenario was developed to assess the buildout of the Amended Specific Plan for the area around the Del Rio Road interchange. • Vehicle Trip Generation: The estimated trip generation of this scenario is 4,963 trips per day, including 208 a.m. peak hour trips and 277 p.m. peak hour trips. • Impacts: With the Amended Specific Plan scenario traffic operations and queuing at the intersection of Del Rio Road/EI Camino would be unacceptable based on the established thresholds. • Mitigation: The following mitigation measures would be needed to achieve acceptable operations and queuing conditions: Del Rio Road/EI Camino Real - Traffic signal modifications and lane geometric changes as described in Mitigation 4. Del Rio Road/US 101 North Ramps - Add a westbound right -turn lane to provide two westbound lanes on Del Rio Road from El Camino Real to US 101 North Ramps (as described in Mitigation 1) . • The maximum number of trips that can occur prior to the addition of the westbound right -turn lane at Del Rio Road/US101 NB Ramps and traffic signal modifications at Del Rio Road/EI Camino Real would be 134 weekday p.m. peak hour trips of the 277 total weekday p.m. peak hour trips. This level of traffic increase would equate to the hotel in Annex West (72 weekday p.m. peak hour trips) plus 147 ksf of the Business Parkin Annex East (62 weekday p.m. peak hour trips). + It is recommended that if development of the hotel in Annex West and the Business Park in Annex East are allowed to move forward, the traffic signal modifications described in Mitigation 4 at EI Camino Real/Del Rio Road intersection should be completed prior to occupancy of the Business Park. Traffic Analysis for the Del Rio Specific Plan Amendment Traffic Analysis ' -\ August 26,2020 11 T9 Amended Specific Plan Plus Regional Shopping Center • The Amended Specific Plan Plus Regional Shopping scenario was developed to assess an alternative to the Amended Specific Plan scenario where a regional shopping center would replace several of the uses for the Walmart Site. • Vehicle Trip Generation: The daily trip generation for this scenario is estimated to be 9,383 trips per day, including 331 trips during the morning peak hour and 743 during the afternoon peak hour. • Impacts: With the Amended Specific Plan Plus Regional Shopping scenario traffic added, operations and queuing at the intersections of Del Rio Road/EI Camino, Del Rio Road/US 101 North Ramps and Del Rio Road/US 101 South Ramps would be unacceptable based on the established thresholds. • Mitigation: The following mitigation measures would be needed to achieve acceptable operations and queuing conditions: ➢ Del Rio Road/EI Camino Real - Traffic signal modifications and lane geometric changes including dual northbound left -turn lanes (as described in Mitigation 5). ➢ Del Rio Road between El Camino Real and US 101 North Ramps - Widen the section to five lanes (two westbound lanes and three eastbound lanes (as described in Mitigation 5). r Del Rio Road overpass - Widen the overpass to four lanes (as described in Mitigation 5). v Del Rio Road/US 101 South Ramp - Add a second southbound left -turn lane (as described in Mitigation 5). • The maximum number of trips that can occur prior to the addition of the westbound right -turn lane at Del Rio Road/US101 NB Ramps and traffic signal modifications at Del Rio Road/EI Camino Real would be 134 weekday p.m. peak hour trips of the 277 total weekday p.m. peak hour trips. This level of trafficincrease would equate to the hotel in Annex West (72 weekday p.m. peak hour trips) plus 147 ksf of the Business Park in Annex East (62 weekday p.m. peak hour trips), or 35 ksf of the Regional Shopping Center on the Walmart site (134 weekday p.m. peak hour trips). • It is recommended that if development of the hotel in Annex West and the Business Park in Annex East are allowed to move forward, the traffic signal modifications described in Mitigation 4 at EI Camino Real/Del Rio Road intersection should be completed prior to occupancy of the Business Park. Alternative Mitigation: Construction of a series of three roundabouts would provide adequate capacity and acceptable queuing along the corridor. The existing Del Rio Road overpass structure could then be maintained. These are the same mitigation measures identified in the original Del Rio Specific Plan. • The maximum number of trips that can occur prior to widening of Del Rio Road overpass or implementation of the roundabouts would be 293 weekday p.m. peak hour trips of the 743 total weekday p.m. peak hour trips. This level of traffic increase would equate to the hotel in Annex West (72 weekday p.m. peak hour trips) plus the Business Park in Annex East (80 weekday p.m. peak hourtrips) plus 37 ksf of the Regional Shopping Center on the Walmart site (141 weekday p.m. peak hour trips). . 0 Traffic Analysis for the Del Rio Interchange August 26, 2020 Study Participants and References Study Participants Principal in Charge Steve Weinberger, PE, PTOE Associate Engineer Kevin Carstens, PE Assistant Engineer Kimberly Tellez Graphics Alex Scrobonia Editing/Formatting Alex Scrobonia Quality Control Dalene J. Whitlock, PE, PTOE References City ofAtoscadero General Plan 2025, Crawford Multari & Clark, Omni -Means, Lisa Wise Consulting, and City of Atascadero Community Development Department, 2016 Del Rio Road Area Specific Plan Transportation ImpactAnalysis, W -Trans, 2012 Guide for the Preparation ofTrafficlmpact Studies, California Department of Transportation, 2002 Highway Capacity Manual,Transportation Research Board, 2010 Trip Generation Manual, 10t1 Edition, Institute of Transportation Engineers, 2017 Trip Generation Handbook: An ITE Recommended Practice, 3'd Edition, Institute of Transportation Engineers, 2014 Traffic Analysis for the Del Rio Specific Plan Amendment Traffic Analysis (�((\� August 26, 2020 .`1 Appendices on file with the City of Atascadero EXHIBIT B Amended Cel Rio Road Commercial Area Specific Plan City of Atascadero, San Luis Obispo County, California September 2020 CITY OF ATASCADERO J DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN March 2012 September 2020 design professionals P—riloq 1998 Santa Barbara Street, Suite 200 San Luis Obispo, CA 93401 Adopted July 2012 Amended October, 2020 - INTENTIONALLY LEFT BLANK - CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN Prepared for: The City of Atascadero Prepared by: design professionals Arl ..i --sneers ♦ land surveyors ♦ land planners eda —design professionals 1998 Santa Barbara Street, Suite 200 San Luis Obispo, CA 93401 (805) 549-8658 In Conjunction with: Omni Design Group, Inc. Perkowitz + Ruth Architects Conceptual Design & Planning Company ACKNOWLEDGEMENTS FROM 2012 City Council Bob Kelley, Mayor Tom O'Malley, Mayor Pro Tem Jerry Clay, Sr., Council Member Roberta Fonzi, Council Member Brian Sturtevant, Council Member Planning Commission Chuck Ward, Chairperson Dennis Schmidt, Vice Chairperson Christian Cooper, Commissioner Len Colamarino, Commissioner Beth Wingett, Commissioner David Bentz, Commissioner Mark Dariz, Commission City Staff Wade McKinney, City Manager Warren Frace, Community Development Director Russ Thompson, Director of Public Works Brady Cherry, Community Services Director Kurt Stone, Fire Chief CERTIFICATION 1. Morris McClure Torgcrson. CALC- City Cktrk- of the Cil.% ofAuseadim). 1,.ercbx certify that the fitregoing is a true and Amrwt copy of* OrJinmwe No. 562, adopicd by the AtaNcadms Ciq Courwit at a regular tnecting t1wrtof held on July 10. 201-2. and that it IuLs Kxn duly published puf,,twnt to State I .&A DAIED: Marcia McClure Torgerson, C.M.C. f. Cit% Cjerk Cifw of Atasc;Aiuro. Califomia ORDINANCE NO. -%2 SPECIFIC PLAN DOCVMENT ADOPTION AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ATASCADER0. CALIFORNIA. AMENDING THE ATASCADFRO MUNICIPAL CODE BY ADDING A TABLE FOR THE SPECIFIC PUCKDOCUMENT FOR THE SP -2 ZONING DISTRICT FOR THE DEL RIO COMMERCIAL AREA (SP 2(9)9-0003) DEL RIO COMMERCIAL AREA SPECIFIC PLAN W ALMART STORES IN(-'. / THE ROTTMAN GROUP MONTECITO BANK AND TRUST WHEREAS. an application has twn meived from- A'alman Stores. Inc. (2(Xil S.E. 10th Street Bentonvilk. AR 72716-0350) 0%ncr. and EDA Msign Professionals (1499 Santa Barbara St. Suite NX) San Luis Obisrm. CA q1*401 i Applicant. and: 11c Rottman Gwup (P.O. Box 227 Santa Maria. CA 93456-0221) Omncr, and Omni Dc.-;ign firmtp i h8g I unk Vami Road San I .tris Obiqx)» CA +}3451) Applicant and. Mont,xito Bank and Trust 11010 Swe Street. Santa Barbara, Calitbmia 93141) ONeer. and Omni M -sign 6roup (689 lank- Farm Road San Luis Obispo. CA 9?453) :applicant, to consider Plartming Applications PUN NX)7-1245 and PIN 2007-124h. for a pt,.)jcct oomsisting of 0coeml Plan Amic-ndment& /onc I*cxt and Map Amendments. Specific Plan. Vesting Tentat4e Parcel Maps. Tree Rentmal Perruits and certification of an Unvironmcntal Impact Report ("EIR'j on a 39.3= acre site located on Ul tarnino Real and Del Rio Riiad. Amscadem. CA 4.3422 (APS (99-112-002. 018. 019, o22. o36. 09.049-151-N)5, o36. 07. (14().(41.049-14,)2-020,031.(132.04$.048.056 and (99.131-070): and. WHEREA& the sites current 6crwral Plan Land I w IN.-signation is tieneral Commercial 46C), Connimmial Park (CPK). Single-r-wnilN Roidential (SUR -Xi. lfigh-Dcnsit� kc-stdcritial (110R). Medium-Dcn-,itvResidcntial ('MDR). and Suburban Ustatcq(Sl7n.ind. WHERrAS. the ?,ite*-. current Zoning, Designation is Commercial Retail (t R). Commureial PA WPK i, kvsidcotial -Single-FamiN I RSI--Xf. Residential Multi 1-atnily o RAIF- '101. Residential Multi Famib; (RNIF l.m. and Residential Suburban (RSI.and, City of Atascadero Ordinance No. 562 Page 2 of 11 WHEREAS, the Planning Commis ion ltam recommended that the City Council approve a GeneW Plan Uund Use Diagram Amendment to change the Land (Ise M-Nitnation of lots within the project site to Commercial Retail t CR j. High -Density Residential (I IDR). and Single- Famik Residential (SYR -Xi, and. WHEREAS. the Planning Commission has recommended that the City Council approve a toning Ordinance Text ( ha nge and lAoning flap Arrivridiricrit it., c%tablkh zoning code tcxt for Specific Plan Zone 2 and to change the zoning oflov; with the project area to Commercial Retail WR). Ks.-Amlial Singlv-Fxmilt' 4RSF-.X). and Residential Multi Fa mil) MMF-20i. %Nith a Specific Plan Zone 2 mcrlaN on the crititc project site; and. WHEREXS. the 6encral Plan has designated the project site as an area requiring a co mprelicriske master plan in order to minimize environmental impacts and numimi/e corrimunit% compatibility tGencral Plan Table 11-31 and to promote oTJvrl% and harmonious dcs etopnivot and tocnhanix the opportunity to best utilize Kpcclal Site characteristic.'. and. WHEREAS, a Final LIR. Finding or Fact and Statement of Ovcrriding Consick-rution" ha% c been prepareJ for the project and made a-% ailable for public re% iew in accordance with the tequiremeriv, of the California Ftv6ironmental Quality Act (('I,.QA)-. undl. WHEREAS, the laws and regulations relating to the pmparation and public notice of em ironmcntal documents. asset forth in the State and local guidelines for implementation of the California Environmental (Atalit.k Act (CI-QAt have been adhered to: and. WHEREAS. the Final FIR. rindirte of Fact and 'itaw-mcrit of 0%crriJing Con%idcrations halve been tecommcn&J by the Planning Corrimitsion bor cvnification to the flit} Council: and. WHEREAS. the, Planning Commission has determined that it is in the hest intercrit mot the City w enact this amendment to the Cdc Fext to prow -m the health. satc% acrd ixeWre ofits citizens b% applyine-orderlN. de%cloprucat and expanding commercial opportunities within the City: and, WHEREAS, timely and properl% noticed Public 1-1carings upon the subject Specific Plan application%as held bv the Planning Conunis-sion and C&, Council (if the (*it% ofalta Ncadero at which hearing eviactice, oral and documentary. was admitted on behalf (if said zoning amendments, and, WHEREAS. the Planning Corninkiion of t1w Cite of Alawadcro. at a Public Hearing held on June 5, 2012. Ntutlued and con ddercd the DO Rio Road Commercial Area Specific Plan (SP after Arm studying and considering the Final rlR. I-inding, of N3vt and Statement of Overriding Consitk-ratiom% prepared for the prujcvt.and. WHEREAS, the Planning ('41trimissionofthe City of -Mascadero recommended the cite Ciwncil approve the Del Rio Road Commercial,\rca Specific Plan iSP NKN-00ol): and. WHERE vsthe Atuscadcro ciq council. it a l'uhitc I [citing held on June 2fi. 2012. :Sludic,d the Planning Commission". recommendation and considered the Del Rit. Read City of Ataseadeto Ordinante No. 562 Page 3 of tt Commercial .Area Specific Alan (SP 2t9-0(*3). after first Atidting and considering the Final EIR. Finding: of Fac! and Statement att'Ch-errtding Considerations prcparcd for the projco: and. NOW. TUFRlr,FORF, T"V. (11TV 1COUNCII. OlF 'I'lli Ci'T1r OF A'TASCDF RO IIV RF8V ORDAINS AS FOLLOWS: SECTION 1. Findings for Approx al of Del Rin Road Commercial ;area ;specific Plan. Tlie C'it% Council finds as follou i. I. The proposed project or use satkfie% all applicable provisions of the Title. I?,oning Ordioauct) including the SP -2 Ordinanr c; and, 2, The establishment, sant! 4imbsequent operation or conduct of the use will not. because of the circumstances and conditions applied in the particular cask. be detrimental to the beadth, safety, or wctfare of the general public tit penins residing or working in the neighborhood of the use, or be detrimental or injurious to proptMs or impress ements in the virinih of the use; and, 3. The proposed Specific flan wilt be compatible with existing or desired conditions in -surrounding neighborhoods and surrounding General Pisan land uses and General Plan policies. As €liwtiswd in General Platt Aniendinctit Finding No. 5. the. phspat',ed Princes will lk. compatibic .with ::xis€ing and de-,ircd condititim, in surrounding neig.htiorhootis. The propo- 4 Pra�ject %t,uld sl m& the dex0opmen, of an c t#icicnt and attractke roniniunitc retail hub in North Atasa lcro. l he Project will :,eats: this guesting local ,!misted fir retail p",duv6. �'riv,tfws and re`twur':ints. in North Atascadcru. uhilc at the same tithe reviudiring uric or the Cit-y's largo :teed inerts: visible proprrtics lmattd just off l bgh%a- 101. Approval of ti;e Projvvl wilt .shute for tit development tai" a master pl;arua:d ciatnmem ial ccn€er consistent with Gmeral flan policies. As di%cu-said in devil its Genial Flan Amendment finding No, 4. the proposed Pttiit.-;°t is ill caritomtamx with the Adopted Gencnil Hiatt Coals, policies. and Prugtrains and tic overall intent of the t icticral Plan 4. Modification of zoning rrgulatione. development standards. or processing requirements is warranted by the design and amenities incorporated. As discus,wd in tscneral Plan Atuendtn nt Finding, :No. 3 and 5, pnijm desig", fraturrN :.inti anicnitic% will trutist irm t suers -heli underutilised location into ;a a ihrant tcwl hint in art ideal location. providing at Ac%thetic ;hitt cotmr mmol ht,tin to the immediate and surrounding areas acid servings the' s;ro"ing local demand for retail and grtx;%:rics in North At.asc:adcro, With incorpt)ration of the sift design. landscaping and archheviural features di.,u scil in the ticnRral Plan Amendment Fending s, the Prgjw has tx-Ln specificalIN designed to he compatiitic with existing developtneiit, a ighborlitKO, anti the onvirtinntent. Without the City of AtsscsdeM Ordinance Pio. 563 approval of the Specific .Plan. loco: Change and iictiml Plan Amendment. ifte Cie.'s goal of creating in .efficient. attrctiNe and cohc%ive master -planned commercial center of this type at this ideal location would not be possible. In AJdifiem to creating additional employment and businm opportunities and attracting much needed tax revenue, the Project will ,466,6 the yang time demands of residents for a grocers store in the northetn .pm of the City. while Mycring a *wd array of convenient shopping and restaurant options. Accordingly, modification of zoning regulations and Jcwtopmcrtt standaards is warranted by the Project design and the amenities provided b; the. Proiect. 5. The Spteifie Plan standards or processing requirements will enhance the opportunit}' to best utilise special characteristics of an area and will have a beneficial tl'fect on the area, the prop sed General Plan Amendment. Zone C'hange and Specific Plan u.,uld allow the development of a tttastcT-planned. vibrant and attractive and whesic e community retail huh to North Atsxadc:ro which is not possible undcr the current coning. ilw Pnl,cx:t `till serve the grotting hv¢aal demand for discount retail. y ro erics and restaurants in North Atawaadero. while at the same time revitalizing one of the Citv's tamer and more tisiblc propcnics. Approval of the Spc°cific Pian, /one Cfiaangc and General Plaut Amendment will alloses development of a commercial center and economic development of the area. The purp)se of the Del Kao Road Commercial Area Specific Plant is to assist in the development of the ,ite in a manner that bcntefits local shoppers. the general public, and the City of Atascadero. The Specific Plait accomplishes these psntpo cs by providing for the efficient use of land, ensuring comptatihilcty het%c n cxkting and proposed land eases. and establishing* envirownental and development stautdards and procedures to he -net in des-clopnncnt of the Srwilw Plan urc i, The dete:lopment regulations contained in the Specific Plan address the unique characteristics c -f the site and ,surrounding properties. as well as the needs of the commercial land uses Proposed for the site. ncsr effort% are intended to feaster greater economic development and design oM)rtunitic3 than could he achieved through the use (if conventional Yoning and development standards. The benefits derived from the Specific Plan cannot be reasonably achieved through existing development standards tar processings requirements, -Fite lel ilio fie+ad Commercial Area Specific Plan scrves as the overlay zc+nc fi+r the Prgjca The Specific Plan. together with the underlying zoning tin the sites. establishes permitted uses and provides development reguiations. requirements, and design guidtlincs for all dcvetoprttcnt within the h0tindaTICS of the tiNMIC Plan area. The Specific Platt specifics lance use standards, :and policies for the site and establi,sks additional design ,guidelines as well as landscaping. lighting.. signage, fencing and ,c reening, ern -site circuhition, loading and outdoor storage standard, that are not required in the Code and than cn urr a high %tandard of design fi)r the site- In addition, it facilitates design integrity between the variety of use% (i.e.. City of Atescaderia Ordinance No. $62 Page 6 of 11 achicvcs ticnzral Plan objective of a mrastcr planned commercial century. Also, tl,K- additional area gWncd fbt redesignating the residential parcels located at the back of the: site to commercial will allow for a res, dcn c pniject that can implement ,additional landscaping, and buffer areas throughout the site. to further blend the Prciiec.t with the surrounding area. 6. Benefits derived from the Specific Plan Zone 2 zone cannot be rea%onably achieved through existing development standards or proccising requirements. The benefits derived from the specific flan cannot S. reasonably achic' ed through existing de%elopment standards or processing requirements. Flic Specific Plan s kvilict, land use standards and policies for the site and establishes additional design guidelines as •sell as and landscaping. lilcbting. signage tinting and screening. on-site circulation. l(Wing and outdoor ,,turagc standard,, that are beyond the Municipal Cole standard in order to ensure a high standard of design .:and comptatibiGt} for the site. In addition. it facilitates design integrity bet% cen the %arieti, of use; ii.e. acltieaes tkcneral Pian objective of a master planned wl commercial ceatcri. Also_ the additional area gained h} redesign:ating the rc%idential parcel-, located at, the back of the site to commercial %till altou for a lass dense project that can implement additional landscaping and butler ureas throughout the site. to further blend in with the surrounding aria. 7. The Specific Plan development standards or processing requirements is warranted to promote orderly and harmonious development and offers certain redeeming features to compensate for requested modifications. As discussed in tieneml Ilan Atnendincnt Finding, \it, 3 :and 5, in addition to ren italix`itag one of the: City's larger and rn)re vi-sible preji tics, the Project would sent as an example for the communit% in energy efficiency by. incorporating a curict, of sustoinabilitys features in the construction. design and or-ration of the store that would tvducc its demand for tesotarves, utilise non-toxic matericsls. anis promote waste reduction. The additional area gained by reicsigmting tht residential parcels located at the back of the site to comrncicial will ufleaw tut s kc's.; dense project that can implement additional landscaping arras. rhe IiNject would siker exceed the: i ity':s minimum 1, n%iK aping nNuiremcmi and contain robust landscaping and gwer rw to enhaate. e the site and scrvvii pea iwd knee. 8. The Specific Plan desclopment standards or processing rrquiremtntt is %warranted to promote orderly and harmonious de►elopment and will suntrfeineut or_supersede an-, adapted ordinanees, reeulatioas and standard% of the City %hieh area ticable. I he IM ttio Raid C'annmcrciai Area Specific Plan imptementy stir }remit ;and policies of the tit- of Atascadero tiencral Plan nathin the Spceitic Flan arca. The 5pcofic Plant is gcncraff} consistent %ith the t "itv of Atascadens Municipal yeast. but provides additiostai cit:%•elopnte'nt standards and guidelincc that are custvnitral to iuhie%4 the Nj)"ifit. tiisivn for the project area 'I he t arc utiliccJ City of At"cadero Ordinance No. 552 Pape 6 of 11 Alt ItOriain aspects, such a. the rnrnitnum parkintt ,pacc� rMsttarted. tth}le dw Specific Plain Maaides vthet standards and itcndrlittc- that are tailored to the specific de�elopmetil povoscti for the Del hien Road Commercial Arta Specific Plan. Development re-gulations and requirements contained in the Specific Plan supplement or replace these of the City of Atascadero :Municipal Code a: they might othumiscr apply it, finds within the Irl ltio Road Commercial :'Crag - Specific Plan arra. For projects within the Srxvific Plan area, poliei4s and standards in the Ciel Rio Road Commercial Area Specific flan take precedence ores m avc general policiks and ma ndards applied through the rest of the City. To the extent the provisions of the Specific Plan and the Atascaderti Municipal Code are in conflict, the provisions of the Specific Plan will pre, ail, In situations where policies ter stwxlards relating to a particular subject have not t»n provided in the Specific Plan, the existing policies and standards of the Afasvadcro Municipal Code shall conlinue to apply. SECTION Z. Approval. The Atascadcro City Council, in a regular session aswnibled on June 26, 20)2. approved the t)rl Rio Road Commercial Area Specific plan for the SP-_' zoning oti May district wi de%crilted in the following. I . EXHIBIT A; IM iiia C'ommcrcial Area Specific; Plan 2. FNIIIHI'l H- Addendum - Del Rio Road CommercialArea Specific Platt S1F.Ct`tON 3; 1 sumnu-in of this ordinance. approved by the City Atturney.. together with the ;tees and noes. shall Ise, puhlishcd twice; at least five Jags priorto it4 final passage in the Atasc,adero News, a ne%spaper published and virculated in the City of UtNcadcto. and. tscfore the expiration of fifteen 4151 days after its final passage. tit the Ata_wadero Nc t, s. a neu spaper published and circulated in the City of Ata%o%lero. A copy of the full text of this ordinance shall tae un file in the City Clerk's Office on and after the, date follow ing introduction anti passahr toad -hall K, asailablc ter any interested member of the public. City of Ataacadero Ordinance No. 562 Page t of it INTRC)D CFD at a regular mtvdng of the City C'ou'ncil held on lane 't:. 2012. ani PASSED ani AUC3 TED leo the City Council of the City, of Atas adem. tiwe cit"California. vn July it), 2012. to the following roll call %ote: AYES: Council Mertttxrrs Clay. Fonzi. O'Siallcti. Sturtevant and Mayor Kelley '_ OES: None ABSTAIN: Xlotw ABSENT— Nonc CITY Or A'lASCADER0 .134sh Kelley, Map-r�7 A ITE -ST: Marcia McClure Torgerson. CA-I.C. itv Clerk. APPRCiVI= AS TO FORM - Brian A. Pierik. City Attomy DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN TABLE OF CONTENTS I OVERVIEW 1.1 Purpose 1-1 1.2 Legal Authority 1-1 1.3 Project Location 1-2 1.4 Project Description & Objectives 1-2 1.5 Development Approval Components 1-6 1.6 Relationship to General Plan & Zoning Ordinance 1-7 1.7 California Environmental Quality Act (CEQA) Compliance 1-7 II SETTING & EXISTING CONDITIONS 2.1 Existing Land Use Conditions II -1 III -1 2.1.1 Existing Land Use & Zoning Designations II -1 3.1.3 Single Family Residential (SFR -X) 2.1.2 Surrounding Land Uses & Zoning Designations II -3 2.2 Existing Circulation 11-4 3.2.2 North End Project Site 2.2.1 Regional Circulation 11-4 111-6 2.2.2 Local Circulation 11-4 3.3.2 Non -Vehicular & Public Transportation Access Policies 2.2.3 Public Transportation I1-5 2.3 Existing Physical Conditions II -6 2.4 Existing Utilities 11-7 III LAND USE PLAN 3.1 Land Uses III -1 3.1.1 General Commercial (GC) III -1 3.1.2 High Density Residential (HDR) III -1 3.1.3 Single Family Residential (SFR -X) III -2 3.2 Land Use Policies 111-2 3.2.1 South -East Project Site 111-4 3.2.2 North End Project Site 111-5 3.3 Circulation Policies 111-6 3.3.1 Vehicle & Truck Access Policies III -6 3.3.2 Non -Vehicular & Public Transportation Access Policies III -7 CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN i DEL_ RIO ROAD„ COMMERCIAL AREA s SPECIFIC PLAN TABLE OF CONTENTS 3.4 Public Facilities Policies 111-13 3.4.1 Water Policies 111-13 3.4.2 Wastewater & Sewer Policies 111-13 3.4.3 Storm Drainage Policies 111-14 3.4.4 Electricity Policies 111-15 3.4.5 Natural Gas Policies 111-15 3.4.6 Communications Policies 111-15 3.5 Grading Policies 111-16 3.6 Community Facilities Policies 111-16 Iv DEVELOPMENT STANDARDS 4.1 Commercial Retail (CR) Development Standards Iv -1 4.1.1 Permitted Uses Iv -1 4.1.2 Property Development Standards iv -2 4.2 Residential Multiple Family (RMF -20) Development Standards iv -2 4.2.1 Permitted Uses iv -3 4.2.2 Property Development Standards iv -3 4.3 Residential Single Family (RSF-X) Development Standards iv -3 4.3.1 Permitted Uses iv -3 4.3.2 Property Development Standards iv -3 v DESIGN GUIDELINES 5.1 Commercial Retail (CR) Design Guidelines v-1 5.1.1 General Design Concepts v-1 5.1.2 Landscaping v-10 5.1.3 Parking & Parking Lot v-15 5.1.4 Lighting v-15 5.1.5 Signage v-15 5.1.6 Fencing & Screening v-16 5.1.7 On -Site Circulation v-17 5.1.8 Loading v-17 CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN ii DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN TABLE OF CONTENTS 5.1.9 Outdoor Storage v-18 5.2 Residential Multiple Family (RMF -20) Design Guidelines v-18 5.3 Residential Single Family (RSF-X) Design Guidelines v-18 VI IMPLEMENTATION AND ADMINISTRATION 6.1 Interpretation VI -1 6.2 Definition of Terms VI -1 6.3 Enforcement VI -1 6.4 Severability VI -1 6.5 Implementation of Development Standards vi -2 6.6 Implementation of Design Standards vi -2 6.7 Application Processing vi -2 6.8 Financing & Phasing of Development vi -3 6.8.1 South -East Project Site vi -3 6.8.2 North End Project Site vi -4 6.9 Maintenance vi -4 6.9.1 City Maintenance Responsibility vi -4 6.9.2 Other Agency Maintenance Responsibility VI -5 6.9.3 Private Maintenance vi -5 6.10 Substantial Conformance vi -5 6.10.1 Procedure vz-6 6.11 Specific Plan Amendments vi -6 CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN iii -_ DEL RIO ROAD _ COMMERCIAL AREA CIFIC PLAN VII EXHIBITS Exhibit 1: City of Atascadero Existing Land Use Exhibit 2: City of Atascadero Proposed Land Use Exhibit 3: City of Atascadero Existing Zoning Exhibit 4: City of Atascadero Proposed Zoning VIII APPENDICES Appendix A: Precise Description of Specific Plan Boundary Appendix B: Project Consistency Analysis TABLE OF CONTENTS VII -1 VII -2 vii -3 vii -4 A-1 C-1 CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN iv ©EL_R_ i ROAD COMMERCIAL AREA SPECIFiC PLAN LIST OF TABLES Table 1-1: Specific Plan Land Use Summary Table 2-1: South -East Project Site Land Use & Zoning Designations Table 2-2: North End Project Site Land Use & Zoning Designations Table 2-3: Surrounding Land Use & Zoning Designations Table 3-1: Specific Plan Land Use Summary Table 4-1: Commercial Retail (CR) Development Standards LIST OF FIGURES TABLE OF CONTENTS Figure 1-1: Del Rio Road Commercial Area Specific Plan Site Vicinity I-4 Figure 1-2: Del Rio Road Commercial Area Specific Plan Conceptual Plan I-5 Figure 2-1: Specific Plan Existing Land Use & Zoning Designations II -2 Figure 3-1: Del Rio Road Commercial Area Specific Plan Conceptual Land Use Plan III -3 Figure 3-2: Del Rio Road Commercial Area Specific Plan Conceptual Circulation Plan III -8 Figure 5-1: Architectural Design Concept — Main Features v-3 Figure 5-2: Architectural Design Concept — Secondary Features v-4 Figure 5-3: Architectural Design Concept — Outdoor Space v-5 Figure 5-4: Architectural Design Concept — Architectural Theme Elements v-6 Figure 5-5: Conceptual Landscape Palette Figure 5-6: Del Rio Road Commercial Area Specific Plan Signage Program V-9 12 CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN V _ DEI-Rio ROAD COMMERCIAL AREA SPECIFIC PLAN OVERVIEW I OVERVIEW 1.1 Purpose 1-1 1.2 Legal Authority 1-1 1.3 Project Location 1-2 1.4 Project Description & Objectives 1-2 1.5 Development Approval Components 1-6 1.6 Relationship to General Plan & Zoning Ordinance T-7 1.7 California Environmental Quality Act (CEQA) Compliance 1-7 CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN OVERVIEW OVERVIEW The Del Rio Road Commercial Area Specific Plan ("Specific Plan") Layout encompasses two sites totaling approximately 39 acres (the "Specific Plan area") generally located at the intersection of Del Rio Road and EI Camino Real in the northern portion of the City of Atascadero (the "City"). The Specific Plan is a comprehensive plan for the development of vacant commercial parcels at the Del Rio and EI Camino Real intersection. These large development sites comprise significant opportunity locations for expanding jobs, tourism and housing in the northern end of the City. 1.1 PURPOSE The purpose of the Del Rio Road Commercial Area Specific Plan is to assist in the development of the site in a manner that provides jobs and economic development in the City of Atascadero to help balance the significant imbalance of jobs to housing. The Specific Plan accomplishes these purposes by providing for the efficient use of land, ensuring compatibility between existing and proposed land uses, and establishing environmental and development standards and procedures to be met in development of the Specific Plan area. The development regulations contained in the Specific Plan address the unique characteristics of the development sites and surrounding properties, as well as the needs of the commercial land uses proposed for the development sites. These efforts are intended to foster greater economic development and design opportunities than could be achieved through the use of conventional zoning and development standards. The Del Rio Road Commercial Area Specific Plan serves as the overlay zone for the combined South -East and North End Project sites. This Specific Plan, together with the underlying zoning on the sites, establishes permitted uses and provides development regulations, requirements, and design guidelines for all development within the boundaries of the Specific Plan area. 1.2 LEGAL AUTHORITY The Del Rio Road Commercial Area Specific Plan has been prepared in accordance with California Government Code, Title 7, Division 1, Chapter 3, Article 8 Sections 65450 through 65457. The California Government Code authorizes jurisdictions to adopt Specific Plans by resolution as policy documents or by ordinance as regulatory documents. The law allows preparation of Specific Plans, as may be required for the implementation of the General Plan, and further allows for their review and adoption. Specific plans act as a bridge between General Plan and individual development standards and guidelines, capital improvement programs and financing methods into a single document that is tailored to meet the needs of a specific area. The Specific Plan implements the following: (1) General Plan land use designation of General Commercial and zoning designation of Commercial Retail for the South -East and North End commercial centers; (2) General Plan land use designation of High Density Residential (HDR) and zoning designation of Residential Multiple Family -20 (RMF -20) for the Multiple Family South -East Outparcel; and (3) General Plan land use designation of Single Family Residential and zoning designation of Residential Single Family -X (RSF-X) for the Single Family North End Outparcel. The standards contained in the Specific Plan have been adopted by ordinance and are enforceable to the same extent as standards contained in the Zoning Ordinance and other City CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN z-1 _ DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN y OVERVIEW Codes. In the event of an inconsistency between the Specific Plan and the underlying zoning regulations, the provisions of the Specific Plan shall prevail. The meaning and construction of words, phrases, titles and terms shall be the same as provided in Atascadero Municipal Code and Atascadero General Plan, unless otherwise specifically provided in the Specific Plan. 1.3 PROJECT LOCATION The Del Rio Road Commercial Area Specific Plan is comprised of two sites totaling approximately 39 acres that are located in the northern portion of the City of Atascadero in close proximity to U.S. Highway 101. The South -East Project site is bounded by Del Rio Road to the north, EI Camino Real to the west, Rio Rita Road to the east, and residential uses to the south. The North End Project sites are bounded by residential and commercial lots to the north, residential lots to the east, undeveloped commercial uses on EI Camino Real and Highway 101 to the west, and Del Rio Road and vacant commercial lots to the south. The legal description for the Specific Plan area is contained in Appendix A. The location of the Specific Plan area is illustrated in Figures 1-1: Del Rio Road Commercial Area Specific Plan Site Vicinity and 1-2: Del Rio Road Commercial Area Specific Plan Conceptual Site Plan. 1.4 PROJECT DESCRIPTION & OBJECTIVES Below is a general description of the South -East Project and North End Project. More detailed information on the combined projects is provided in Chapter 3: Land Use Concept. The development of the South -East Project site is proposed to be subdivided into four lots; one lot proposes a major tenant site; two other parcels are designed for smaller Commercial sites (Outparcels), and one additional parcel is designed for residential development (Multiple Family Outparcel). The South -East Project site totals approximately 26 acres, and is located at the southeast corner of EI Camino Real and Del Rio Road. The Master Plans of Development for the North End Project sites include a commercial / business park on eight parcels as well as one Single Family Outparcel and a tourist serving use on the west side of EI Camino Real. The North End Project totals approximately 13 acres, and is located on the northeast corner of EI Camino Real and Del Rio Road and on the west side of EI Camino Real approximately 500 feet from the centerline intersection of Del Rio Road and EI Camino Real. A summary of the land uses within the Specific Plan area is presented in Table 1-1: Specific Plan Land Use Summary. Implementation of this Specific Plan will accomplish the following objectives: ■ Implements the Atascadero General Plan providing development consistent with the City's planned land uses; ■ Provides development that maximizes the property's use potential in a manner consistent with the City's General Plan; ■ Maximizes and broadens the City's sales tax base by providing local and regional job producing and tax -generating uses; ■ Improves and maximizes economic viability of the currently vacant and underutilized project site and area through the establishment of a new commercial/jobs center; CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN i-2 DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN OVERVIEW ■ Creates additional employment -generating opportunities for the citizens of Atascadero and surrounding communities; • Develops smaller, locally oriented retail and restaurant uses to complement the employment uses; • Provides where necessary adequate infrastructure and public amenities; ■ Enhances the local economy by capturing job opportunities that are leaking to adjacent cities; ■ Complements the existing retail base in the City of Atascadero located in the southern part of the City; • Locates a commercial project at the intersection of two major streets, providing convenient employment, tourist serving, residential, and shopping opportunities for residences on the north side of Atascadero consistent with the General Plan's (Urban Form Frameworks; ■ Ensures the consistent and rational development of the site in accordance with established functional, environmental, and aesthetic standards. TABLE 1-1: SPECIFIC PLAN DEVELOPMENT SUMMARY Assumed square -footage based on trip generation. Building floor area may change provided that total trip generation for each site remains equal to or less than the total trips assumed in the 2020 traffic analysis. Should either peak hour or total daily trips exceed the assumed numbers, an additional traffic study will be required to show no increase in impact. Should impacts occur, a new environmental analysis will be required. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN i-3 LAND_AREA FLOOR AREA / DENSITY _t SOUTH-EAST PROJECT SITE PARCEL + SITE AREA BUILDING AREA _ _ _ MAJOR TENANT PARCEL 19 ac. 129,560' sq. ft. _ COMMERCIAL OUTPARCEL IT 1 ac. 5,000* sq. ft. COMMERCIAL OUTPARCEL 1 ac. 5,000* sq. ft. MULTIPLE FAMILY OUTPARCEL 2.8 ac. 67 d.u. DEDICATIONS 2.2 ac. -- _ SUBTOTAL SOUTH-EAST 26 ac. (gross) 139,560* sq. ft. (44 d.u.) PROJECT SITE NORTH END PROJECT PARCEL_ SITE AREA _ BUILDING AREA COMMERCIAL PARCELS (NORTH 9.3 ac. 193,000* sq. ft. END PROJECT SITE —_EAST) HOTEL (NORTH END PROJECT 1.7 ac. 73,833* sq. ft. / 120 SITE —WEST) rooms _ SINGLE FAMILY OUTPARCEL 1.7 ac. 6 d.u. _ DEDICATIONS 0.3 ac. -- _ SUBTOTAL NORTH END 13 ac. (gross) 266,833* sq. ft. 6 d.u. _ _ SPECIFIC PLAN _ TOTAL 39 ac. gross 406,393* sq. ft. (50 d.u.p. Assumed square -footage based on trip generation. Building floor area may change provided that total trip generation for each site remains equal to or less than the total trips assumed in the 2020 traffic analysis. Should either peak hour or total daily trips exceed the assumed numbers, an additional traffic study will be required to show no increase in impact. Should impacts occur, a new environmental analysis will be required. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN i-3 DEQ Rio R_oAD COMMERCIAL /_AREA SPECIFIC PLAN OVERVIEW S Figure 1-1: Del Rio Road Commercial Area Specific Plan Site Vicinity CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN t-4 F_ LU 6 DEL Rio ROAD_ COMMERCIAL AREA SPECIFIC PLAN OVERVIEW 1.5 DEVELOPMENT APPROVAL COMPONENTS The components of the development approval process for the South -East Project and North End Project sites are discussed below. The City has issued the following development approvals for the South -East Project and North End Project sites concurrently with the Specific Plan adoption: General Plan Land Use Diagram Amendment. A General Plan Land Use Diagram Amendment adopted by the City of Atascadero which changes: (1) the South -East Project's (a) High Density Residential (HDR), Medium Density Residential (MDR), and a portion of the Suburban Estates (SE) designated property to General Commercial (GC); and (b) 2.8 -acre remainder of the existing residentially designated property to HDR to accommodate a Residential Multipie Family (RMF -20) use; and (2) the North End Project's (a) Single Family Residentiai-X (SFR -X) and Commercial Park (CPK) designated property to GC; and (b) 1.7 -acre remainder of the existing residentially designated property to SFR -X in order to accommodate a Single Family use. Existing and proposed Land Use diagrams can be found in Exhibits 4 and 5. Del Rio Road Commercial Area Specific Plan. The Specific Plan, adopted by ordinance, serves as the implementation tool for the General Plan and overlay zone for the combined South -East Project and North End Project sites. The Specific Plan, together with the underlying zoning on the sites, establishes permitted uses and provides development regulations, requirements, and design guidelines for the Specific Plan area. In the event of an inconsistency between the Specific Plan and the underlying zoning regulations, the provisions of the Specific Plan shall prevail. Zone Change. A Zone Change adopted by the City of Atascadero which changes: (1) the South -East Project's (a) Residential Multiple Family -20 (RMF -20), Residential Multiple Family -10 (RMF -10), and a portion of the Residential Suburban (RS) zoned - property to the CR Zone; and (b) 2.8 -acres of residentially zoned property to RMF -20 to accommodate a Multiple Family use; and (2) the North End Project's Residential Single Family (RSF-X) and Commercial Park (CPX) zoned property to the CR and RSF-X zones. Existing and proposed Zoning diagrams can be found in Exhibits 6 and 7. After the City of Atascadero deemed complete the project applications for the development approvals, including an application for Vesting Tentative Parcel Map AT09- 0073, and commenced preparation of the Specific Plan EIR, the City of Atascadero approved a General Plan update to modify the High Density Residential (HDR) land use designation from a maximum of sixteen units per acre to a minimum of twenty units per acre. The City approved a corresponding Zoning Ordinance text change and Zoning Map to change the RMF -16 Zoning District to RMF -20 (minimum 20 units per acre), and subsequently amended the name of the zone to RMF -24. Consistent with the recent update to the City of Atascadero General Plan and Zoning Ordinance, the proposed multiple family portion of the South -East Project Site is zoned RMF -24. Assumed development potential at this increased density was assessed as part of the 2020 traffic analysis update and therefore, the site can be developed under the full density of the RMF -24 zoning district. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN I-6 DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN OVERVIEW Subdivision via Vesting Tentative Parcel Maps. Approved Vesting Tentative Parcel Maps which reconfigure the: (1) South -East Project site consisting of 11 parcels into four separate parcels for a major tenant site, two Commercial Outparcels, and one Multiple Family Outparcel; and (2) North End Project site consisting of 7 parcels into eight commercial retail parcels and one remainder parcel for future residential development as allowed by Section 66426(c) of the Subdivision Map Act. ■ Tree Removal Permits and Protection Plans. Approvals to remove approximately 86 native trees on the South -East Project site and approximately 46 native trees on the North End Project sites to accommodate the proposed development scheme. Development of the South -East Project and the North End Project consistent with the development approvals described in this Section 1.5 shall be processed in accordance with Section 6.7: Application Processing, of this Specific Plan. The development approvals are contained in the Master Plan of Development(s). 1.6 RELATIONSHIP TO THE GENERAL PLAN & ZONING ORDINANCE The City of Atascadero adopted its General Plan on June 25, 2002. The Del Rio Road Commercial Area Specific Plan is consistent with and implements the goals and policies of the City of Atascadero General Plan within the Specific Plan area. Appendix B, the Project Consistency Analysis, demonstrates how the Del Rio Road Commercial Area Specific Plan is consistent with the General Plan. Accordingly, all projects that are found to be consistent with this Specific Plan are deemed consistent with the General Plan. The Del Rio Road Commercial Area Specific Plan is generally consistent with the City of Atascadero Municipal Code, but provides additional development standards and guidelines that have been customized to achieve the specific vision for the project area. The City's zoning standards are utilized for certain aspects, such as the minimum parking spaces required, while the Specific Plan provides other standards and guidelines that are tailored to the specific development proposed for the Del Rio Road Commercial Area Specific Plan. Projects shall be evaluated for consistency with the intent of Specific Plan policies and for conformance with development standards and design guidelines. Development regulations and requirements contained in this document shall supplement or replace those of the City of Atascadero Municipal Code as they might otherwise apply to lands within the Del Rio Road Commercial Area Specific Plan area. For projects within the Specific Plan area, policies and standards in the Del Rio Road Commercial Area Specific Plan shall take precedence over more general policies and standards applied through the rest of the City. To the extent the provisions of the Specific Plan and the Atascadero Municipal Code are in conflict, the provisions of the Specific Plan shall prevail. In situations where policies or standards relating to a particular subject have not been provided in the Specific Plan, the existing policies and standards of the Atascadero Municipal Code shall continue to apply. 1.7 CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) COMPLIANCE The Specific Plan Environmental Impact Report ("Specific Plan EIR") for the Del Rio Road Commercial Area Specific Plan, certified by the City of Atascadero and prepared in accordance with the California Environmental Quality Act ("CEQA") and City of Atascadero requirements CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN z-7 DEL Rio ROAD COMME4�CIAL AREA SPECIFIC PLAN OVERVIEW provides a detailed analysis of potential environmental impacts associated with the development of the Specific Plan area. The Specific Plan EIR includes recommended mitigation measures for the development projects and addresses project alternatives. A primary function of the Del Rio Road Commercial Area Specific Plan and corresponding Specific Plan EIR is to reduce the need for future detailed planning and environmental review. Accordingly, the potential environmental impacts associated with the development of the Major Tenant and two Commercial Outparcels at the South -East site, and North End site uses have been fully analyzed at the project level in the Specific Plan EIR in accordance with CEQA, and therefore, require no further environmental review. (See California Public Resources Code, Sections 21166, 21083.3; California Code of Regulations, Sections 15162, 15183.) No specific development plans have been proposed for the Multiple Family Outparcel or the Single Family Outparcei; thus, the potential environmental impacts associated with their development of those parcels have been programmatically analyzed in the Specific Plan EIR in accordance with CEQA at their maximum permitted density. At the time a specific development project is proposed for either of the residential uses, the City shall make a determination as to whether the project would create new environmental impacts or require additional mitigation measures previously not analyzed or required in the Specific Plan EIR. If the City finds that no new environmental impacts would occur or no new mitigation measures would be required, pursuant to CEQA Guidelines Section 15162, then the City shall approve the residential development project as being within the scope of the project covered by the program level analysis in the Specific Plan EIR, and shall require no further environmental review. (California Code of Regulations, Section 15168(c)(2)) If the City determines, however, that the project may result in new environmental impacts or require new mitigation measures, additional environmental review may be required. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN 1-8 DEL Rio ROAD COMMERCIAL AREA SPECIFIC rPLAN SETTING & EXISTING CONDITIONS II SETTING & EXISTING CONDITIONS 2.1 Existing Land Use Conditions I1-1 2.1.1 Existing Land Use & Zoning Designations A. South -East Project Site II -1 B. North End Project Site IT -3 2.1.2 Surrounding Land Uses & Zoning Designations II -3 2.2 Existing Circulation 11-4 2.2.1 Regional Circulation II -4 2.2.2 Local Circulation II -4 A. EI Camino Real II -4 B. Del Rio Road East of EI Camino Real II -5 C. Del Rio Road West of EI Camino Real 11-5 2.2.3 Public Transportation 11-5 2.3 Existing Physical Conditions 11-6 2.4 Existing Utilities 11-7 CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN DEL Rio ROAD _ COMMERCIALAREA SPECIFIC PLAN SETTING & EXISTING CONDITIONS SETTING & EXISTING CONDITIONS The setting and existing conditions presented describe the Specific Plan area prior to the issuance of the development approvals described in Section 1.5 of this Specific Plan. The setting and existing conditions include information related to the Specific Plan location, existing and surrounding land uses and zoning designations, circulation, physical conditions, and utilities. This information provides context for the development concept discussed in Chapter 3: Land Use Concept. 2.1 EXISTING LAND USE CONDITIONS The Del Rio Road Commercial Area Specific Plan area has historically consisted of low-density, sparsely populated residential uses. The majority of the current Specific Plan area can be characterized as unimproved and vacant. Vegetation at the site generally consists of scattered oak and sycamore trees, as well as non-native ornamental trees and shrubs. At the time the Specific Plan was drafted, the South -East Project site contained the remnants of six previously demolished, dilapidated, and abandoned wood frame homes and related out- buildings. The site also contained a single Colony home which must be demolished or relocated. The effects of the development on this Colony home are fully disclosed and analyzed as part of the Specific Plan EIR prepared pursuant to CEQA. At the time the Specific Plan was drafted the North End Project site contained one single family residential dwelling, and three out -buildings. The site also contained a single Colony home which must be demolished or relocated. The effects of the development on this Colony home are fully disclosed and analyzed as part of the Specific Plan EIR prepared pursuant to CEQA. 2.1.1 EXISTING LAND USE & ZONING DESIGNATIONS The General Plan Land Use designations and zoning for the parcels contained within the Specific Plan area are illustrated in Figure 2-1: Specific Plan Existing Land Use & Zoning Designations. A. SOUTH-EAST PROJECT SITE The South -East Project site consists of eleven parcels with split land use and zoning designations: TABLE 2-1: SOUTH-EAST PROJECT SITE LAND USE & ZONING DESIGNATIONS LAND USE ZONING General Commercial (GC) Commercial Retail CR High Density Residential HDR Residential Multiple Family (RMF -20 Medium Density Residential(MDR) Residential Multiple Family RMF -10) Suburban Estates (SE) Residential Suburban (RS) CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN II -1 N z O H zz O V O z 1= N X w 06 O z F- W fA i DEI_ Rio ROAD OMMERCIAL AREA 'C SPECIFiC PLAN SETTING & EXISTING CONDITIONS The commercially designated/zoned parcels (totaling roughly 10 acres) are generally located on the western and northwestern portions of the site, fronting EI Camino Real and a portion of Del Rio Road. The residentially designated/zoned parcels are generally located on the eastern and southeastern portions of the property, adjacent to and downhill from existing single family homes across Rio Rita Road. B. NORTH END PROJECT SITE The North End Project site east of EI Camino Real consists of seven parcels with split land use and zoning designations: TABLE 2-2: NORTH END PROJECT SITE LAND USE & ZONING DESIGNATIONS LAND USE ZONING General Commercial (GC) Commercial Retail (CR) Commercial Park CPK Commercial Park (CPK) Single Family Residential (SFR -X) Residential Single Family (RSF-X) The commercially designated/zoned parcels (totaling roughly 8.5 acres) are generally located on the western portions of the site, fronting El Camino Real. The North End Project Site west of EI Camino Real consists of one (1) parcel that is designated/zoned Commercial Park (CPK). The residentially designated/zoned parcels are generally located on the eastern portions of the property, mainly abutting existing single family homes along Del Rio Road, Obispo Street and Marisol Way. 2.1.2 SURROUNDING LAND USES & ZONING DESIGNATIONS The surrounding land uses include vacant/undeveloped land, single family residential uses, and commercial uses. The land use and zoning designations surrounding the combined projects are also illustrated in Figure 2-1 and described more particularly below. North of the North End Project site on the east side of EI Camino Real are existing single family residential uses. North of the North End Project site on the west side of EI Camino Real are Commercial Park (Self Storage) uses. South of the South -East Project site are single family residential uses East of the Specific Plan area are Rio Rita Road, Obispo Road and Mirasol Way. Existing single family residential dwellings are present in this area. West of the Specific Plan area, across EI Camino Real, are commercial properties, including the Mission Oaks Shopping Center and a Shell gas station. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN 2I-3 DEL RIO ROAD CO�sMMERciAL AREA SPECIFIC PLAN SETTING & EXISTING CONDITIONS TABLE 2-3: SURROUNDING LAND USE & ZONING DESIGNATIONS 2.2 EXISTING CIRCULATION 2.2.1 REGIONAL CIRCULATION Regional access to the Del Rio Road Commercial Area Specific Plan site is provided by U.S. Highway 101 and the Del Rio Road interchange. The interchange includes a grade separated overcrossing with signal controlled on- and off -ramps for both north and south bound traffic. Highway 101 provides north/south access to the Specific Plan area from surrounding communities and area. Additionally, the Specific Plan area is within three miles from California State Highway 41. Highway 41 provides east/west access from the outlying areas of the City of Atascadero from the City of Morro Bay to the area beyond the Town of Creston. 2.2.2 LOCAL CIRCULATION Local access to the Del Rio Road Commercial Area Specific Plan is provided by EI Camino Real and Del Rio Road. EI Camino Real is a major arterial street that runs parallel with U.S. Highway 101 and provides north/south access to the Specific Plan site. EI Camino Real is designated to be a four lane arterial, but is improved to two lanes within the Specific Plan area. Del Rio Road is both a minor arterial and collector street within the Specific Plan area and runs east/west providing access from the west side of Highway 101 and from eastern parts of Atascadero. The intersection of EI Camino Real and Del Rio Road is signalized. The following information describes the existing local streets abutting the Specific Plan area: A. EL CAMINO REAL: 1) The South -East Project site: ■ One Northbound ("NB") lane at the south end of the Specific Plan area, which transitions to two NB lanes and then to one NB through lane, one dedicated left turn lane onto Westbound ("WB") Del Rio Road, and one dedicated right turn lane onto Eastbound ("EB") Del Rio Road at the signalized Del Rio intersection. Striped bike lane and unpaved shoulder. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN II -4 LAND USE ZONING NORTH General Commercial (GC) Commercial Retail (CR) Single Family Residential SFR -X) Residential Single FamilyR( SF -X) SOUTH Hi h Densit Residential (HDR) Residential Multiple Family (RMF -20) Residential Suburban RS Suburban Estate SE EAST Sin le Family Residential (SFR -X) Residential Single Family RSF-X) Residential Suburban SE Suburban Estate SE WEST General Commercial (GC) Commercial Tourist (CT) Commercial Park (CPK) Commercial Park (CPK) 2.2 EXISTING CIRCULATION 2.2.1 REGIONAL CIRCULATION Regional access to the Del Rio Road Commercial Area Specific Plan site is provided by U.S. Highway 101 and the Del Rio Road interchange. The interchange includes a grade separated overcrossing with signal controlled on- and off -ramps for both north and south bound traffic. Highway 101 provides north/south access to the Specific Plan area from surrounding communities and area. Additionally, the Specific Plan area is within three miles from California State Highway 41. Highway 41 provides east/west access from the outlying areas of the City of Atascadero from the City of Morro Bay to the area beyond the Town of Creston. 2.2.2 LOCAL CIRCULATION Local access to the Del Rio Road Commercial Area Specific Plan is provided by EI Camino Real and Del Rio Road. EI Camino Real is a major arterial street that runs parallel with U.S. Highway 101 and provides north/south access to the Specific Plan site. EI Camino Real is designated to be a four lane arterial, but is improved to two lanes within the Specific Plan area. Del Rio Road is both a minor arterial and collector street within the Specific Plan area and runs east/west providing access from the west side of Highway 101 and from eastern parts of Atascadero. The intersection of EI Camino Real and Del Rio Road is signalized. The following information describes the existing local streets abutting the Specific Plan area: A. EL CAMINO REAL: 1) The South -East Project site: ■ One Northbound ("NB") lane at the south end of the Specific Plan area, which transitions to two NB lanes and then to one NB through lane, one dedicated left turn lane onto Westbound ("WB") Del Rio Road, and one dedicated right turn lane onto Eastbound ("EB") Del Rio Road at the signalized Del Rio intersection. Striped bike lane and unpaved shoulder. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN II -4 DEL RIO -ROAD _ COMMERCIAL AREA SPECIFIC PLAN SETTING & EXISTING CONDITIONS Two Southbound ("SB") lanes at the Del Rio intersection, which transition into one SB lane near the south end of the Specific Plan area. Curb, gutter and sidewalk, and bike lane. Posted speed limit of 45 mph, raised medians, lane transition striping. 2) The North End Project site: • One NB lane and one SB lane across the site frontage, with striped bike lane on the east side. • At the Del Rio intersection, the SB roadway transitions into a through/right turn lane and a dedicated left turn lane onto EB Del Rio. • Posted speed limit of 45 mph, separated by a double yellow line, lane transition striping, a paved and striped shoulder, no curb, gutter, or sidewalk. B. DEL RIO ROAD, EAST OF EL CAMINO REAL: 1) One traffic lane each, EB and WB. 2) Painted double yellow line through the Specific Plan area. No curb, gutter, or sidewalk, or delineated bike lanes. 3) Posted speed limit of 40 mph. C. DEL RIO ROAD, WEST OF EL CAMINO REAL: 1) One WB lane, one EB right turn lane, one EB through -left turn lane. 2) Raised center median; curb, gutter and sidewalk on south side of road only. 3) No Posted speed limit. 2.2.3 PUBLIC TRANSPORTATION Public transportation in the Atascadero area is generally available through San Luis Obispo Regional Transit Authority ("SLORTA"), Atascadero Transit, and Dial-a-Ride/Ride-On. The SLORTA provides fixed route service throughout San Luis Obispo County from San Miguel to Santa Maria. SLORTA's Route 9 provides hourly, local and express service, plus limited Saturday and Sunday local service. Route 9 travels Highway 101, between San Luis Obispo, Cal Poly, Santa Margarita, Atascadero, Templeton, Paso Robles and San Miguel seven days a week with less frequency on Saturdays and Sundays. There are 19 southbound bus stops and 20 northbound stops located along EI Camino Real (ECR) within the Atascadero city limits. Northbound bound stops near the project area include ECR at Del Rio (Mission Oaks Plaza), ECR at Atalaya and ECR at Santa Cruz. Southbound stops include ECR at Atalaya and ECR at Del Rio (Mission Oaks Plaza). Atascadero Transit operates Dial A Ride, a demand response public transit system serving seniors and the general public, including disabled and mobility -impaired individuals. Atascadero Dial A Ride provides local service throughout the city limits of Atascadero and extends to the Las Tablas medical corridor in Templeton to accommodate the needs of residents. All Atascadero Transit vehicles are wheelchair accessible and have bicycle racks to accommodate two bicycles. Dial A Ride serves as a connector for residents in need of transportation to reach the RTA fixed route bus stops on EI Camino Real which provide accessible transportation throughout San Luis Obispo and Northern Santa Barbara counties. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN II -5 DEL RIO ROAD COIWJMERCIAL AREA SPECIFIC PLAN SETTING & EXISTING CONDITIONS Demand response door -to door transit service is available through Atascadero Transit. Additionally, Dial-a-Ride/Ride-On is available for those that are unable to independently use fixed route transit because of physical or mental disability. EXISTING PHYSICAL CONDITIONS TOPOGRAPHY The Del Rio Road Commercial Area Specific Plan site is characterized by low rolling hills and flats on and immediately surrounding the site. The North End Project site is generally flat with slopes of less than 5%. The South -East Project site has moderate slopes ranging from 5% to 12%. Elevations range from approximately 970 feet above mean sea level at the southeast corner to about 860 feet at the northwest corner, with the terrain slightly sloping in a northwesterly direction. No USGS identified blue line water ways are located within or adjacent to the project boundaries. SOIL The USDA soil survey indicates the dominant soils present in the site vicinity are the Arnold loamy sand, 9 to 30 % slopes and Oceano loamy sand, 2 to 9 % slopes. The Arnold soils are found on hills and formed in weathered sandstone. The Oceano soils are found on dunes and formed in sandy eolian deposits. HYDROLOGY & DRAINAGE The Specific Plan area rolls toward the north and west at slopes ranging from five to ten percent. The soils are mostly clayey sand with soft rock located two to four feet below the surface. The ground cover condition is fair. Hydrology & Drainage of the South -East Project site The site can be divided into three watersheds that all drain to either EI Camino Real or to Del Rio Road. The runoff from one small watershed flows east, bounded by Del Rio Road and Rio Rita Road. The runoff from the other small watershed flows south along EI Camino Real. The majority of the runoff, which is generated by the large watershed, flows to a storm drain located at the intersection of EI Camino Real and Del Rio Road. From there the runoff flows into Caltrans drainage structures under Highway 101 and eventually into Graves Creek, a blue line creek and direct tributary to the Salinas River. Hydrology & Drainage of the North End Project site The east portion of the existing site's predominate surface flow is to the northwest corner of the site to an existing double 4 -foot wide box culvert that crosses EI Camino Real and discharges onto the western portion of the site. An existing drainage ditch cuts through the southeast corner of the western portion of the site and then proceeds offsite in a southwesterly direction to a culvert that crosses U.S. Highway 101. Predominate surface flow on the western portion of the site is in a southern direction towards that drainage ditch. BIOLOGICAL RESOURCES The Del Rio Road Commercial Area Specific Plan site contains two habitat types: non-native annual grassland and ornamental -developed land. Approximately 166 native trees are present within the Specific Plan area, including: Coast Live Oaks, Valley Oaks, Black Walnuts, and California Sycamores. These trees are subject to the City of Atascadero's Native Tree Ordinance. In addition, the site has the potential to support special -status plant and wildlife CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN 11-6 *. DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN SETTING & EXISTING CONDITIONS species. However, no special status plant species were observed within the project site during floristic surveys, and none are expected to be impacted by the proposed project. Further, no special -status wildlife species or sign of such species were observed within the Specific Plan area during reconnaissance surveys. EXISTING UTILITIES A general description of the existing utilities for the South -East Project and North End Project sites is provided below. The proposed distribution, location, extent and intensity of major components of public transportation, sewage, water, drainage solid waste disposal, energy and other essential facilities proposed to be located within the Specific Plan area are described in Sections 3.3 through 3.6 of the Specific Plan. WATER The Atascadero Mutual Water Company provides potable water service to the Specific Plan area. Water is provided by existing underground water mains in EI Camino Real and Del Rio Road. SANITARY SEWER The Specific Plan area, like the rest of Atascadero, is provided sanitary sewer service by the City of Atascadero. Existing underground sewer mains in EI Camino Real or Del Rio Road will convey project effluent to the City's existing treatment plant located on Gabarda Road. ELECTRICITY The Specific Plan area is served with electricity service provided by Pacific Gas and Electric Company via existing transmission and distribution lines. GAS The Specific Plan area is served with gas service provided by the Gas Company via existing underground pipelines. COMMUNICATIONS The Specific Plan area is provided landline telephone services by AT&T and cable television services by Charter Cable, both via existing facilities. SOLID WASTE DISPOSAL The Specific Plan area is provided solid waste service by Atascadero Waste Alternatives, Inc. Solid waste is disposed of at the Chicago Grade Landfill. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN II -7 DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN LAND USE PLAN III LAND USE PLAN 3.1 Land Uses III -1 3. 1.1 General Commercial (GC) III -1 3.1.2 High Density Residential (HDR) III -1 3.1.3 Single Family Residential (SFR -X) III -2 3.2 Land Use Policies III -2 3.2.1 South -East Project Site III -4 3.2.2 North End Project Site III -5 3.3 Circulation Policies III -6 3.3.1 Vehicle & Truck Access Policies III -6 3.3.2 Non -Vehicular & Public Transportation Access Policies III -7 3.4 Public Facilities Policies III -13 3.4.1 Water Policies 111-13 3.4.2 Wastewater & Sewer Policies III -13 3.4.3 Storm Drainage Policies III -14 A. South -East Project Site I T I-14 B. North End Project Site 111-14 3.4.4 Electricity Policies ITT -15 3.4.5 Natural Gas Policies IIT -15 3.4.6 Communications Policies III -15 3.5 Grading Policies II1-16 3.6 Community Facilities Policies 111-16 CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN DEL RIO ROAD COMMERCIAL AREA ~ SPECIFIC PLAN LAND USE PLAN LAND USE PLAN The Specific Plan serves as the overlay zoning for the Del Rio Road Commercial Area Specific Plan area. The Land Use Plan provides the overall framework for development within the Specific Plan. Figure 3-1: Del Rio Road Commercial Area Specific Plan Conceptual Land Use Plan shows the location and arrangement of the land use designations. A general description of the uses proposed within the Specific Plan is provided below. 3.1 LAND USE DESIGNATIONS Land uses within the Del Rio Road Commercial Area Specific Plan are summarized below and include General Commercial, Multi -family Residential, and Single -Family Residential as shown in Figure 3-1: Del Rio Road Commercial Area Specific Plan Land Use Plan. 3.1.1 GENERAL COMMERCIAL (GC) The General Commercial (GC) land use category provides Commercial Retail (CR) development opportunities for a wide range of commercial and business uses to accommodate retail, employment, and service needs of the City and surrounding areas. Approximately 32 acres of General Commercial uses have been included in the Specific Plan. These uses are generally located along Del Rio Road and EI Camino Real. Foreseeable commercial uses within the commercial area will primarily consist of office, retail, and service oriented uses including, but not limited to, general merchandise stores, wholesaling and distribution, low - intensity manufacturing, restaurants, lodging and business support uses. 3.1.2 HIGH DENSITY RESIDENTIAL (HDR) The High Density Residential (HDR) land use category provides for Residential Multiple Family (RMF -24) development characterized by apartment, condominium, and townhouse development within the City's urban service line, with a minimum density of 20 units per acre. After the City of Atascadero deemed complete the project applications for the development approvals, including an application for Vesting Tentative Parcel Map AT09-0073, and commenced preparation of the Specific Plan EIR, the City of Atascadero approved a General Plan update to modify the HDR land use designation from a maximum of sixteen units per acre to a minimum of twenty units per acre. The City approved a corresponding Zoning Ordinance text change and Zoning Map to change the RMF -16 Zoning District to RMF -20 (minimum 20 units per acre), then subsequently amended the density and name of the designation to RMF -24 with a maximum based density of 24 units per acre. Consistent with the recent update to the City of Atascadero General Plan and Zoning Ordinance, the proposed multiple family portion of the South -East site is zoned RMF -24.. Approximately 2.8 acres of High Density Residential uses have been included in the Specific Plan. Accordingly, a maximum of up to 67 dwelling units would be permitted in this area. This use is located on the southeastern portion of the project site, mainly abutting existing single family homes along Rio Rita Street and the proposed public road. 3.1.3 SINGLE FAMILY RESIDENTIAL (SFR -X) The Single Family Residential (SFR -X) land use category provides for Residential Single Family (RSF-X) development within the City's urban services line with a maximum base density of 2 units per acre. However, the Single Family Outparcel also falls within the existing Planned Development Overlay 17, which permits density greater than the limits specified in the RSF-X zone. Specifically, Planned Development Overlay 17 allows residential uses in the RSF-X zone up to a maximum of 4 units per acre. Approximately 1.7 acres of single family residential uses have been included in the Specific Plan area. Accordingly, a maximum of up to 6 dwelling units CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN III -1 DEL Rio ROAD COMMERCIAL AREA . SPECIFIC PLAN LAND USE PLAN would be permitted in this area. This use is located on the northeastern portion of the property, mainly abutting existing single family homes and taking access from Marisol Way. 3.2 LAND USE POLICIES The Del Rio Road Commercial Area Specific Plan sites are intended to function as two commercial centers providing community oriented uses with a focus on employment, service, retail, and office opportunities. The combined projects consist of commercial and residential uses on approximately 39 acres of land. The Specific Plan area contains thirteen lots, with the majority of the area intended for the development of the commercial uses and their respective parking, as described in Table 3-1: Specific Plan Land Use Summary. The Specific Plan land uses will be developed substantially consistent with Table 3-1 and Figure 3-1. However, developers shall have no obligation to develop the project or develop the full floor area/density presented in Table 3-1. It is also important to note that assumed floor area estimates were used to determine traffic impacts from the project. Floor area may be increased if it can be shown that the total number of trips (total daily and peak hour) do not exceed the thresholds established in the most recent comprehensive traffic analysis. TABLE 3-1: SPECIFIC PLAN LAND USE SUMMARY * Assumed square -footage based on trip generation. Building floor area may change provided that total trip generation for each site remains equal to or less than the total trips assumed in the 2020 traffic analysis. Should either peak hour or total daily trips exceed the assumed numbers, an additional traffic study will be required to show no increase in impact. Should impacts occur, a new environmental analysis will be required. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN 111-2 LAND AREA FLOOR AREA / DENSITY _I ' SOUTH-EAST PROJECT SITE PARCEL SITE AREA BUILDING AREA MAJOR TENANT PARCEL_ 19 ac. 129,560* sq. ft. COMMERCIAL OUTPARCEL 1 ac. 5,000* sq. ft. OMMERCIAL OUTPARCEL 1 ac. 5,000* sq. ft. MULTIPLE FAMILY OUTPARCEL 2.8 ac. 67 d.u. DEDICATIONS 2.2 ac. -- SUBTOTAL SOUTH-EAST 26 ac. (gross) 139,560* sq. ft. (44 d.u.) PROJECT SITE __ NORTH END PROJECT SITE __ PARCEL SITE AREA BUILDING AREA COMMERCIAL PARCELS (NORTH 9.3 ac. 193,000* sq. ft. END PROJECT SITE — EASE 73,833* sq. ft. / 120 HOTEL (NORTH END PROJECT 1.7 ac. SITE—_WEST) rooms _ _ SINGLE FAMILY OUTPARCEL 1.7 ac. 6 d.u. DEDICATIONS_ 0.3 ac. -- _ _ SUBTOTAL NORTH END PROJECTl 13 ac. (gross) 266,833* sq. ft. (6 d.u.) SITE — ---- --- --- - SPECIFIC PLAN TOTAL 39 ac.(gross) 406,393* sq. ft. (50 d.u.) * Assumed square -footage based on trip generation. Building floor area may change provided that total trip generation for each site remains equal to or less than the total trips assumed in the 2020 traffic analysis. Should either peak hour or total daily trips exceed the assumed numbers, an additional traffic study will be required to show no increase in impact. Should impacts occur, a new environmental analysis will be required. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN 111-2 CL LU \ d 75, ,§ ( X00 R; )RC2 �kFL/ `»3 . TS �— | § $- . : [ ( { ■ . | < � � DEL RIO ROAD COMMERCIAL AREA _. SPECIFIC PLAN LAND USE PLAN 3.2.1 SOUTH-EAST PROJECT SITE LAND USE POLICIES The South -East Project site consists of four parcels divided into the following land use and zoning designations: LAND USE ZONING General Commercial (GC) Commercial Retail Hiah Densitv Residential (HDR) Residential Multiple Fami The commercially designated/zoned parcels are located toward the west of the site, fronting EI Camino Real and Del Rio Road. The residentially designated/zoned parcel is located on the southeastern portion of the project site, mainly abutting existing single family homes along Rio Rita Street and the proposed pubiic road. The following South -East Project site land use policies shall apply within the Del Rio Road Commercial Area Specific Plan area.- 1) rea:1) The Major Tenant parcel could accommodate a wide variety of retail, office, light industrial or other uses as allowed by the General Plan. 2) Uses shall be consistent with the underlying CR zoning district and as modified in Section 4.1.1 of this Specific Plan. 3) The South -East Project site has two 1 -acre Commercial Outparcels that may each consist of a building up to 5,000 square feet (see #5) in size. 4) Assumed floor area based on trip generation. Square-footages may change provided that total trip generation for each site remains equal to or less than the total trips assumed in the 2020 traffic analysis. Should either peak hour or total daily trips exceed the assumed numbers, an additional traffic study will be required to show no increase in impact. Should impacts occur, a new environmental analysis will be required. 5) The South -East Project site has one 2.8 acre Multiple Family Outparcel (RMF -20) designated for development at a later date. 3.2.2 NORTH END PROJECT SITE LAND USE POLICIES The North End Project site consists of eight parcels and one designated remainder parcel divided into the following land use and zoning designations: LAND USE ZONING General Commercial (GC) Commercial Retail (CR) Single Family Residential (SFR -X) Residential Single Family (RSF-X) The following North End Project land use policies shall apply within the Del Rio Road Commercial Area Specific Plan area: 1) Non-residential uses will be developed consistent with the underlying CR zoning district and as modified in Section 4.1.1 of this Specific Plan. 2) Assumed floor area based on trip generation. Square-footages may change provided that total trip generation for each site remains equal to or less than the total trips assumed in the 2020 traffic analysis. Should either peak hour or total daily trips exceed the assumed numbers, an additional traffic study will be required to show no increase in impact. Should impacts occur, a new environmental analysis will be required. 3) The North End Project site designated approximately 1.7 acres of land as single family residential. This area will be designated as a Planned Development Overlay 17 as part CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN 111 -4 f DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN LAND USE PLAN of the Specific Plan which allows residential uses in the RSF-X zone up to a maximum of 4 units per gross acre. 3.3 CIRCULATION POLICIES The transportation and circulation system for the Del Rio Road Commercial Area Specific Plan is designed to utilize the existing roadway system with the addition of one local street (proposed public road) and commercial drives as needed to serve individual development areas. The system also includes policies to require paths for non -vehicular circulation to connect various subareas to each other and to the City of Atascadero in general. The proposed circulation network and policies are designed to efficiently move vehicular traffic through and around the Specific Plan area and to allow pedestrians a safe path from public and private areas to and trom the entrances. The circulation pian promotes transit use, bicycling and walking as convenient modes of transportation for commuting and shopping. The circulation plan enhances connectivity with adjacent areas, where feasible to reduce traffic impacts on major streets. 3.3.1 VEHICLE & TRUCK ACCESS POLICIES Vehicular access to the Specific Plan area is provided by Del Rio Road, EI Camino Real, and the proposed public road. Conceptual vehicular access points to the site are shown in Figure 3- 2: Del Rio Road Commercial Area Specific Plan Conceptual Circulation Plan. Restrictions on turning movements are assumed based on preliminary traffic analysis and assumed driveway locations and may be modified with subsequent traffic analyses to the satisfaction of the City Engineer. Primary access to the South -East Project site is envisioned by one driveway on Del Rio Road and one driveway from the proposed public road near the south of the site that connects to EI Camino Real. Additionally, a secondary entrance is provided by one drive way on Del Rio Road. The secondary entrance is envisioned to be designed to gain access to the loading areas at the rear of the proposed major tenant site. The secondary driveway access on Del Rio Road is designed to align with Obispo Road. An optional access point at EI Camino Real, aligned with the existing Mission Oaks main entrance may be approved by the City Engineer should less intensive traffic generating uses be developed on-site and it can be shown that there are no queuing impacts for a dedicated turn pocket on EI Camino Real into the South -East project site. Access to the two outparcels and the multi -family site shall be from the proposed public road. Primary access to the North End Project site is envisioned to be off of EI Camino Real with secondary access off of Del Rio Rd. Driveway restrictions will be analyzed with all Master plan of Development and Construction submittals to ensure safe turning movements and driveway placement in relation to traffic improvements and adjacent commercial developments. Except as otherwise modified by mitigation measures required in the Specific Plan EIR and/or project conditions of approval, the following vehicle and truck access policies shall apply within the Del Rio Road Commercial Area Specific Plan area: 1) Street improvements on Del Rio Road and EI Camino Real as generally described below, and as included as mitigation measures in the certified Specific Plan Final CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN 111-5 DIRI_o ROAD _ COMMERCIAL AREA SPECIFIC PLAN LAND USE PLAN Environmental Impact Report, will be constructed and financed by developments within the Specific Plan boundary, facilitating access to the subject sites, and acting to maintain efficient and safe vehicular travel along adjacent roadways. 2) EI Camino Real and Del Rio Road will be improved in accordance with the adopted plan improvements or to the satisfaction of the City Engineer. The Master Plan of Development for each project site will include conditions of approval that implement the timing and details of all traffic improvements. 3) In addition to required frontage improvements, Del Rio Road shall be widened to accommodate a right turn lane onto US101 northbound. Signal modifications and timing shall be completed in to ensure safe and efficient traffic flow. Developments shall pay their fair share towards these improvements based on traffic impacts. 4) The existing traffic signal at EI Camino Real and Del Rio Road will be modified to accommodate the proposed roadway improvements. 5) Del Rio Road, east of Obispo Road, will be improved to provide one-half (20') of a standard Collector Road section on the project side of the centerline. This widened section will transition to match the existing pavement width east of the Rio Rita Road. The intersection at Rio Rita Road will be reconstructed to conform to the increased width of Del Rio Road. Rio Rita Road will be improved to provide a smooth transition to Del Rio Road and maintain continuity of drainage. 6) A decorative concrete three rail fence will be constructed on the South -East project site's east property line. 7) The applicant will to offer to the City of Atascadero a ten -foot grant of right of way along its easterly property line for public road purposes. The abutting property owners shall have the right to grade within the right of way. 8) A public road will be constructed in the southern portion of the South -East Project site, which will intersect EI Camino Real opposite the southerly entrance to the Mission Oaks Center. This intersection will be signalized, and the road will be designed to the City's current collector standard as a two lane road. The Major Tenant, Commercial Outparcels, and the Multiple Family Outparcel may take access off this road. The road will be designed to connect to the properties to the south of the project site. This road will be dedicated to the City of Atascadero and accepted for maintenance purposes. 9) Driveway access points will be designed to align with existing and proposed driveways across the major streets as well as existing or planned public roads, to the greatest extent possible. Restrictions on turning movements may be amended by conditions of approval for individual Master Plans of Development for each project site. Access may be restricted beyond what is stated in the Specific Plan should the City Engineer deem it necessary for vehicular, pedestrian, or bike safety, or should it be deemed necessary for the function of street intersections, the 101 interchange, or on-site circulation flow. To the extent the Vehicle & Truck Access Policies are inconsistent with the mitigation measures required in the Specific Plan EIR and/or conditions of approval required by the City, the mitigation measures and/or conditions of approval shall apply. The proposed physical configurations of the right-of-ways will allow for safe and efficient travel to and from the site. 3.3.2 NON -VEHICULAR & PUBLIC TRANSPORTATION ACCESS POLICIES The Specific Plan encourages non -motorized travel by creating travel routes that ensure destinations may be reached conveniently by public transportation, bicycling or walking. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN 111-6 DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN , LAND USE PLAN Individual project sites should be designed to allow pedestrians a safe path from public and private areas to and from the commercial retail and restaurant entrances. The Specific Plan incorporates the following non -vehicular improvements and/or features, thereby facilitating access to the South -East Project and North End Project sites and acting to maintain efficient and safe vehicular travel along adjacent roadways: The following non -vehicular and public transportation policies shall apply within the Del Rio Road Commercial Area Specific Plan area: 1) A turn out shall be provided on EI Camino Real in front of the South -East Project site in order to accommodate a bus stop in accordance with City Engineering Standards. 2) Project site frontages shall be designed with pedestrian access and ADA accessible pathways via public sidewalks on Dei Rio Road, El Camino Real and the new public road. Private walkways and delineated paths to each building within the Specific Plan area are encouraged. 3) Project sites shall include ADA accessible elements in compliance with accessibility requirements. 4) Public transportation is permitted throughout the Specific Plan area. 5) Secure bicycle parking shall be provided near building entrances. 1) Bicycle travel accommodations shall be provided in each direction along the South -East Project and North End Project frontage on EI Camino Real and Del Rio Road. CITY OF ATASCADERO DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN 111 -7 3 s El 0 W a U U, a O DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN LAND USE PLAN 3.4 PUBLIC FACILITIES POLICIES The following section describes the backbone infrastructure systems that will be installed and financed by development within the Specific Plan area that is required to serve the development of the Del Rio Road Commercial Area Specific Plan. The following public facilities policies shall apply within the Del Rio Road Commercial Area Specific Plan area: 1) Water, wastewater, and drainage improvements will be designed to provide adequate levels of service for the maximum level of the planned development. 2) All plans and improvements will be consistent with the City of Atascadero's General Plan and City infrastructure requirements. 3) The proposed electric, natural gas, and communication utilities shall be connected to utility provider facilities in accordance with applicable standards. 4) All wires, conductors, cables, raceways, and conduits for electrical, telecommunications, cable, and similar services that provide direct service to any property shall, within the boundary lines of such property, be installed underground. Associated equipment and appurtenances such as surface mounted transformers, pedestal mounted terminal boxes, meters, and service cabinets may be placed aboveground and shall be screened and located behind the front setback line of said property. 3.4.1 WATER POLICIES The Del Rio Road Commercial Area Specific Plan is served with potable water by the Atascadero Mutual Water Company. The following water policies shall apply within the Del Rio Road Commercial Area Specific Plan area: 1) The South -East Project site will be served by a new water main in the proposed public road which connects to the existing water main in EI Camino Real and/or new public street. 2) The North End Project will be served by connections to the existing water main in EI Camino Real and/or the existing water main in Del Rio Road. 3) A new water main shall be constructed in the new public street. 4) All water infrastructure design plans and construction will be approved the Atascadero Mutual Water Company prior to development. 5) All backflow preventers will be located in landscaped areas outside the public way. 3.4.2 WASTEWATER & SEWER POLICIES The project wastewater will be conveyed by existing sanitary sewer main lines to the existing City of Atascadero wastewater treatment plant. The existing sewer main lines convey effluent to the City's existing treatment plant located on Gabarda Road. The following wastewater and sewer policies shall apply within the Del Rio Road Commercial Area Specific Plan area: 1) The South -East Project will connect to the existing sewer main in EI Camino Real and/or a new sewer main in the proposed public road. 2) The North End Project will connect to the existing sewer main in EI Camino Real and/or the existing sewer main in Del Rio Road. 3) A new sewer main shall be constructed in the new public street. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN 111-9 DEL ,Rio ROAD COMMERCIAL AREA r SPECIFIC PLAN LAND USE PLAN 3.4.3 STORM DRAINAGE POLICIES The Specific Plan area will discharge its stormwater run-off in accordance with the City's Storm Water Management Plan. Stormwater will flow into the City's storm drain collection system and ultimately be discharged into Grave's Creek. The existing drainage within the Specific Plan area is discussed in Section 2.3: Existing Physical Conditions. The following storm drain policies shall apply within the Del Rio Road Commercial Area Specific Plan area: 1) During construction, all work shall meet the National Pollution Discharge Elimination System (NPDES) requirements for storm water quality. 2) During construction, Best Management Practices (BMPs) will be implemented for erosion control in accordance with -an approved erosion control plan and a Storm Water Pollution Prevention Plan (SWPPP). 3) During operations, all activities shall comply with the City of Atascadero's Storm Water Mitigation Plan (SWMP). This includes operational BMPs identified in the SWMP, including waste management and materials control, source control and treatment controls, to limit the conveyance of pollutants offsite. 4) The South -East Project and North End Project sites will safely convey storm runoff to public facilities. Historical drainage patterns and flows will be maintained to the extent feasible. 3.4.4 ELECTRICITY POLICIES Del Rio Road Commercial Area Specific Plan area is served with electricity by Pacific Gas and Electric Company. No new energy producing facilities are necessary to serve the Specific Plan area, nor will the projects within the Specific Plan area require the construction or extension of new transmission lines. The following electricity policies shall apply within the Del Rio Road Commercial Area Specific Plan area: 1) Both the South -East Project and North End Project developments shall include the construction of on-site utility lines and provide easements to meet PG&E requirements. 2) All wires, conductors, cables, raceways, and conduits for electrical and similar services that provide direct service to any property shall be installed underground within the boundary lines of such property. 3) All utility lines along the project frontages shall be undergrounded consistent with City code requirements. 3.4.5 NATURAL GAS POLICIES Del Rio Road Commercial Area Specific Plan area is served with gas by The Gas Company. No new facilities are necessary to serve the Specific Plan area, nor will the projects within the Specific Plan area require the construction or extension of new transmission lines. The following natural gas policies shall apply within the Del Rio Road Commercial Area Specific Plan area: 1) Service of gas to the Specific Plan area will be in accordance with The Gas Company policies and PUC regulations. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN 222 - 10 s DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN LAND USE PLAN 3.4.6 COMMUNICATIONS POLICIES Del Rio Road Commercial Area Specific Plan area is provided landline telephone and communication services by AT&T and Spectrum and cable television by Spectrum, satellite, and other local providers. No new facilities are necessary to serve the Specific Plan area, nor will the projects within the Specific Plan area require the construction or extension of new transmission lines. The following communication policies shall apply within the Del Rio Road Commercial Area Specific Plan area: 1) Both the South -East Project and North End Project sites will construct on-site utility lines to meet utility company requirements and PUC regulations. 2) All wires, conductors, cables, raceways, and conduits that provide direct service to any property shall be installed underground within the boundary lines of such property. 3) All utility lines along the project frontages shall be undergrounded consistent with City code requirements. 3.5 GRADING PLAN POLICIES The Major Tenant parcel, two Commercial Outparcels, and the North End Project parcels will be cleared, graded, and otherwise prepared for construction. It is anticipated that the South -East project site will require a significant amount of grading to accommodate a level pad. It is anticipated that the North end site will require some imported material to accommodate commercial development. The concept grading plans indicate approximately 50,000 cubic yards of import from the South -East Project Site to the North End Project Site and approximately 205,000 CY of dirt is expected to be exported from the South -East Project site to a suitable receiver site. The following grading policies shall apply within the Del Rio Road Commercial Area Specific Plan area: 1) All grading shall comply with the current edition of the International Building Code, and the City of Atascadero Community Development and Public Works Departments standards. 2) Development within the Specific Plan area will cooperate to the greatest extend feasible to utilize excess material on each individual development site prior to exporting outside the Del Rio Specific Plan area. 3) Any residual debris resulting from site clearing and preparation will be disposed of/recycled in accordance with City requirements. 4) The South -East Project and the North End Project do not propose to grade their respective residential outparcels at this time. Future grading for the residential parcels will comply with City requirements, as determined at the time an application for a specific project is submitted to the City. 3.6 COMMUNITY FACILITIES POLICIES Community services and facilities including fire protection, police protection, U.S. mail, and solid waste disposal are summarized below. A more detailed discussion of facilities and services is presented in the Specific Plan EIR certified for the project. FIRE PROTECTION The City of Atascadero Fire Department provides fire prevention and suppression, hazardous materials mitigation, and disaster planning services. This department serves the Del Rio Road CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN III - 11 DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN LAND USE PLAN Commercial Area Specific Plan area. The closest fire station to the site is Station #1 located at 6005 Lewis Avenue. Fire protection needs are analyzed in the Specific Plan EIR. The following fire protection policies shall apply within the Del Rio Road Commercial Area Specific Plan area: 1) All fire hydrants shall be approved by the Fire Department. 2) The City of Atascadero Fire Department shall review and approve all water improvement plans and Fire Department Connections (FDC's) prior to installation. 3) All structures shall include automatic sprinkler systems and alarm systems as required by the latest applicable codes 4) All driveways and perimeter drives aisles will be have signage that states "Fire Lanes — No Parking" POLICE PROTECTION The Del Rio Road Commercial Area Specific Plan is served by the City of Atascadero Police Department ("APD"). APD operates in cooperation with the surrounding law enforcement agencies under the "State Mutual Aid Pact". The department's headquarters is located at 5505 EI Camino Real approximately two miles from the site. Police protection needs are analyzed in the Specific Plan EIR. U.S. MAIL Mail service is provided by the United States Postal Service (USPS). The USPS will be consulted regarding the location of the mail depositories which shall be installed per USPS recommendations. SOLID WASTE & RECYCLING STORAGE Solid waste is collected by the Atascadero Waste Alternatives, Inc., a private company under contract with the City of Atascadero. Solid Waste Service is provided to the Del Rio Road Commercial Area Specific Plan area by Atascadero Waste Alternatives, Inc. Solid waste will be disposed of at the Chicago Grade Landfill located at 2290 Homestead Road, Templeton, CA 93465. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN iii - 12 DEL RIO ROAD COMMERCIAL AREA `- SPI=CIFIC 15 L-A- ►v IV DEVELOPMENT STANDARDS DEVELOPMENT STANDARDS 4.1 Commercial Retail (CR) Development Standards IV -1 4.1.1 Permitted Uses IV -1 4.1.2 Property Development Standards iv -2 4.2 Residential Multiple Family (RMF -20) Development Standards iv -2 4.2.1 Permitted Uses iv -3 4.2.2 Property Development Standards iv -3 4.3 Residential Single Family (RSF-X) Development Standards zv-3 4.3.1 Permitted Uses iv -3 4.3.2 Property Development Standards iv -3 CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN DEVELOPMENT STANDARDS DEVELOPMENT STANDARDS This chapter establishes policies and standards for development of the land uses and buildings within the Del Rio Road Commercial Area Specific Plan area. The Specific Plan creates a specific identity within the plan area through application of the Atascadero Municipal Code and unique development standards. The purpose of these standards is to support, through careful site evaluation and design, the establishment of land uses in a manner that protects the public health, safety, and welfare. To the extent the development standards of the Specific Plan and the Atascadero Municipal Code are in conflict, the development standards of the Specific Plan shall prevail. 4.1 COMMERCIAL RETAIL (CR) DEVELOPMENT STANDARDS These development standards implement the Commercial Retail (CR) zoning designation. The planning areas zoned CR allow the development of commercial uses, which provide residents and visitors with a variety of retail, office, lodging, restaurant, and personal and tourist serving uses It is the intent of these regulations to establish a comprehensive set of standards and respond to community needs for general commercial uses. 4.1.1 PERMITTED USES All uses shall be consistent with the underlying CR (Commercial Retail) zoning district for allowed and conditionally allowed uses, with the following modifications: 1) The following uses shall be allowed or allowed as modified: a) Auto Repair Services (indoor only, no outdoor storage of inoperative vehicles) b) Brewery — Production c) Building Materials and Hardware w/ outdoor storage less than 20,000 sf d) Data and Computer Services Center e) Farm Equipment and Supplies with outdoor area up to 20,000 square -feet. f) Horticultural Specialties w/ outdoor sales or storage area less than 20,000 sf g) Manufacturing — Low Intensity h) Medical Research i) Research and Development j) Warehousing — (must have an active office and employee component that is at least 25% of floor area) 2) The following uses shall be conditionally allowed: a) Manufacturing and Processing — High Intensity (indoor only) b) Winery — production c) Health Care Services, with the following findings: i) The overall use area within the Specific Plan does not exceed 20% ii) Adequate parking remains for future build -out and development of the Specific Plan area with a variety of uses d) Outdoor Recreation Services e) RCFE — Independent Living / Senior Apartments (on the second floor or above only) f) Recreational Vehicle Parks with the following findings: i) The use may only be allowed on the South -East project site ii) The use must be limited to stays of less than 30 -days and be a transient lodging use subject to TOT. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN zv - 1 DEL RIO ROAD 0_6MMERCIAL AREA SPECIFIC PLAN DEVELOPMENT STANDARDS iii) The use may occupy a maximum of 20% of the South -East project site iv)The use must be visually screened from EI Camino Real and the adjacent residential uses g) Warehousing - providing a finding of community benefit can be made 1) The following uses shall be prohibited: a) Adult Day Care Facility b) Adult Oriented Business c) Building Materials and Hardware w/ outdoor sales or storage area 20,000 sf or greater d) Drive-through Sales or Services e) Horticultural Specialties with outdoor storage or sales area of 20,000 sf or greater f) Kennels g) Medical Extended Care Services: 6 residents or less h) Medical Extended Care Services: 7 residents or more i) Parking lots j) RCFE —Assisted Living k) RCFE — Retirement Hotel 1) Service Stations m) Small Family Day Care (unless within a permitted residential unit by State Law) n) Sports Assembly CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN Iv -2 ©1~ L Rio ROAD COMMERCIAL AREA_ SPECIFIC PLAN DEVELOPMENT STANDARDS 4.1.2 PROPERTY DEVELOPMENT STANDARDS The site development standards for Commercial Retail (CR) zoned parcels within the Del Rio Road Commercial Area Specific Plan are as presented in Table 4-1: Commercial Retail (CR) Development Standards. TABLE 4-1: COMMERCIAL RETAIL (CR) DEVELOPMENT STANDARDS BUILDING SITE Parcel Size Lot Width: Lot Depth: Lot Coverage: No minimum parcel size with shared parking and access easements recorded No minimum lot width No minimum lot depth No maximum; subject to required building setbacks, parking, and landscape requirements. MAXIMUM BUILDING HEIGHT Occupied Building Height: 35 feet Non -Occupied Building Height: 45 feet (Architectural Features) MINIMUM BUILDING SETBACKS Front Yard: 10 feet for street trees. Encroachments i permitted with MPD approval Side Yard: 10 feet for street trees. Encroachments permitted with MPD approval Rear Yard: None 30 Feet Adjacent to Residential zoned Property: 10 Feet Setback from Right-of-way to parking: Notes: Building height shall be measured from the finished pad elevation to top of roof, excluding architectural features. • Occupied Building means the region normally occupied by people generally consisting of the space between the finished pad and 6 feet above the floor or roof, excluding architectural features. • Non -Occupied Building (Architectural Features) means a building feature or space where the floor to ceiling height is 10 feet or less outside the occupied building area that adds to the visual interest of a structure. Non - Occupied Building area may contain ventilation or air conditioning equipment. • Setbacks shall be measured from the edge of rights-of-way or property line as applicable. • Depressed ramps and stairways may project into required setbacks, yards or spaces between buildings more than 4 feet as approved by the Community Development Director, but may not be located within the Right -of - Way unless approved by the City Engineer. L — 4.2 RESIDENTIAL MULTIFAMILY (RMF -24) DEVELOPMENT STANDARDS These development standards implement the Residential Multifamily (RMF -24) zoning designation. The RMF -24 zoning designation allows for the development of high density residential uses at a minimum of 20 units per acre. The Residential Multiple Family Outparcel CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN iv -3 DELRio ROAD COMMERCIAL AREA 'SPECIFIC_ PLAN DEVELOPMENT STANDARDS within the Del Rio Road Commercial Area Specific Plan shall be consistent with the City of Atascadero Municipal Code and standards in effect at the time the application for Vesting Tentative Parcel Map AT09-0073 was deemed complete on November 5, 2010 or any subsequent Vesting Map should that entitlement expire. After the City of Atascadero deemed complete the Specific Plan project applications for the development approvals and commenced preparation of the Specific Plan EIR, the City of Atascadero approved a General Plan update to modify the High Density Residential (HDR) land use designation from a maximum of sixteen units per acre to a minimum of twenty units per acre. The City approved a corresponding Zoning Ordinance text change and Zoning Map to change the RMF -16 Zoning District to RMF - 20 (minimum 20 units per acre), then subsequently amended the density and name of the designation to RMF -24 with a maximum based density of 24 units per acre. Therefore, the proposed multiple family portion of the Major Tenant site shall be limited to a maximum of 16 units per acre, consistent with the project application and maximum density analyzed in the Specific Plan EIR. The Residential Multiple Family Outparcel will apply for a Conditional Use Permit approval as a subsequent project pursuant to section 6.7 of the Specific Plan, and will be subject to review by the City at that time. Refer to the City of Atascadero Municipal Code for further development standards and design guidelines. 4.2.1 PERMITTED USES Permitted Uses shall comply with Title 9, Chapter 3, Article 3, of the Atascadero Municipal Code. 4.2.2 PROPERTY DEVELOPMENT STANDARDS Property Development Standards shall comply with the following City of Atascadero Municipal Codes: Title 9, Chapter 4. 4.3 RESIDENTIAL SINGLE FAMILY (RSF-X) DEVELOPMENT STANDARDS: These development standards implement the Residential Single Family (RSF-X) zone and Planned Development Overlay Zone No. 17 designations. The RSF-X zoning designation typically allows for the development of single family residential uses not to exceed 2 units per acre. However, the Single Family Outparcel also falls within the Planned Development Overlay 17, which permits density greater than the limits specified in the RSF-X zone. Specifically, Planned Development Overlay 17 allows residential uses in the RSF-X zone up to a maximum of 4 units per acre. Approximately 1.7 acres of single family residential uses have been included in the Specific Plan area. Accordingly, a maximum of up to 6 primary dwelling units would be permitted in this area. The Single Family Outparcel within the Specific Plan shall be consistent with the City of Atascadero's Municipal Code and Standards and the development standards of Planned Development Overlay No. 17. The Single Family Outparcel will apply for subdivision mapping and permits as a subsequent project pursuant to section 6.7 of the Specific Plan, and will be subject to review by the City at that time. Refer to the City of Atascadero Municipal Code for further development standards and design guidelines. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN Iv -4 DEL Rico ROAD COMMERCIAL AREA SPECIFIC PLAN DEVELOPMENT STANDARDS 4.3.1 PERMITTED USES Permitted Uses shall comply with Title 9, Chapter 3, Article 3, of the Atascadero Municipal Code. 4.3.2 PROPERTY DEVELOPMENT STANDARDS Property Development Standards shall comply with City of Atascadero Municipal Codes: Title 9, Chapter 4. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN IV -5 DE:L Rio ROAD... C©MME' RCIAL AREA SPECIFIC PLAN W DESIGN GUIDELINES V DESIGN GUIDELINES 5.1 Commercial Retail (CR) Design Guidelines v-1 5.1.1 General Design Concepts v-1 5.1.2 Landscaping v-10 5.1.3 Parking & Parking Lot v-15 5.1.4 Lighting v-15 5.1.5 Signage v-15 5.1.6 Fencing & Screening v-16 5.1.7 On -Site Circulation v-17 5.1.8 Loading v-17 5.1.9 Outdoor Storage v-18 5.2 Residential Multiple Family (RMF -24) Design Guidelines v-18 5.3 Residential Single Family (RSF-X) Design Guidelines v-18 CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN DEL RIO, ROAD _. COMMERCIAL AREA SPECIFIC PLAN DESIGN GUIDELINES DESIGN GUIDELINES The purpose of these design guidelines is to provide a guide for developers, builders, architects, engineers, landscape architects and others involved in the preparation of development proposals to ensure a consistent architectural design theme, use of materials, signage, and level of quality throughout the Specific Plan area. The design guidelines will assist the City of Atascadero staff and decision making authorities with criteria to evaluate future development proposals. To the extent the design guidelines of the Specific Plan and the Atascadero Municipal Code are in conflict, the Specific Plan's design guidelines shall prevail. 5.1 COMMERCIAL RETAIL (CR) DESIGN GUIDELINES These design guidelines provide for the design and development of Commercial Retail (CR) uses within the Specific Plan area. The design guidelines set forth in this section will ensure that future development within the Specific Plan area is consistent. Development of the South -East and the North End project sites pursuant to the project approvals described in Section 1.5, including approval of a Master Plan of Development, are deemed to be consistent with the Design Guidelines of the Specific Plan and shall proceed directly to ministerial building permit and construction plan review. Design review for the two Commercial Outparcel uses to ensure consistency with the Design Guidelines of the Specific Plan shall occur during the Plot Plan Review approval process pursuant to Section 6.7 of the Specific Plan. 5.1.1 GENERAL DESIGN Within the Del Rio Road Commercial Area Specific Plan, site design addresses the nature and function of the uses, buildings, and features. The architectural design guidelines are intended to provide overall direction in the design of structures within the Specific Plan area. Architectural design and details for the South -East Project and North End Project sites should be integrated throughout the Specific Plan area. Design within the Del Rio Road Commercial Area Specific Plan should meld function and form, not one to the exclusion of the other. These guidelines are meant to be flexible over time and correspond with changing conditions in lifestyles, the marketplace and economic conditions. The following design guidelines are intended to facilitate design integrity between the variety of uses within the Del Rio Road Commercial Area Specific Plan area: 1) Placement of buildings should consider the existing context of the commercial area, the location of adjacent land uses, and the location of major traffic generators. 2) The architecture (height, scale, style) of each building within the Specific Plan area should be compatible with other structures within the Specific Plan. Building sites should be developed consistent with architectural exhibits in a coordinated manner to provide order and diversity and avoid disorderly development. 3) Buildings within the Specific Plan may accommodate retail, office, tourism, and personal services among others. Developers may incorporate "prototype" architectural standards in the design and development of structures if they are consistent with the architectural quality and character of Specific Plan. Buildings may incorporate simple rectangular forms which may be broken up by creating horizontal emphasis through the use of reveals, trellises, landscaping, trim, windows, eaves, cornices, complimentary colors or other architectural and design devices consistent with the architectural exhibits. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN v-1 DELRio ROAD COMMERCIAL AREA SPECIFIC PLAN DESIGN GUIDELINES 4) Figures 5-1 through 5-4 illustrate the conceptual architectural themes for development within the Specific Plan area. 5) Buildings should be carefully articulated; front, side, and rear elevations should provide variation in massing, wall, and roof forms. Use of thematic features and materials are important elements and are encouraged. 6) Large smooth, unarticulated surfaces should be avoided. A mixture of smooth and textured blocks for concrete walls is encouraged. Exterior materials requiring high maintenance responsibilities such as stained wood, clapboard, or shingles should be avoided. Large areas of intense white or dark colors should be avoided. Subdued colors should be used as dominant overall colors. Bright colors should only be used for trim and/or specialized uses (store identification, etc.). 7) Building materials should be selected and detailed for compatibility throughout the site. Buildings should incorporate a mix of at least two prevalent materials and at least one accent material including block, split faced block, decorative veneer, stucco, architectural metal siding, wood or wood look features, or decorative exposed concrete. These materials should be used in combinations that yield an impression of permanence as well as respect for the surrounding environment and authentic architectural styles. Please refer also to Figures 5-1 through 5-4. 8) Complementary design features should be utilized to unify the specific plan area. 9) All buildings should incorporate thematic benches, trash receptacles, bollards, and bike racks. 10) Prior to submittal for Building Plan Check and the issuance of building permits, full color renderings and color boards representing the exterior colors and materials to be used shall be submitted to the Community Development Department. 11) Exterior mechanical equipment shall be screened from public view. a. All roof mounted heating and cooling equipment shall be screened from view by a parapet or other structural feature and designed to match the total structure. b. All ground -mounted utility appurtenances shall be located away from public view or adequately screened. Screening should be of a material complimentary to the structure and/or heavy landscaping and berming. 12) Wall mounted items such as roof ladders and electrical panels shall not be located adjacent to public rights-of-way, unless secured to prevent public access. Service areas (areas for loading/unloading, unpacking of goods, etc.) shall be simple and efficient, and shall not interfere visually or physically with other building operations. No utility appurtenances shall be permitted directly within a pedestrian area. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN v-2 LU ■ LU � $ k && 0 0/% ge- a &§ w W. 0O;m .� y. c ; Lt q , () � � �k �2 B$ . kB $! \ •. . � k .! )� k 7ƒ . � \L E 13 &| , a ,- �_ . ��• LL ■& ; Lt y LU Z J W 2 D 0 Z 0 W 0 4 w 2 6�.ad grin v U) W Z J W D 7 Z 0 U) W 0 1 V u Y' V u z § J q k / LE to DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN DESIGN GUIDELINES 5.1.2 LANDSCAPING The environment envisioned for the Del Rio Road Commercial Area Specific Plan area will be established, in large part, by its landscape treatment. Landscaping is to be designed to highlight positive visual features and to provide a cool, pleasant outdoor environment. Landscaping is also intended to give structure and identity to the overall project. The Conceptual Landscape Palette for the area within the Specific Plan boundaries is available in Figure 5-5. The following landscaping design guidelines are applicable within the Del Rio Road Commercial Area Specific Plan area: 1) Final Landscaping Plans will be prepared consistent with the all local and State Water Efficient Landscape and Irrigation codes and shall be submitted for approval to the Community Development Director. 2) Landscape and irrigation construction plans should substantially conform to the approved Master Plan of Development, 3) Permanent automatic irrigation systems (including low flow systems) compliant with the Atascadero Municipal Code should be provided in all landscaped areas. 4) Low flow irrigation systems are highly recommended within the Specific Plan area. Sprinkler heads located immediately adjacent to parking areas should be of the "pop-up" variety instead of risers. 5) The irrigation system should be designed to avoid overspray onto structures, streets, sidewalks, windows, walls and fences. 6) The use of turf areas shall be reduced to a minimum. Turf should only be used when there is a functional purpose. 7) Within individual landscaped areas, plants should be selected and planted appropriately based upon their adaptability to the climatic, geologic, and topographical conditions of the site and in accordance with the Atascadero Municipal Code. Drought -resistant and native plant species are encouraged. 8) Landscaping should be maintained in an acceptable manner with dead and destroyed landscape items replaced as soon as practical. 9) Planters shall not drain into parking areas so as to accumulate mud or other residue. 10) Building setbacks that are not used for drive entries, parking, loading, pedestrian walkways, or approved outdoor uses should be landscaped. All unpaved areas within developed portions of the site should be landscaped according to an approved landscape plan. 11) No landscaping is required adjacent to the portions of buildings where loading doors and customer pick-up areas are located. 12) The parking lot landscaping should include canopy trees to reduce urban heat island effects and provide a pleasant pedestrian experience throughout the parking areas. 13) Landscaping along the street frontages of EI Camino Real, Del Rio Road, and the new public road should be planted with a combination of trees, shrubs, and groundcover planted in a clearly perceptible pattern that creates a sense of scale or rhythm along these roadways consistent with the approved Landscape Plan 14) Street trees shall not be planted along Rio Rita Road in order to protect the viewshed of the existing development above Rio Rita Road. 15) All trees used within required landscaped areas, including parking areas, shall have a minimum size of 24" box unless specific agreement is made with the Community Development Department. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN v-7 DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN DESIGN GUIDELINES 16) All shrubs used within required landscaped areas, including parking areas, shall utilize a mixture of sizes one -to -five (1-5) gallons and shall be dispersed evenly throughout the landscaped areas. 17) All trees within the Specific Plan area shall be staked or provided with guy wires. 18) Landscaping along public rights-of-way should be designed to aesthetically screen and soften blank walls, parking areas, storage areas, utility boxes, and other non -aesthetic items. 19) The planting of hedge shrubs and/or vines along exterior structures and screen walls is encouraged to deter potential graffiti. 20) Landscaped areas should be delineated with a 6 -inch high and 6 -inch wide concrete curb or equivalent. Curb may be broken to allow water to flow into depressed planted areas. 21) Mulch should be applied in a 3 -inch layer in all shrub and groundcover areas, 22) All new and disturbed slopes shall be revegetated. 23) Landscaping shall be planted concurrent with the development of the individual lots within the Specific Plan area. 24) In addition, landscape improvements in each project's right-of-way frontage, including road medians, shall be installed and completed prior to occupancy of each project's first tenant. All landscape improvements in the public right-of-way shall be approved by the City Engineer and will require an encroachment permit. 25) Retaining walls in excess of 4 feet in height shall be setback from the right of way a minimum of 5 feet. Individual walls may not exceed 6 feet in height, and multiple, stepped walls with a minimum separation of 5 feet shall be utilized where grades require additional height. All retaining walls shall use high quality decorative materials and shall be consistent with the architectural design theme of the development. Wall exceptions may be granted with Design Review Committee approval based on findings that the wall(s) is designed as a decorative site feature. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN v-8 0 W Z J W O 7 Z N W C 0 d 0 0 0 1 0 Cy (9 U DEL Rio _ROAD COMMERCIAL AREA SPECIFIC PLAN DESIGN GUIDELINES 5.1.3 PARKING & PARKING LOT All parking and parking lots within the Specific Plan area shall comply with Title 9, Sections 4.114 through 4.119 of the Atascadero Municipal Code and the following parking and parking lot standards listed below: 1) Parking spaces should be oriented to ensure visibility of pedestrians, bicyclists and other motorists while entering, leaving or circulating within a parking area. 2) The installation of parking facilities shall occur concurrently with the development of individual parcels and shall be designed for interconnecting access to future subsequent development. 3) Individual parcels are must be designed to share parking fields if they are adjacent and within the same zoning designation. 4) Parking areas shah have lighting capable of providing adequate illumination for safety and security. Such lighting shah be indirect, hooded, and arranged to refect light away from adjoining properties and streets. 5) All parking areas should be paved with Portland cement, concrete, asphalt or other appropriate approved material as established by the City Engineer. Curbing or wheel stops should be provided around parking lot perimeter. 6) Parking areas should be provided with curbs, bollards, or similar permanent devices where necessary to prevent parked vehicles from bumping buildings, landscaping, or perimeter walls. 7) Canopy trees shall be provided at an average of approximately one (1) tree per thirty (30) feet along parking rows. 8) Individual tree planters may be used in lieu of landscape fingers provided the parking lot complies with all other applicable landscaping requirements. 9) Parking areas that face EI Camino Real, and are at least five (5) feet above the adjacent roadway, shall not be required to be screened with a landscaped berm. Parking areas that face EI Camino Real, and are less than five (5) feet above the adjacent roadway, shall be screened with a landscape berm a minimum of thirty (30) inches in height unless the City Engineer finds that intervening landscaping sufficiently blocks headlight glare. 10) Commercial grade bicycle racks should be conveniently located close to building entrances. 5.1.4 LIGHTING All lighting within the Specific Plan area shall comply with Title 9, Section 4.137 of the Atascadero Municipal Code and the following lighting standards listed below: 1) Lighting sources in parking lots may be up to thirty (30) feet in height. 2) Lighting sources shall be full cut off type fixtures that are shielded, diffused, or indirect in order to avoid glare to pedestrians, motorists, and surrounding residential areas. 3) Lighting fixtures shall be selected and located to confine the area of illumination to within the site boundaries consistent with the approved photometric plans. 4) To minimize the total number of freestanding light standards, full cut off type wall - mounted lighting fixtures should be utilized where feasible and consistent with building architecture. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN V-10 _DE_L RIO ROAD C_(3MMERCIAL AREA SPECIFIC PLAN DESIGN GUIDELINES 5.1.5 SIGNAGE Signage and graphics are an important element within the Del Rio Road Commercial Area Specific Plan. The intent of the Sign Program is to provide commercial tenants maximum sign exposure in a manner that will complement the overall image of the combined projects. All signage shall comply with the Sign Program shown in Figure 5-6: Del Rio Road Commercial Area Specific Plan Signage Program. The following additional signage standards shall also apply within the Specific Plan area: 1) Monument signs should be incorporated into landscaped areas to minimize visual mass. 2) All ground -mounted signs shall be set back from the ultimate curb face and positioned so as not to create a hazard for either pedestrian or vehicular traffic. 3) Ali signs and their supporting structures shall be constructed of metal, wood or comparable weatherproof material and shall be enclosed as to provide against their infestation by birds and vermin. 4) Each tenant shall be responsible for providing their own building signs. Each tenant is responsible for obtaining all required sign and building permits from the City. Each tenant shall be responsible for all fees required. 5) Tenant wall signs shall be designed with individual lettering and custom graphics. Use of external illumination, neon and other features are encouraged. Signs shall complement architectural themes. No internally illuminated cabinets shall be allowed unless an integral part of a small custom sign feature. Logos and corporate slogans need not consist of individual letters but should be compatible with the Sign Program and design theme. 6) Any requested deviation from the approved sign program shall require the approval of the Community Development Director or designee and may require the review of an Administrative Use Permit. Tenants shall be responsible for compliance with this program and all City codes and requirements. Additional signage may be requested by the Commercial Outparcels and future residential uses at the time specific development projects are proposed. 7) Additional sign area allowance or unique signage elements not otherwise permitted by the approved Sign Programs or by the City's Sign Ordinance, may be processed as an Administrative Use Permit. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN V-11 w� W Z 2 �l J c W (' ju z i D W 9L G A/! 9 A � 4( W a ? DEL Rio ROAD W C0MMERCiA_ L AREA '- PECIFIC PLAN DESIGN GUIDELINES 5.1.6 FENCING & SCREENING Fencing and screening should be designed to highlight positive visual features and to screen negative ones. The following design guidelines are applicable within the Del Rio Road Commercial Area Specific Plan area: 1) Fencing and screening should be used to a minimum within the Specific Plan area. 2) Walls and fences may be used to retain earth or screen loading and storage areas, refuse receptacles, and utility structures. 3) Walls should be designed to be low and to perform their screening function. 4) Walls and fences should be designed to complement the architectural design, color and materials of adjacent buildings. 5) Landscaping should be used in combination with walls when possible. 6) A decorative three -rail fence shall be provided along the southwest side of Rio Rita Road to protect against accidental pedestrian access to the top of the slope east of the Major Tenant. 5.1.7 ON-SITE CIRCULATION The on-site circulation standards within the Del Rio Road Commercial Area Specific Plan will ensure the efficient and safe passage of vehicles and pedestrians to and from the various commercial uses within the Specific Plan area. The following design guidelines are applicable within the Del Rio Road Commercial Area Specific Plan area: 1) On-site circulation should be designed for efficient vehicular and pedestrian movement. 2) The circulation system shall include adequate directional signs for entrances, exits, parking areas, loading areas, and other uses. 3) On-site driveways and parking areas shall be designed to provide common access between the Specific Plan area and adjacent properties. 4) Sight lines required for safe automobile movement shall be kept clear. Screens and structures shall not block such sight lines, both for entering and leaving the individual developments, and the project site. 5) The design and location of vehicular entries (curb cuts) for individual development sites shall provide the driver ample time to perceive them when approaching the site. Intersections and driveway approaches should be kept clear of obstructions such as traffic signal standards and landscaping. 6) Individual buildings and parcels need not have direct access to a public street; however, reciprocal access agreements shall be recorded to ensure that adequate ingress and egress is available to each lot and building within the Specific Plan area and that the entirety of the center functions as one development regardless of underlying lot lines and ownership. 7) Adequate pedestrian amenities such as benches and shade structures (or shade trees) should be installed near building entrance or at the curbside/sidewalk adjacent to buildings within the Del Rio Road Commercial Area Specific Plan area. 8) Designated pedestrian walkways across traffic lanes should be striped to distinguish them from the surrounding paved areas. 9) On-site pedestrian walkways should provide direct, safe, and adequate movement paths between parking areas and building entrances. 10) Service truck access routes should be designed to limit interaction with visitor and pedestrian traffic. CITY OF ATASCADERO DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN v-13 DEL Rio ROAD COMMERCIAL AREA SPECIFIC PLAN DESIGN GUIDELINES 5.1.8 LOADING The following design guidelines are applicable within the Del Rio Road Commercial Area Specific Plan area: 1) Loading areas should be designed to provide for maneuvering on site and not from or within a public street. Direct loading from a public street is not permitted. 2) Loading areas may be permitted adjacent to a public street provided they are screened by a combination of screen walls, ornamental landscaping, and/or portions of on-site buildings. 3) Loading areas visible from a public street or parking area should be screened by solid wing walls (constructed of materials such as concrete, concrete block, masonry, and brick) and/or appropriate landscaping so that said loading area is adequately shielded from public view. All such loading areas shall be maintained in a clean and orderly condition. 4) Screen walls and wing walls should be provided adjacent to loading doors and loading areas visible to the public and should be of a compatible material with adjacent buildings, and shall be of sufficient height to provide adequate visual screening. 5.1.9 ACCESSORY STORAGE The following design guidelines are applicable within the Del Rio Road Commercial Area Specific Plan area: 1) Outdoor storage shall be screened from public view. 2) Refuse storage and disposal areas, other than trash compactors, should be within trash enclosures with at least three sides composed of a solid wall which is not less than 6 feet in height. The fourth side may consist of a solid metal gate painted to match or coordinate with the adjacent building (slatted chain link is not acceptable). Cardboard bales shall be removed regularly. 3) Refuse containers shall be provided in sufficient number, and should be placed in convenient location(s). 4) Trash enclosures may accommodate recycling bins. 5) Trash gates should remain closed except when in use, and remain in good working order. 6) Trash areas should not be used for storage. The premises should be kept in a neat and orderly condition at all times, and all improvements should be maintained in a condition of good repair and appearance. 7) Adequate shopping cart storage should be provided as needed. 8) No permanent storage of material is allowed on the outside of the building. 9) Outdoor storage provisions do not apply to outdoor sales areas, sidewalk sales, enclosed storage, and "garden centers." 5.2 RESIDENTIAL MULTIPLE FAMILY (RMF -24) DESIGN GUIDELINES The Residential Multiple Family (RMF -24) parcel within the Del Rio Road Commercial Area Specific Plan shall be consistent with the City of Atascadero Municipal Code and Standards in effect at the time the application for Vesting Tentative Parcel Map AT09-0073 was deemed complete on November 5, 2010 or subsequent vested entitlement should the original entitlement expire. Design review for the Multifamily Outparcel use to ensure consistency with the Design CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN v-14 DEL Rio ROAD 60MMERCIAL AREA SPECIFIC PLAN DESIGN GUIDELINES Guidelines of the Specific Plan shall occur during the Conditional Use Permit approval process pursuant to Section 6.7 of the Specific Plan. 5.3 RESIDENTIAL SINGLE FAMILY (RSF-X) DESIGN GUIDELINES The Residential Single Family (RSF-X) remainder parcel within the Del Rio Road Commercial Area Specific Plan shall be consistent with the City of Atascadero's Municipal Code and Standards. Design review for the Single Family Outparcel use to ensure consistency with the Design Guidelines of the Specific Plan shall occur during the Subdivision Tract Map Approval process pursuant to Section 6.7 of the Specific Plan. Refer to the City of Atascadero Municipal Code for further design guidelines. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN V-15 DEL RIO ROADy COMMERCIAL AREA SPECIFIC PLAN IMPLEMENTATION AND ADMINISTRATION VI IMPLEMENTATION AND ADMINISTRATION 6.1 Interpretation VI -1 6.2 Definition of Terms VI -1 6.3 Enforcement VI -11 6.4 Severability VI -1 6.5 Implementation of Development Standards vi -2 6.6 Implementation of Design Guidelines VT -2 6.7 Application Processing vi -2 6.8 Financing & Phasing of Development vi -3 6.8.1 South -East Project Site vi -3 6.8.2 North End Project Site vi -4 6.9 Maintenance vi -4 6.9.1 City Maintenance Responsibility vi -4 6.9.2 Other Agency Maintenance Responsibility VI -5 6.9.3 Private Maintenance vi -5 6.10 Substantial Conformance VI -5 6.10.1 Procedure vi -6 A. Application vi -6 B. Hearing VI -6 C. Action by Reviewing Authority VT -6 6.8 Specific Plan Amendments vi -6 CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN Di=d -Rio ROAD COMMERCIAL AREA COMMERCIAL SPECIFICPPLAN IMPLEMENTATION AND ADMINISTRATION IMPLEMENTATION AND ADMINISTRATION The City of Atascadero adopted this Specific Plan following certification by the City of the Specific Plan EIR and concurrent with the issuance of certain additional development approvals described in Section 1.5 of this Specific Plan. This Specific Plan serves as an implementation tool for the City's General Plan, and establishes the overlay zone for the combined Project sites. Following adoption of the Specific Plan and the development approvals described in Section 1.5, development within the Specific Plan area shall proceed pursuant to Section 6.7 of this Specific Plan. The Del Rio Road Commercial Area Specific Plan shall be implemented, amended, revised or adjusted according to the procedures identified in this section. These procedures have been developed to ensure consistency with the adopted Del Rio Road Commercial Area Specific Plan, to encourage continuity in design and development of the community, and to promote high standards of site design. These revision and amendment procedures also provide for adaptation to special or supplementary development standards that may be adopted from time to time to implement the Del Rio Road Commercial Area Specific Plan. 6.1 INTERPRETATION These regulations shall be held to be minimum requirements in their application and interpretation. No provision herein is intended to abrogate of interfere with any deed restriction, covenant, easement, or other agreement between parties. Interpretations of the provisions of this Specific Plan are subject to subsections (a) through (c) of Section 9-1.109 of the Atascadero Municipal Code, except that interpretation of allowable uses not specifically listed in the Atascadero Municipal Code for the CR (Commercial Retail) zoning district or Chapter 4 of this Specific Plan are subject to a substantial conformance determination pursuant to Section 6.10 of this Specific Plan. 6.2 DEFINITION OF TERMS The meaning and construction of words, phrases, titles and terms shall be the same as provided in Atascadero Municipal Code and Atascadero General Plan, unless otherwise specifically provided in the Specific Plan. 6.3 ENFORCEMENT The Del Rio Road Commercial Area Specific Plan is enforceable through the measures and regulations detailed in Title 9 of the City of Atascadero Municipal Code. The standards contained in the Specific Plan have been adopted by ordinance and are enforceable to the same extent as standards contained in the Zoning Regulation and other City Codes. 6.4 SEVERABILITY If any term, provision, condition, requirement, or portion thereof of this Specific Plan is for any reason held invalid, unenforceable, or unconstitutional, the remainder of this Specific Plan or the application of such term, provision, condition, requirement, or portion thereof to circumstances CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN Vz-1 DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN IMPLEMENTATION AND ADMINISTRATION other than those in which it is held to be invalid, unenforceable, or unconstitutional, shall not be affected thereby; and each other term, provision, condition, requirement, or portion thereof shall be held valid and enforceable to the fullest extent permitted by law. 6.5 IMPLEMENTATION OF DEVELOPMENT STANDARDS Adoption of the Specific Plan by the City, includes adoption of the development standards and policies described in Chapter 4: Development Standards. Development standards and policies contained in this document shall supplement or replace those of the City of Atascadero Municipal Code as they might otherwise apply to lands within the Del Rio Road Commercial Area Specific Plan area. For projects within the Specific Plan area, development standards and policies in the Dei Rio Road Commercial Area Specific Plan shall take precedence over more general standards and policies applied through the rest of the City. To the extent the provisions of the Specific Plan and the Atascadero Municipal Code are in conflict, the provisions of the Specific Plan shall prevail. In situations where development standards or policies relating to a particular subject have not been provided in the Specific Plan, the existing development standards and policies of the City's General Plan and Zoning Ordinance shall continue to apply. 6.6 IMPLEMENTATION OF DESIGN GUIDELINES Adoption of the Specific Plan by the City includes adoption of the Design Guidelines contained in Chapter 5: Design Guidelines, of the Specific Plan. The Design Guidelines are intended to be flexible in nature while establishing basic evaluation criteria for the review by the City of development projects as described in Section 6.7: Application Processing. Design guidelines contained in this document shall supplement or replace those of the City of Atascadero Municipal Code and/or the Appearance Review Manual as they might otherwise apply to lands within the Del Rio Road Commercial Area Specific Plan area. For projects within the Specific Plan area, design guidelines in the Del Rio Road Commercial Area Specific Plan shall take precedence over more general design guidelines applied through the rest of the City. To the extent the provisions of the Specific Plan and the Atascadero Municipal Code are in conflict, the provisions of the Specific Plan shall prevail. In situations where design guidelines relating to a particular subject have not been provided in the Specific Plan, the existing design guidelines of the City's General Plan and Zoning Ordinance shall continue to apply. 6.7 APPLICATION PROCESSING Development of the South -East project parcels and the North End Project parcels shall require approval of a Master Plan of Development, including the two Commercial Outparcels, Multiple Family Outparcel, and Single Family Outparcel in accordance with the following processes: Master Plan of Development Approval. A Master Plan of Development in the form of a Conditional use Permit shall be required for both the commercial and residential portions of the development pursuant to Atascadero Municipal Code Sections 9-2.110. A Master Plan of Development can include conceptual approval of the two commercial outparcels on the South -East project site. Should approval be conceptual, a plot plan review shall be required for these sites as described below. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN vi - 2 CDEQ Rio ^ROAD. OMMERCIAL _AREA _ SPECIFIC-PLAN IMPLEMENTATION AND ADMINISTRATION Plot Plan Review. The two Commercial Outparcel uses shall obtain Plot Plan review approval pursuant to Atascadero Municipal Code Section 9-2.108 unless detailed approval is included in the Master Plan of development. In this case, the two Commercial Outparcel uses shall not require Precise Plan and Conditional Use approvals as described in Atascadero Municipal Code Sections 9-2.109 through 9-2.110 unless specific requested uses trigger that process. • Tentative Map Approval. The Single Family Outparcel, and any other land or airspace subdivisions shall obtain a tentative tract or parcel map approval pursuant to Atascadero Municipal Code Title 11. Administrative Use Permit. Request for additional sign area allowances or unique signage elements not otherwise permitted by the approved Sign Programs or by the City's Sign Ordinance, may be processed as an Administrative Use Permit. ■ Master Plan of Development Amendments. Modifications to any approved Master Plan of Development for any project site shall be processed as a Use Permit amendment. Minor changes may be permitted without Use Permit amendment if a finding of substantial conformance can be made by the Planning Director in accordance with Section 6.10. Any development proposed within the Specific Plan area that is not in substantial conformance with this Specific Plan, shall proceed pursuant to approval by the City of applications as determined by the Community Development Director to be necessary at the time of project application submittal. 6.8 FINANCING & PHASING OF DEVELOPMENT The South -East and North End Projects are self-supporting commercial projects with individual owners/developers responsible for onsite and offsite improvements necessary to support development of the project. Phasing of development ultimately will be determined solely by the project developers, based on market conditions and other factors. Required infrastructure and community facilities shall be installed and public services shall be available to serve each phase of development as it occurs. Based on current market information, development within the Specific Plan area is generally anticipated to occur as follows. 6.8.1 SOUTH-EAST PROJECT PHASING Phase 1: ■ Rough grading of the commercial parcels, and preparation of the Major Tenant building pad. Export excess cut material to a suitable receiver site. ■ Precise grading of the Major Tenant parcel, the proposed new public road, and driveways onto Del Rio Road and EI Camino Real. ■ Detention basin/drainage improvements (onsite and offsite). ■ Provision of undergrounded utilities including stubs to Commercial Outparcels 2 and 3. ■ Construction of the Major Tenant building required parking area, and driveways. • Install landscaping on Major Tenant parcel. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN vi -3 _ DEL RIO_R_OAD COMMERCIAL AREA T SPECIFIC PLAN ^ IMPLEMENTATION AND ADMINISTRATION ■ Construction of offsite improvements (as detailed in Chapter 3: Land Use Concept) in Del Rio Road and EI Camino Real, the new public road, and intersection improvements required for operation of the Major Tenant and Outparcels 2 and 3. • Sewer and water line connection to existing offsite utility lines Phase 2: ■ Construction of Commercial Outparcels 2 and 3 may, but need not, occur concurrently with the construction of the Major Tenant parcel. ■ Precise Grading and pad preparation for Commercial Outparcel buildings (Parcel 2 and/or 3) ■ Construction of Commercial Outparcel buildings (Parcels 2 and/or 3) • Wet and dry utility connection to stubs provided in Phase 1 (Parcel 2 and/or 3) ■ Landscape parking areas and corners in Parcel 2 and/or 3 ■ Completion of the new public road and landscaping Note: Multiple Family Outparcel development is not included and any project phasing will be permitted separately pursuant to Section 6.7 of this Specific Plan. 6.8.2 NORTH END PROJECT PHASING Phase 1: ■ Site Demolition Phase 2: ■ Complete public improvements and frontage improvements ■ Construction of on-site infrastructure and drainage improvements ■ On-site grading, parking, landscape improvements, and finished construction pads Phase 3: • Individual commercial buildings (as tenants are secured) Note: Single Family Outparcel development is not included and any project phasing will be permitted separately pursuant to Section 6.7 of this Specific Plan. 6.9 MAINTENANCE Public and private improvements constructed as part of development of the Specific Plan area shall be maintained through a combination of public and private entities as described below. 6.9.1 CITY MAINTENANCE RESPONSIBILITY Public facilities are planned for public maintenance by the City or the appropriate utility service provider and include, but are not limited to, the following: ■ All public streets within the Specific Plan area, excluding residential subdivisions. • Public traffic signals and traffic control signs within the public right-of-way within the Specific Plan area. • Public improvements constructed in the public right-of-way inside of and outside of the Specific Plan area. ■ All sewer mains, excluding lateral connections. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN VI -4 t DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN IMPLEMENTATION AND ADMINISTRATION ■ The existing and expanded public storm drain systems in the public right-of-way or dedicated easements. 6.9.2 OTHER AGENCY MAINTENANCE RESPONSIBILITY The following facilities will be maintained by other agencies: ■ Atascadero Mutual Water Company: public on-site and offsite water facilities within the Specific Plan area. ■ PG&E: Accepted street lighting within public rights-of-way in the Specific Plan area. ■ Caltrans: Public improvements within the Caltrans right-of-way. • All private electrical, natural gas, telephone, cable TV, and other non -City utilities. 6.9.3 PRIVATE MAINTENANCE Private and public improvements to be maintained by the developers include, but are not limited to, the following: ■ Streets, drives, lanes and pedestrian paths on private property within the Specific Plan area. ■ Public streets within any residential subdivisions • Traffic control signs and pavement markings on private property within the Specific Plan area. ■ Landscaping and lighting on private property within the Specific Plan area. ■ Property line walls, fences, retaining walls, refuse storage areas, signs, slopes, and parking lots. ■ Open space areas on private property within the Specific Plan area including detention facilities, bio-swales, and other low -impact -development features. ■ Newly constructed drainage facilities on private property within the Specific Plan area. ■ Landscaped frontages within the right-of-way of all public streets. • Street lighting within public rights of way in the Specific Plan area shall be maintained by the developer unless otherwise maintained by PG&E. ■ Landscaping within any center medians of all public streets fronting the Specific Plan area. 6.10 SUBSTANTIAL CONFORMANCE During review of construction plans and building permit applications, the Community Development Director or designee shall have the limited ability to interpret the Specific Plan and determine that the proposed development is in substantial conformance with the Del Rio Road Commercial Area Specific Plan. The use of substantial conformance is intended to ensure orderly development, quality aesthetic design, and safe and harmonious placement of uses within the Specific Plan area. Determinations of substantial conformance shall be made administratively by the Community Development Director or designee without the need for a public hearing. In some cases, the determination may be forwarded to the Design Review Committee. A substantial conformance determination made pursuant to this Section 6.10 shall be considered a ministerial decision that is not subject to CEQA. A project proposal for development within the Specific Plan area shall be considered to be in substantial conformance with the Specific Plan, not requiring a Specific Plan amendment, in the event that any of the following occurs: CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN V1 - 5 jr DEL RIO ROAD COMMERCIAL_ AREA SPECIFICPLAN IMPLEMENTATION AND ADMINISTRATION ■ The addition of a land use not listed in Chapter 4: Development Standards, of this Specific Plan, provided that the proposed use is determined to be equivalent in its nature and intensity to a use listed in Chapter 4 of this Specific Plan. ■ A change in utility or public service provider to the Specific Plan area. • Minor changes or adjustments to lot lines or the alignment of access roads, community facility plans, or public infrastructure facility plans such as drainage, sewer, water and other utilities. ■ Minor deviations from the Land Use Plan and related policies, as contained in Chapter 3: Land Use Plan, of the Specific Plan. ■ The merger of the two Commercial Outparcels into a single Commercial Outparcel to be developed with a retail, restaurant or office use, provided the development does not exceed the combined maximum floor area permitted for the two Commercial Outparcels of 10,000 square feet. A voluntary merger application shall be required in order to complete any lot merger. • Minor deviations from the sign program that are consistent with the conceptual design set forth in Chapter 5: Design Guidelines, of the Specific Plan. ■ Minor changes to landscape materials and streetscape design which are consistent with the conceptual design set forth in Chapter 5: Design Guidelines, of the Specific Plan. ■ Minor deviations from the design guidelines which are consistent with the conceptual design set forth in Chapter 5: Design Guidelines, of the Specific Plan. ■ A reduction in the minimum required parking spaces, provided that a parking study demonstrates the proposed reduction in parking spaces is justified based on the mix of uses within the Specific Plan area and the use of shared parking between those uses. ■ Other modifications of a similar nature to those listed above which are deemed minor by the Community Development Director or designee, that are in keeping with the purpose and intent of the approved Specific Plan. 6.10.1 PROCEDURE A. APPLICATION Applications for the determination of substantial conformance shall be made on forms provided by the Community Development Director or designee and shall be accompanied by a filing fee and a Plot Plan, as described in Section 9-2.108 of the Atascadero Municipal Code. Applications shall be made by the owner of the property for which the approval is sought, or an authorized agent. B. HEARING No public hearing shall be required for a determination of substantial conformance unless the Community Development Director refers the item to the Design Review Committee. C. ACTION By REVIEWING AUTHORITY The reviewing authority for a determination of substantial conformance shall be the Community Development Director or designee. The Community Development Director or designee shall determine by providing written notice to the applicant that the proposed addition of a land use or other revision requested pursuant to this Section 6.10 is in substantial conformance with the Del Rio Road Commercial Area Specific Plan if it complies with all applicable provisions of Atascadero Municipal Code Title 9 and is consistent with the purpose and intent of this Specific CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN vi - 6 DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN IMPLEMENTATION AND ADMINISTRATION Plan. The action of the Community Development Director or designee shall be final with no appeal. 6.11 SPECIFIC PLAN AMENDMENTS Amendments to the Del Rio Road Commercial Area Specific Plan shall be required for revisions that are beyond the scope of substantial conformance determinations. Specific Plan Amendments shall be processed pursuant to the provisions of the California Government Code Section 65453(a). CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN vi - 7 1_ DEQ Rio ROAD COMMERCIAL AREA SPECIFIC PLAN EXHIBITS VII EXHIBITS Exhibit 1: City of Atascadero Existing Land Use vii -2 Exhibit 2: City of Atascadero Proposed Land Use vii -3 Exhibit 3: City of Atascadero Existing Zoning vii -4 Exhibit 4: City of Atascadero Proposed Zoning VII -5 CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN U) _ z � 2 ( w 2 } \ ---i r , z ! |z- ! •,z«!,®l...,■l��f\`&$||- $!|t{f|�■+,!&;t§t��;,f�@k��l� \/001!00"i k 2 j k CL w \ k b � u N CO w Lei, § { , k � a° \k\ \ ,� % �§(k)2\!$ki clU) f/|! 0/oo."]oo�!\ --I F— O ¢ 2 � E 0 o WN Q m 0 OoCL A � ■. ; oIz !- \ Ak§ § A ||�..!! 069 SEECc LU ° W k��'!«!)��k7 CL , !�l;. ii O53 §||_&§#§«K99Ikea|! ! Q�` of \SES 2 r q���q��A«lk,,-IDL &VIIIIIINU@LIFq DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN VIII APPENDICES APPENDICES Appendix A: Precise Description of Specific Plan Boundary Area A-1 Appendix B: Project Consistency Analysis B-1 DEL Rio ROAD COMMERCIAL AREA APPENDIX A: DESCRIPTION OF SPECIFIC PLAN BOUNDARY PRECISE DESCRIPTION OF SPECIFIC PLAN BOUNDARY MAJOR TENANT PROJECT PRECISE BOUNDARY DESCRIPTION The land referred to herein is situated in the City of Atascadero, County of San Luis Obispo, State of California, described as follows: PARCEL A: APN NO.: 049-112-002 Lot 7-A in Block 22 of Atascadero Colony, in the City of Atascadero, County of San Luis Obispo, State of California, according to Map recorded October 21, 1914 in Book 3AC, Page 25 of Maps, in the office of the County Recorder of said County. Also excepting therefrom all streets and roads as shown on the map above referred to. PARCEL B: APN NO.: 049-112-018 That portion of Lot 6 in Block 22 of Atascadero Colony, in the City of Atascadero, County of San Luis Obispo, State of California, according to Map recorded October 21, 1914 in Book 3AC, Page 25 of Maps, described as follows: Beginning at the most Westerly corner of said Lot 6, being a point in the center line of Del Rio Road; Thence South 30°08' East, along the Southwest line of said Lot, 359.25 feet to the most Southerly corner thereof; Thence North 59°52' East, along the Southeast line of said Lot, 275 feet; Thence North 30°50' East, 318.22 feet to a point on the centerline of Del Rio Road; Thence South 68°26' West, along said center line, 275 feet to the Point of Beginning. Also excepting therefrom that portion thereof included in Del Rio Road PARCEL C: APN NO.: 049-112-019 That portion of Lot 6 in Block 22 of Atascadero Colony, in the City of Atascadero, County of San Luis Obispo, State of California, according to Map recorded October 21, 1914 in Book 3AC, Page 25 of Maps, described as follows: Beginning at a point on the center line of Del Rio Road, which bears North 68°26' East, 275 feet from the most Westerly corner of said Lot 6, said point being the most Northerly corner of the property conveyed to Joseph W. Vollmer, et ux., by deed dated May 25, 1961, and recorded June 2, 1961 in Book 1126, Page 328 of Official Records; Thence South 30°50' East, along the Northeast line of the property so conveyed, 318.22 feet to the most Easterly corner thereof, being a point on the Southeast line of said lot; Thence North 59°52' East along said Southeast line, 192.29 feet to the most Easterly corner of said lot; CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN A-1 DEL RIO ROAD COMMERCIAL AREA APPENDIX A: DESCRIPTION OF SPECIFIC PLAN BOUNDARY Thence North 30°08' West, along the Northeast line of said lot, 238.00 feet to a point on the center line of Del Rio Road; Thence North 77°14' West along said center line 0.61 feet; Thence continuing along said center line on a curve to the left with a radius of 286.6 feet through an angle of 34°20' for a distance of 171.74 feet; Thence South 68°26' West, along said center line, 43 feet to the Point of Beginning. Also excepting therefrom that portion of said land included within the lines of Del Rio Road as shown on the map above referred to. PARCEL D: APN NO.: 049-112-022 The Northeasterly 111 feet, measured along the Northwesterly line of Lot 7, in Block 22 of Atascadero Colony, in the City of Atascadero, County of San Luis Obispo, State of California, according to Map recorded October 21, 1914 in Book 3AC, Page 25 of Maps. Also excepting therefrom that portion of said land included within the lines of Del Rio Road as shown on the map above referred to. PARCEL E: APN NO.: 049-112-036 Parcel 2 of Map AT AL -87-082, in the City of Atascadero, County of San Luis Obispo, State of California, according to Map recorded November 17, 1987 in Book 42, Page 47 of Parcel Maps. PARCEL F: APN NO.: 049-112-039 Parcel 1 of Map AT AL -87-082, in the City of Atascadero, County of San Luis Obispo, State of California, according to Map recorded November 17, 1987 in Book 42, Page 47 of Parcel Maps. PARCEL G: APN NO.: 049-151-005 That portion of Lot 11 in Block 22 of Atascadero Colony, in the City of Atascadero, County of San Luis Obispo, State of California, according to Map recorded October 21, 1914 in Book 3AC, Page 25 of Maps, described as follows: Beginning at a point common to Lots 11, 10, and 5, Block 22, said Point of Beginning is the Northern corner of Lot 11, Block 22; Thence along a line common to Lots 11 and 5, Block 22, South 30°08' East, 187.00 feet to a point; Thence South 59°52' West, 764.17 feet to a point; Thence North 30°08' West, 12.00 feet to a point; Thence South 59°52' West, 266.64 feet to a point on the center line of California State Highway; Thence running along said center line of the California State Highway North 26°39' West, 175.32 feet to a point common to Lots II and 10, Block 22; Thence along line common to Lots 11 and 10, Block 22, North 59°52' East, 1,020.18 feet to the Point of Beginning. Also excepting therefrom all streets and roads as shown on the map above referred to. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN A-2 DEL RIO ROAD COMMERCIAL AREA APPENDIX A: DESCRIPTION OF SPECIFIC PLAN BOUNDARY PARCEL H: APN NO.: 049-151-036 That portion of Lot 10, in Block 22 of Atascadero Colony, in the City of Atascadero County of San Luis Obispo, State of California, according to Map recorded October 21, 1914 in Book 3AC, Page 25 of Maps, described as follows: Beginning at the most Southerly corner of said Lot 10, being a point on the centerline of California State Highway as shown on the map above referred to; Thence North 59°52' East, along the Southeasterly line of said Lot, 50.09 feet to a point on the Easterly right of way line of the property conveyed to the State of California, by deed dated August 16, 1929 and recorded October 11, 1929 in Book 72, Page 453 of Official Records, and the True Point of Beginning; Thence North 2639'30" West, along said right of way line, 100 feet; Thence North 59°52' East, parallel with the Southeasterly line of said Lot, 125.00 feet; Thence South 26°39'30" East, parallel with said Easterly right of way line, 100 feet to a point on the Southeasterly line of said Lot; Thence South 59°52' West, along said Southeasterly line, 125.00 feet to the True Point of Beginning. Also excepting therefrom all streets and roads as shown on the map above referred to. PARCEL I: APN NO.: 049-151-037 Lot 10, in Block 22 of Atascadero Colony, in the City of Atascadero, County of San Luis Obispo, State of California, according to Map recorded October 21, 1914 in Book 3AC, Page 25 of Maps. Excepting therefrom the Southeast portion of said land as described in the Deed to Tod Natho and Dosmia J. Natho, recorded April 7, 1964 in Book 1291, Page 714 of Official Records. Also excepting therefrom all streets and roads as shown on the map above referred to. PARCEL J: APN NO.: 049-151-040 Lot 8, in Block 22 of Atascadero Colony, in the City of Atascadero, County of San Luis Obispo, State of California, according to Map recorded October 21, 1914 in Book 3AC, Page 25 of Maps. Also excepting therefrom all streets and roads as shown on the map above referred to. PARCEL K: APN NO.: 049-151-041 Lot 9, in Block 22 of Atascadero Colony, in the City of Atascadero, County of San Luis Obispo, State of California, according to Map recorded October 21,1914 in Book 3AC, Page 25 of Maps. Also excepting therefrom all streets and roads as shown on the map above referred to. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN A-3 DEL RIO ROAD APPENDIX A: DESCRIPTION OF SPECIFIC PLAN BOUNDARY COMMERCIAL AREA SPECIFIC PLAN PRECISE DESCRIPTION OF SPECIFIC PLAN BOUNDARY ANNEX PROJECT PRECISE BOUNDARY DESCRIPTION The land referred to herein is situated in the City of Atascadero, County of San Luis Obispo, State of California, described as follows: Parcel A: A.P.N.: 049-102-020 That nnrtion of Lot 30 in Block 4A of Atascadero Colony, in the City of Atascadero, County of San Luis Obispo, State of California, according to map recorded October 21, 1914 in Book 3, Pagc 66 of Maps, described as follows: Beginning at the Southwest corner of said Lot 30, said point being common to Lots 29 and 30 in said block 49 and on the centerline of the California State Highway, as shown on Page 66 of Maps of Atascadero Colony; Thence North 540 06' East along a line common to said Lots 29 and 30, 850.00 feet to a point; Thence South 350 54' East, 105.00 feet to a point; Thence South 550 06' 45" West, 852.32 feet to a point on the centerline of the California State Highway; Thence along said centerline on a curve to the left with a central angle of 30 21' 08" and a radius of 800 feet a distance of 46.80 feet to a point; Thence continuing along said centerline North 350 54' West, 43.20 feet to the Point of Beginning. Excepting therefrom all streets, roads and alleys as shown on the map above referred to. Parcel B: A.P.N.: 049-102-031 That portion of Lot 30 in Block 49 of Atascadero Colony, in the City of Atascadero, County of San Luis Obispo, State of California, according to map recorded October 21, 1914 in Book 3, Page 66 of Maps, in the office of the County Recorder of said county, described as follows: Beginning at the most Southerly corner of said lot, said point being on the centerline of the California State Highway as shown on the map of Atascadero Colony, recorded in Book 3, Page 66 of Maps; thence Northwesterly along said centerline on a curve to the left with a radius of 800 feet through an angle of 50 53' 32" for a distance of 82.35 feet to the most Southerly corner of the property so conveyed to Eric Oscar Ericson, et ux., in deed dated August 22, 1950 and recorded September 19, 1950 in Book 579, Page 175 of Official Records; thence along the Southeasterly line of said property, North 550 06' 45" East 319 feet; thence South 340 53' 15" East 129.31 feet to the Southeasterly line of said Lot 30; thence along said Southeasterly line, South 630 21' West 330 feet to the point of beginning. Excepting therefrom that portion of said land lying within the lines of EI Camino Real as shown on the map above referred to. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN A-4 DEL RIO ROAD APPENDIX A: DESCRIPTION OF SPECIFIC PLAN BOUNDARY COMMERCIAL AREA Parcel C: A.P.N.: 049-102-032 That portion of Lot 30 in Block 49 of Atascadero Colony, in the City of Atascadero, County of San Luis Obispo, State of California, according to map recorded October 21, 1914 in Book 3, Page 66 of Maps, described as follows: Beginning at the most Southerly corner of said Lot 30, said point being in the centerline of the California State Highway on the line common to Lots 30 and 31 in said Block; thence North 63° 21' East along said common line 330 feet to the true point of beginning, said point being the most Easterly corner of the property conveyed to Margaret E. Smalley, et al., by deed dated July 23, 1951 and recorded July 31, 1951 in Book 620, Page 430 of Official Records; thence North 34° 53' 15" West along tile Northeasterly line of said property 129.31 feet to the Southeasterly line of the property conveyed to Eric Oscar Ericson, et ux., by deed dated August 22, 1950 and recorded September 1.9, 1950 in Book 579, page 175 of Official Records; thence North 55° 06'45" East along said Southeasterly line of the property last above mentioned, 533.32 feet; thence South 35° 54' East, 206.93 feet to the Southeasterly line of said Lot 30; thence South 630 21' West, 541.73 feet to the point of beginning. Parcel D -I: A.P.N.: Ptn. 049-102-045 That portion of Lot 32 in Block 49 of Atascadero Colony, in the City of Atascadero, County of San Luis Obispo, State of California, according to map recorded October 21, 1914 in Book 3, Page 1 et seq., of Maps, described as follows: Beginning at a point on the centerline of Del Rio Road North 68° 26' East, 349.87 feet from the intersection of the centerlines of the State Highway and Del Rio Road; thence North 260 39' West, 134.0 feet to a point; thence North 63° 21' East, 179.29 feet to a point in the Westerly line of the land described in the deed recorded February 16, 1950 in Book 552, Page 140 of Official Records; thence Northerly along said Westerly line to a point in the Northerly line of said lot which is 527.79 feet East from the most Westerly corner of said Lot 32; thence South 63° 21' West, 527.79 feet to the most Westerly corner of said lot; thence South 26° 39' East, 215.89 feet to the intersection of the centerline of the State Highway with the centerline of Del Rio Road; Thence North 68° 26' East 349.87 feet to the point of beginning. Also excepting therefrom those portions of said land included within the lines of the California State Highway and Del Rio Road as shown on the map above referred to. Parcel D-2: A.P.N.: Ptn. 049-102-045 That portion of Lot 32 in Block 49 of Atascadero Colony, in the City of Atascadero, County of San Luis Obispo, State of California, according to map recorded October 21, 1914 in Book 3 at Page 1 et seq., of Maps, described as follows: Beginning at a point on the centerline of Del Rio Road distant thereon North 680 26' East, 349.87 feet from the point of intersection of said centerline with the centerline of the California CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN A-5 DEL RIO ROAD APPENDIX A: DESCRIPTION OF SPECIFIC PLAN BOUNDARY COMMERCIAL AREA State Highway as shown on said map; thence North 68° 26' East along the centerline of Del Rio Road, 180.00 feet to the Southwest corner of the land described in the deed to W.L. Turley, et ux., recorded February 16, 1950 in Book 552, Page 140 of Official Records; thence North 26° 39' West, 149.95 feet; thence South 63° 21' West, 179.29 feet; thence South 26° 39' East, 134.00 feet to the true point of beginning. Also excepting therefrom that portion of said land lying within the lines of Del Rio Road as shown on the map above referred to. Parcel E: A.P.N.: 049-102-048 That portion of Lot 32 in Block 49 of Atascadero Colony, in the City of Atascadero, County of San Luis Obispo, State of California, being Parcel 3 of Parcel Map No. CO -70-108 recorded November 20, 1970 in Book 5, Page 28 of Parcel Maps, in the office of the County Recorder of said county. Excepting therefrom all oil or other hydrocarbon products and all other minerals products, without the right, however, to prospect for or take the same from said land while said land is used for residential, agricultural or horticultural purposes as reserved by Colony Holding corporation, a corporation in deed recorded November 10, 1916 in Book 111, Page 285 of Deeds. Also excepting therefrom those portions of said land lying within the lines of Del Rio Road as shown on the map above referred to. Parcel F: A.P.N.: 049-102-056 Parcel B of Parcel Map AT 84-149, in the City of Atascadero, County of San Luis Obispo, State of California, according to map recorded January 21, 1987 in Book 40, Page 76 of Parcel Maps, in the office of the County Recorder of said county. Excepting therefrom all oil, minerals and other hydrocarbon substances in, under or upon said land. Parcel G: A.P.N.: 049-131-070 Lot 3 in Block 48 of Atascadero Colony, in the City of Atascadero, County of San Luis Obispo, State of California, according to map recorded July 21, 1916 in Book 3, Page 65A of Maps, in the office of the County Recorder of said county. Excepting therefrom all streets, roads and alleys as shown on the map above referred to. Also excepting therefrom those portions conveyed to the State of California by deeds recorded January 23, 1950 in Book 549, Page 170 of Official Records and January 13, 1964 in Book 1278, Page 654 of Official Records CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN A-6 DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN APPENDIX B: PROJECT CONSISTENCY ANALYSIS The Specific Plan is consistent with the General Plan and advances the policies and goals described below. Please refer to Specific Plan EIR Section 3.8, Land Use, for additional description of the Specific Plan's consistency with the General Plan. ElementNo Goal/PolicyText Consistency Determination 2- Goal LOC 1 Protect and preserve the Consistent: The Specific Plan would Land Use, rural atmosphere of the develop commercial and residential Open Space community by assuring uses on property designated for and "elbow room" for residents urban development within the Urban Conservation by means of maintenance Core. The Specific Plan incorporates Element of large lot sizes which various planning techniques to increase in proportion to achieve compatibility with distance beyond the Urban neighboring large -lot residential uses, Core. including orienting commercial buildings away from residential dwelling, establishing landscaped buffers along property lines, and reserving acreage for future residential development immediately adjacent to existing residential properties. These characteristics are consistent with the goal of facilitating land use compatibility with large -lot residential uses. Policy 1.1 Preserve the rural Consistent: The Specific Plan area atmosphere of the is within the Urban Core and is community and assure located within a designated retail "elbow room" in areasnode. The Specific Plan incorporates designated for lower various planning techniques to density development by achieve compatibility with;: guiding new development neighboring low-density residential in the Urban Core to uses, including orienting commercial conform to the historic buildings away from residential Colony land use patterns of dwellings, establishing landscaped the City and to respect the buffers along property lines, and natural environment, reserving acreage for future hillside areas, and existing residential development immediately neighborhoods. adjacent to existing residential properties. Additionally, the South -East Project grading plan is intended to minimize disturbance to the highly visible upper elevations of the site and concentrate new development in the lower areas, consistent with the policy of respecting the natural environment, DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN CITY OF ATASCADERO B-1 DEL RIO ROAD APPENDIX B: PROJECT CONSISTENCY ANALYSIS COMMERCIAL AREA SPECIFIC PLAN DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN CITY OF ATASCADERO B-2 hillside areas, and existing neighborhoods. Ensure the rural character Consistent: The project is within the of Atascadero is preserved Urban Reserve line, which by respecting the historic approximates the historic 1913 Colony boundaries and Atascadero Colony boundary and is cooperate with the County recognized as the ultimate boundary on regional planning issues for the City of Atascadero. As such, surrounding the Colony. the project's urban uses are located with an area designated for such development. Enhance the rural character Consistent: The project would and appearance of the City, develop a commercial including commercial development on EI Camino Real, a corridors, gateways and commercial corridor. The Specific public facilities. Plan would employ design guidelines to provide a consistent and visually appealing design theme for both the Project sites. The project would also use landscaping along roadway frontages and property lines to minimize the visibility of parking, loading, and storage areas. Collectively, these . characteristics are consistent with enhancing the appearance of commercial corridors within the City. Ensure that "darkness" Consistent: The project includes the remain a rural characteristic installation of exterior building lights, by requiring that all exterior freestanding parking lot lights, and lighting does not result in building mounted illuminated signage. significant off-site spillage Specific Plan EIR Mitigation Measure or glare. AES -3 requires the applicant to submit a photometric plan to the City of Atascadero for review and approval. The photometric plan will identify types of exterior lighting fixtures and their locations on the project site. All light fixtures will be fully shielded or employ full cutoff fixtures to minimize light trespass onto neighboring properties. Additionally, parking lot lighting will be directed away from public streets and residences so that it does not produce glare. Preserve residential Consistent: The project would plant neiahborhoods and the trees alona the street frontaaes with DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN CITY OF ATASCADERO B-2 DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN APPENDIX 6: PROJECT CONSISTENCY ANALYSIS winding tree -lined nature of the street and road system. Ensure that new development is compatible with existing and surrounding neighborhoods. the Project sites, which would be consistent with the goal of maintaining the tree -lined nature of the street system. Consistent: The project employs design measuresto facilitate compatibility with surrounding neighborhoods. The commercial buildings, parking lots, and.vehicular entrances are oriented towards US 101, EI Camino Real, and Del Rio Road and away from the residential uses to the north, east, and south. This would also serve to discourage project -related trips from traveling on the residential streets east of the project site. Sound walls and landscaping would be provided in the rear of the commercial sites to screen views and minimize noise impacts. Collectively, these characteristics would ensure that the project is compatible with surrounding neighborhoods. DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN CITY OF ATASCADERO B-3 Policy 2.3 Incorporate Pedestrian and Transit Oriented design Consistent: The project provides concepts into new safe travel routes that ensure residential and commercial destinations may be reached development within the conveniently by public transportation, Urban Core. bicycling or walking. The circulation network is designed to allow pedestrians a safe path from public and private areas to and from the commercial buildings. Further, the project will accommodate a bus stop on El Camino Real and provide secure bicycle parking near Major Tenant building and Annex Shopping Center building entrances.` Transform the existing EI Goal LOC 3 Camino Real "strip" into a Consistent: The commercial sites are distinctive, attractive and designed to locate landscaping, efficient commercial, office, pedestrian facilities, and (where and industrial park area, possible) buildings along roadway which can provide for the frontages in order to soften the visual long-term economic viability appearance of the site. This design is DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN CITY OF ATASCADERO B-3 DEL RIO ROAD APPENDIX B: PROJECT CONSISTENCY ANALYSIS COMMERCIAL AREA SPECIFIC PLAN DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN CITY OF ATASCADERO B-4 of the community. distinctly different than "strip development," in which parking lots are featured prominently and often at the expense of landscaping and pedestrian facilities. Thus, the project is consistent with the goal of transforming the EI Camino Real corridor from a "strip" to a distinctive, attractive and efficient commercial, office, and industrial park area. Policy 3.1 Encourage retail Consistent: The Specific Plan's businesses at efficient and uses would be located at a "node" attractive nodes along EI with EI Camino Real and Del Rio Camino Real and Morro Road. The Specific Plan sets forth Road with mixed office and detailed design guidelines for building residential uses between design, landscaping, and signage to those nodes. ensure that commercial uses are i attractive and compatible with their surroundings. Finally, the Specific Plan allows for office uses within the Commercial Retail zoned uses and includes multi -family and single- family residential components. Goal LOC 4 Provide for a strong and Consistent: The project would locate distinctive Downtown Area. commercial uses near the US 101/Del Rio Road interchange. This is an appropriate location for such uses, given the visibility and accessibility to the freeway. In contrast, the Downtown Area consists primarily of local serving retail and restaurant uses. Thus, the project would indirectly contribute to maintaining a strong and distinctive Downtown Area by appropriately siting regional serving retail uses outside of this area. Goal LOC 5 Preserve the contours of Consistent: The South -East the hills. Buildings built on Project site ranges in elevation from hillsides shall conform to 870 feet near the Del Rio Road/El the topography using the Camino Real intersection to 970 feet slope of the land as the in the southeast corner. The site basis for the design of the would be graded to create a finished structure. floor elevation of 892 feet for the Major Tenant store and 889 feet and 897 feet for each of the Commercial Outparcels. The highest portion of the site (the 2.8 -acre, future residential DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN CITY OF ATASCADERO B-4 DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN CITY OF ATASCADERO APPENDIX B: PROJECT CONSISTENCY ANALYSIS parcel) would be maintained at its current elevation (approximately 935 to 970 feet in elevation). As such, the grading plan is intended to minimize disturbance to the highly visible upper elevations of the site and concentrate new development in the lower areas, consistent with the goal of matching buildings to the topography of the site. and 3.4, Cultural Resources. Mitigation is incorporated into the project to mitigate impacts from --development of the project. DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-5 Note that the North End Project site contains flat relief and would not be considered hillside. Reduce multi -family Consistent: The. Multiple Family densities and increase Outparcel uses would be located on a single family lot sizes as bench in the upper elevations of the site slope increases. property. As such, these uses would not be located on a slope. The Single Family Outparcel uses would be located on flat relief. Require hillside development and Consistent: As previously discussed, subdivisions to blend in the South -East Project site grading plan with surrounding seeks to blend development in with the topography. site topography by locating the Major Tenant store and Commercial Outparcels in the lower elevation of the site and preserving the existing elevations of the highest portions of the site. Prevent unnecessarily Consistent: As previously discussed, intensive grading of the South -East Project site grading plan development sites. seeks to avoid unnecessary intensive grading by locating the Major Tenant store and Commercial Outparcels in the lower elevations of the site and preserving the existing elevations of the highest portions of the site. Preserve natural flora and Consistent: The Specific Plan EIR fauna and protect scenic included an analysis of impacts to lands, sensitive natural Biological Resources and Cultural areas, historic buildings Resources in Specific Plan EIR and cultural resources. Section 3 3 Biological Resources and 3.4, Cultural Resources. Mitigation is incorporated into the project to mitigate impacts from --development of the project. DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-5 DEL RIO ROAD COMMERCIAL AREA APPENDIX B: PROJECT CONSISTENCY ANALYSIS SPECIFIC PLAN Policy 6.1 Ensure that development does not degrade scenic and sensitive areas, including historic sites, creeks, riparian corridors, wetlands, woodlands, hillsides, and other valuable habitats_ Policy 6.2 Protect prehistoric cultural resources from disturbance associated with development. Policy 6.3 Encourage conservation and preservation of neighborhoods, Colony Homes and sound housing, including places and building of historical and architectural significance. Encourage conservation and preservation of structures and houses that have historical and architectural significance. Consistent: The Specific Plan EIR included an analysis of impacts to Biological Resources and Cultural Resources in Section 3.3, Biological Resources and 3.4, Cultural Resources. Mitigation is incorporated into the project to mitigate impacts from development of the project. Consistent: A Cultural Resource Assessment was prepared as part of the Specific Plan EIR and included a field survey for potential archaeological resources. As discussed in Specific Plan EIR Section 3.4, Cultural Resources, because of the property's proximity to Graves Creek and known archaeological sites, the project area has the potential to contain previously unidentified archaeological resources. Mitigation Measure CUL -2 requires full-time monitoring by a qualified archaeologist during all earthmoving (grading and excavation) activities associated with the project. This measure will ensure that potentially significant resources are documented and protected. Consistent: Specific Plan EIR Section 3.4, Cultural Resources, identified the Colony Home at 1800 EI Camino Real on the Annex Project site as having local historic significance. Mitigation Measures CUL -1 a and CUL -1 b are required to be implemented to reducethe impact related to the residence through archival documentation of as -found conditions and relocation of the residence to a site deemed suitable by the City of Atascadero. Consistent: Specific Plan EIR Section 3.4, Cultural Resources, identified the Colony Home at 1800 EI Camino Real on the North End site as having local historic significance. Mitigation Measures CUL -la and CUL -Ib are required to be CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-6 DEL RIO ROAD COMMERCIAL AREA APPENDIX B: PROJECT CONSISTENCY ANALYSIS SPECIFIC PLAN CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-7 implemented to reduce the impact related to the removal of the residence through archival documentation of as -found conditions and relocation of the residence to a site deemed suitable by the City of Atascadero. Goal LOC 7 Tree -covered hills shall be preserved to retain the Consistent: The project is proposed to distinctive scenic quality of retain 34 trees on the South -East Project the community. site, which are primarily located in the upper elevations of the property. As many as 86 trees would be removed from the South East Project site and replaced in accordance with the requirements of the Atascadero Native Tree Ordinance. This would include onsite planting of native tree species on the various slopes of the roiect site. Policy 7.1 Ensure that the native trees Consistent: The project would retain of Atascadero are protected 34 trees on the South -East Project site, from new development in which are primarily located in the upper order to retain the natural elevations of the property. As character of the community. many as 86 native trees on the South - East Project site and as many as 46 native trees on the North End Project site would be removed, as it is not feasible to avoid removal of these trees. Although tree removal would occur on the site, substantial replanting and new landscaping would reduce this impact. Additionally, the project will replace any tree removed as part of the project with a similar species or pay an in -lieu contribution to the City's tree replacement fund. Policy 7.2 Protect and replenish Consistent: The project will remove native tree populations, as many as 86 native trees from the including saplings. South -East Project site and 46 native trees from the North End Project site. The project will replace any tree removed as part of the project with a - similar species or pay an in -lieu contribution to the City's tree replacement fund. Goal LOC 8 Watershed areas of Consistent: The project would Atascadero shall be implement storm water pollution CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-7 DEL Rio ROAD COMMERCIAL AREA APPENDIX B: PROJECT CONSISTENCY ANALYSIS SPECIFIC PLAN CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-8 protected. prevention management practices during construction and operations to prevent pollutants from entering downstream waterways. Policy 8.1 Ensure that development Consistent: The Specific Plan along Atascadero Creek, boundaries do not encompass any of Graves Creeks, the Salinas the waterways named in this policy. River, blue line creeks, and As such, development of the project natural springs, lakes, or would not interrupt natural flows or other riparian areas does adversely impact riparian not interrupt natural flows ecosystems. or adversely impact riparian ecosystems and water quality. Review and regulate all Policy 8.4 Consistent: The project would be proposed on-site served by sanitary sewer service wastewater disposal provided by the City of Atascadero. systems to protect public No septic or alternative wastewater health and water quality. disposal systems would be installed as part of the project. Furthermore, existing septic tanks on the project site would be properly abandoned according to City standards. Policy 8.5 The City shall implement a Consistent: The project incorporates storm water control mitigation that requires the program consistent with the submission of a Storm Water requirements of the Pollution Prevention Plan (SWPPP). National Pollution The SWPPP would be consistent with Discharge Elimination the City's Storm Water Management System (NPDES) Permit Program. Program (Phase II). _ Consistent: The South -East store Goal LOC 10 Conserve energy and resources by preventing or incorporates numerous project design correcting degradation of features that conserve energy and the environment. resources through building design. Other project buildings would be designed to California Title 24 Building Standards, which is widely regarded as a benchmark for energy efficiency. Policy 10.1 Ensure efficient and Consistent: Mitigation measures adequate solid waste have been incorporated to require disposal by reducing waste both construction and operational volumes through recycling waste recycling as part of the project. and other methods. Policy 10.2 Support ongoing water Consistent: The project would conservation efforts implement design features and mitigation measures that promote CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-8 DEL Rio ROAD COMMERCIAL AREA APPENDIX B: PROJECT CONSISTENCY ANALYSIS SPECIFIC PLAN CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-9 water conservation, including drought -tolerant landscaping and water efficient fixtures. Policy 10.3 Support regional efforts to Consistent: The project would maintain clean air. support regional efforts to maintain clean air by preparing a Construction Activity Management Plan to reduce NO2 and PM10 during construction. The project will reduce operational emissions by encouraging and providing transportation alternatives that reduce vehicle trips. Furthermore, as discussed in Specific Plan EIR Section 3.2, Air Quality and. Greenhouse Gases, the project would be expected to reduce trip lengths for local residents who patronize existing discount stores in other markets. Policy 10.4 Ensure that development in Consistent: The Specific Plan area mineral resource areas is does not contain any known mineral appropriate and compatible deposits or active mineral extraction with existing uses. operations. In addition, the City of i Atascadero General Plan does not identify the Specific Plan area as containing mineral resources of local importance. Policy 10.5 Encourage soil Consistent: As previously discussed, conservation by minimizing the South -East Project site grading plan grading and preventing seeks to avoid unnecessary erosion. intensive grading by locating the Major Tenant store and Commercial Outparcels in the lower elevations of the site and preserving the existing elevations of the highest portions of the site. Furthermore, mitigation is incorporated that requires a SWPPP to prevent soil erosion. Goal LOC 11 Provide an adequate Consistent: The project would supply of City park facilities provide development fees to the City to all. of Atascadero for park development impact fees in accordance with the City's fee schedule. Goal LOC 13 Provide for a sound Consistent: The project would economic base to sustain provide new employment the City's unique character opportunities for local residents. It is by establishing a range of estimated that the Specific Plan's employment and business commercial uses CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-9 DEL RIO ROAD COMMERCIAL AREA APPENDIX B: PROJECT CONSISTENCY ANALYSIS SPECIFIC PLAN CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-10 opportunities and generate would employ as many as sufficient revenue to 507 workers. Employment support adequate levels of opportunities would include full-time public services, and and part-time positions, and range environmental, social and from entry-level to management -level educational quality. positions. Additionally, the project would provide residents with greater shopping opportunities, allowing resident to keep their retail expenditures within their community. Policy 13.1 Facilitate convenient Consistent: The project is located location of goods and within the Atascadero city limits along services needed by local the EI Camino Real corridor and near residents. existing residential uses. Commercial uses would offer employment opportunities in addition to retail and restaurant uses. Accordingly, the project would be well positioned to conveniently serve the needs of Atascadero residents. Policy 13.3 Expand tourist commercial Consistent: The project would be nodes to serve the traveling located near the US 101/Del Rio public at freeway Road interchange and would be interchanges and develop visible from the freeway. As such, it tourist destinations based would be well positioned to cater to on the Atascadero's rural the traveling public. character. Policy 13.4 The City shall continue to Consistent: The Specific Plan would take a long-range view of guide the development of as much as its fiscal condition, and 260,460 square feet of commercial specifically the possibility of uses and 50 dwelling units on two enhancing revenues, in under-utilized sites. These uses order to maintain and, would generate new tax revenues wherever possible and that would directly accrue to the City desirable, enhance current of Atascadero, as well as new levels of service. employment and retail opportunities for local residents that would indirectly accrue revenues to the City (i.e., employee wages that are spent locally on taxable items). As such, the project would afford the City the possibility of enhancing its revenues. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-10 DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN APPENDIX B: PROJECT CONSISTENCY ANALYSIS Goal LOC 14 Retain and expand existing businesses and attract new businesses to improve the availability of goods and services. Attract new development and land uses that provide jobs and services for residents, provided that those uses are consistent with the City's character. Consistent: The project would develop 260,460 square feet of retail, office, and restaurant uses on the project site. The commercial developments would consist of a variety of uses including larger business park employment centers, specialty retail and restaurant uses. Accordingly, the project would improve the availability of good and services to Atascadero residents as well as provide an employment rich jobs center. Consistent: The project would provide new employment opportunities for local residents. The project would provide residents with greater shopping opportunities, allowing residents to keep their retail expenditures within their community. The project would provide design and landscaping features that reflect local characteristics. Policy 14.3 Plan for a regional Consistent: The project would commercial center near develop 260,460 square feet of retail U.S. 101. and restaurant uses anchored by commercial and office park uses located near the US 101/Del Rio Road interchan e. Goal LOC 15 Provide adequate public Consistent: The project would services for high quality, provide onsite infrastructure orderly and sensible improvements and pay development growth. fees to local public service providers. This would be consistent with the objective of ensuring adequate public services. CITY OF ATASCADERO Growth should be directed to areas where services can be provided in a cost effective manner. Consistent: The project is site is located within the City limits on land designated for urban development. Public utility providers were consulted to determine if services could be provided to the project site. Providers indicated that existing utility lines are available to the project site; moreover, the project would make onsite infrastructure improvements DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-11 DEL RIO ROAD COMMERCIAL AREA APPENDIX B: PROJECT CONSISTENCY ANALYSIS SPECIFIC PLAN CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-12 and pay development fees to local public service providers. Policy 15.3 Ensure that adequate Consistent: Public service providers service capacity and were consulted to determine if facilities exist prior to adequate service capacity and approving new facilities exist to serve the project. development. Mitigation is required, where necessary, to ensure that the project maintains adequate levels of service. Policy 15.5 Two tiers of public service Consistent: The project is'within the will be provided within the USL and there would be served by City based on the Urban the highest level of urban services. Services Line (USL1. V Policy 15.6 Ensure that new Consistent: The project would pay development pays the cost development fees to local public of providing and/or service providers and pay for all installing all capital facilities onsite infrastructure improvements needed to support it, necessary to serve the project. including the infrastructure necessary to attract high- tech and professional support businesses. Policy 15.7 Continue to support Consistent: The project would be effective regional planning served by the City's solid waste for solid and hazardous service provider. Mitigation requires waste. the implementation of recycling measurers, which would be expected to reduce solid waste generation, consistent with regional efforts in this regard. The project would not be a large quantity generator of.hazardous wastes. 3- Goal CIR 1 Provide a balanced, safe, Consistent: The project would install Circulation and efficient circulation roadway improvements orprovide fair Element system that serves all share costs for roadway segments of the improvements to mitigate for its traffic community, and is impacts. This would contribute to designed and constructed maintaining a roadway network that to preserve rural character. provides the safe and efficient movement of people and goods_ . Policy 1.1 Plan, fund and implement Consistent: The project would install circulation improvements roadway improvements or provide fair necessary to comply with share costs for roadway improvements to adopted City safety and mitigate for its traffic impacts and comply level of service standards, with adopted City safety and level of and the General Plan. service standards. Policy 1.2 Provide regional facilities to Consistent: Most project -related trips CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-12 DEL Rio ROAD COMMERCIAL AREA APPENDIX B: PROJECT CONSISTENCY ANALYSIS SPECIFIC PLAN CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-13 minimize through -traffic would be expected to use US 101 or intrusion on local streets EI Camino Real to access the project and to avoid barriers to site, thereby avoiding impacts to local local traffic. streets. Through construction and/or provision of fair share costs, the project would implement improvements to the US 101/Del Rio Road interchange and EI Camino Real to ensure that these facilities can adequately accommodate ro'ect-related trips. Policy 1.3 Maintain LOS C or better Consistent: The Specific Plan EIR as the standard at all traffic analysis evaluated LOS for intersections and on all project roadways affected by the arterial and collector roads. project. The project would install Upon City Council roadway improvements or provide fair approval, accept LOS D share costs for roadway where residences are not improvements to mitigate for its traffic directly impacted and impacts and comply with adopted improvements to meet the City standards. City's standard would be prohibitively costly or disruptive. Policy 1.5 Maintain an adequate and well designed supply of off- street parking, particularly in commercial, industrial, and higher -density residential areas. Consistent: The project would provide off-street parking within each development project. These counts would be sufficient to meet the parking demand of each component, Goal CIR 2 Provide for walkways, Consistent: Currently, no sidewalks horse trails, and bikeways or bicycle facilities existing along the without curbs and project frontages with EI Camino Real sidewalks in rural areas. and Del Rio Road. The project would Provide a comprehensive install sidewalks and bicycle facilities system of routes to schools existing along the project frontages and parks which include with these roadways, which is creekside trails. consistent with the objective of providing a compressive bicycle and pedestrian network. Policy 2.1 Provide for a Consistent: Currently, no sidewalks comprehensive system of or bicycle facilities existing along the creekside trails, roadside project frontages with EI Camino Real CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-13 DEL Rio ROAD COMMERCIAL AREA APPENDIX B: PROJECT CONSISTENCY ANALYSIS SPECIFIC PLAN CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-14 pathways, equestrian trails, i and Del Rio Road. The project would multi -use trails and 1 install sidewalks and provide room for bikeways to connect Class 11 bicycle facilities existing neighborhoods, schools, along the project frontages with these commercial, and recreation roadways, which is consistent with areas, in accordance with the objective of providing a the Bikeway and Trail Plan. comprehensive bicycle and pedestrian network. Policy 2.2 Accommodate bicycles at Consistent: The project would major destinations including provide bicycle storage facilities downtown, bus stops, throughout the site. This is consistent schools, and other public with the objective of accommodating facilities. bicycles at major destinations. Policy 2.3 Promote walking as an Consistent: The project would alternative to vehicle travel provide sidewalks along stroet in retail district and multi- frontages and pedestrian connections family areas. between sidewalks and project buildings. This is consistent with promoting walking as an alternative to vehicle travel in retail districts. Goal CIR 3 Provide and promote Consistent: The project would alternative modes of travel provide a bus stop, bicycle storage to reduce traffic congestion facilities, and pedestrian facilities. and improve air quality by This is consistent with the objective of providing viable transit promoting alternative modes of travel. alternatives. Policy 3.1 Promote alternative to Consistent: The project would single -occupancy vehicle provide a bus stop, bicycle storage travel, particularly for facilities, and pedestrian facilities. commute trips. This is consistent with the objective of promoting alternative to single - occupancy vehicle travel. Policy 3.2 Encourage expansion of Consistent: The project would public transit as needed to provide a bus stop and, therefore, be meet the changing needs of accessible to public transit. This is the area for local and consistent with the objective of regional access, including promoting expansion of public transit fixed route and demand to meet the changing needs of the response. area. Policy 3.3 Comply with the Consistent: The project would Transportation Demand provide a bus stop, bicycle storage Management program facilities, and pedestrian facilities. All requirements of the San of these features are consistent with Luis Obispo County Clean the various measures identified in the Air Plan to reduce peak- Transportation Demand Management period trip generation. program. 4- Goal SFN 1 Attain a High Level of Consistent: The Specific Plan EIR Safety and Emergency Preparedness. evaluated potential impacts CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-14 DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN Noise Element APPENDIX B: PROJECT CONSISTENCY ANALYSIS Coordinate with County and State agencies, news media, and others working to reduce the risks of disasters through effective preparedness, response and recovery. Perform assessment aimed at reducing or eliminating long-term risks to improve the efficiency and decrease the cost of disaster response and recovery. SFN 2 Reduce damage to structures and danger to life caused by flooding and dam inundation. Reduce the threat to life, structures, and the environment caused by fire associated with geologic and seismic hazards, hazardous materials, flooding, and fires. Mitigation is incorporated as needed to reduce impacts to a less than significant level. Furthermore, the Atascadero Fire and Police Department indicated that adequate resources are available to maintain levels of police, fire, and other emergency. services. Consistent: The Specific Plan EIR evaluated potential impacts associated with gec+logic and seismic hazards, hazardous materials, flooding, and fires, which is consistent with the objective of reducing the risks of disasters through effective preparedness, response and recovery. Consistent: The Specific Plan EIR assesses the project's susceptibility to hazards and requires mitigation to reduce potential exposure to acceptable levels. This is consistent with the objective of performing assessments aimed at reducing or eliminating_ long-term risks. Consistent: The project is not located in flood zone or flood inundation zone. Consistent: The project site is not located near the urban-wildland interface and, therefore, is not susceptible to wildfires. Buildings within the Major Tenant Project site and the Annex Project site would install onsite fire suppression systems (e.g., sprinkler systems and hydrants) and be designed to allow unobstructed access for large emergency vehicles. Furthermore, the Atascadero Fire Department indicated that resources are available to maintain an adequate level of fire service. Carefully site and configure Consistent: According to the new development in hiqher General Plan, the proiect site is not in CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-15 DEL RIO ROAD COMMERCIAL AREA APPENDIX B: PROJECT CONSISTENCY ANALYSIS SPECIFIC PLAN CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-16 fire risk areas. an area of high risk for fire. Policy 3.2 Plan for adequate facilities, Consistent: The Atascadero. Fire equipment, and personnel Department was consulted about to meet fire -fighting potential impacts during the demands. preparation of the Specific Plan ER. The Fire Department indicated that it did not anticipate that the project would pose any significant challenges in terms of service needs. Furthermore, the project would pay all applicable development fees for fire protection. Policy 3.3 Sustain the ability of the Consistent: The Atascadero Fire Fire Department to respond Department was consulted about to emergencies. potential impacts during the preparation of the Specific Plan EIR. The Fire Department indicated that it did not anticipate that the project would pose any significant challenges in terms of service needs. Furthermore, the project would pay all applicable development fees for fire protection. Goal SFN 4 Minimize the potential for Consistent: Preliminary geotechnical loss of life and property investigations were prepared for the resulting from geologic and seismic hazards Project sites that assessed geologic and seismic conditions. The Specific Plan EIR summarizes the findings of the investigations and sets forth mitigation measures intended to reduce the risk of injury, loss of life, and property damage from geologic and seismic hazards. Policy 4.1 Ensure that developments, Consistent: Preliminary geotechnical structures, and public investigations were prepared for the facilities adequately address geologic and Project sites. The Specific Plan EIR seismic hazards. evaluated potential impacts associated with geologic and seismic hazards. The project incorporates mitigation measures that reduce the risk of injury, loss of life, and property damage from earthquakes, landslides, and other geologic hazards. Policy 4.2 Ensure that structures are Consistent: Mitigation is desi ned and located to incorporated in the Specific Plan EIR CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-16 DEL RIO ROAD COMMERCIAL AREA APPENDIX B: PROJECT CONSISTENCY ANALYSIS SPECIFIC PLAN CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-17 withstand strong ground- requiring the submission of a design - shaking, liquefaction, and level geotechnical study and building seismic settlement. plans to the City of Atascadero for review and approval prior to issuance of building permits for each development within the Specific Plan. The building plans will include all applicable recommendations of the geotechnical study and comply with all applicable requirements of the most recent version of the California Building Standards Code. Compliance with miti nation will ensure that structures are designed and located to withstand strong ground -shaking, liquefaction, and seismic settlement. Policy 4.3 Avoid development in area Consistent: According to the at risk for slope failure General Plan Figure 1V-4: Fault Line when possible, and ensure and Geohazard Map, the project site that hillside developments is not in an area of high risk for employ appropriate design landslides. and construction techniques. Goal SFN 5 Reduce the potential for Consistent: The Specific Plan EIR harm to individuals and evaluated potential impacts damage to the environment associated with hazardous materials, from hazardous materials, electromagnetic fields, radon, and radiation, electromagnetic unsafe structures and identified fields, radon, and unsafe mitigation measures where trees and structures. necessary to reduce risks to acceptable levels. Goal SFN 6 Protect the citizens of Consistent: The Specific Plan EI R Atascadero from the analyzed the project's potential to harmful and annoying expose nearby sensitive land uses to effects of exposure to excessive levels of noise. Mitigation excessive noise. is required where necessary to reduce offsite noise exposure to Protect the economic base acceptable levels. Goal SFN 7 of Atascadero by preventing incompatible Consistent: The project's future land uses from encroaching residential component is considered upon existing or planned a noise -sensitive land use. The noise producing uses. residential uses were evaluated for potential exposure to unacceptable noise levels from the project's nonresidential uses. Mitigation requires the future Multiple Family L Outparcel use on the South -East CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-17 DEL RIO ROAD COMMERCIAL AREA APPENDIX B: PROJECT CONSISTENCY ANALYSIS SPECIFIC PLAN Project site be evaluated by a qualified noise consultant to ensure that these units incorporate noise attenuation measures. This is consistent with the objective of protecting the economic base of Atascadero from encroachment of incompatible land uses. N 8 Preserve the tranquility of Consistent: The Specific Plan EIR Consistent: The project is -oriented to residential areas by analyzed the project's potential to design, giving second preventing the expose nearby residential land uses directed towards EI Camino Real and encroachment of noise- to excessive levels of noise. structural modifications to producing uses. Mitigation is proposed where the project site. Noise barriers are sensitive land uses. necessary to reduce offsite noise sources cannot be located elsewhere exposure to acceptable levels. As due to operational needs or site such, the tranquility of the consistent with the objective of surrounding residential uses would emphasizing site design to attenuate not be adversely affected by the Goal 51-N 10 Avoid or reduce noise impacts through site Consistent: The project is -oriented to planning and project have noise source locations design, giving second (driveways, parking lots, etc.) preference to the use of directed towards EI Camino Real and noise barriers and/or US 101 and away from the residential structural modifications to uses to the north, east, and south of buildings containing noise- the project site. Noise barriers are sensitive land uses. only proposed in cases where noise sources cannot be located elsewhere due to operational needs or site constraints. This is consistent with the objective of emphasizing site design to attenuate noise, with reliance on noise barriers as second preference. Policy 1 The noise standards in this chapter represent maximum acceptable noise levels. New development should minimize noise exposure and noise Consistent: The project would generation. The City shall minimize noise exposure and noise maintain a Noise Ordinance generation by orienting noise source that implements the locations such as driveways and requirements of the Noise parking lots towards EI Camino Real Element. and US 101 and installing noise barriers to protect nearby residences from unwanted noise. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-18 DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN APPENDIX B: PROJECT CONSISTENCY ANALYSIS Noise created by new transportation noise sources, including roadway improvement projects, shall be mitigated so as not to exceed the levels specified in Table IV -3 within the outdoor activity areas and interior spaces of existing noise sensitive land uses. Noise created by new proposed stationary noise sources or existing stationary noise sources which undergo modifications that may increase noise levels shall be mitigated so as not to exceed the noise level standards of Table IV- 4 on lands designated for noise - sensitive uses. This policy does not apply to noise levels associated with Consistent: The standards set forth in Table IV -3 were used in assessing transportation noise impacts. Mitigation is required where necessary to reduce the noise generated to acceptable levels. Consistent: The standards set forth in Table IV -4 were used in assessing stationary noise impacts. Mitigation is required where necessary to reduce the noise generated to acceptable levels. 5- uoal hu5 i Promote diverse and high Housing quality housing Element opportunities to meet the needs of all segments of the community. Policy 1.1 Encourage steady production of new housing, including mixed-use projects in commercial land use areas, to meet the Consistent: The project includes single-family and multiple -family residential uses in a later phase. As many as 73 dwelling units would be developed. Consistent: The project includes single-family and multiple -family residential uses in a later phase. As many as 73 dwelling units would be developed. The residential units CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-19 Volley b The City shall consider Consistent: The Specific Plan EIR implementing mitigation analyzed the cumulative increase in measures where existing noise levels associated with noise levels produce implementation of the project. significant noise impacts to Mitigation is required where noise -sensitive land uses or necessary to reduce offsite noise where new development exposure to acceptable levels. may result in cumulative increases of noise upon noise -sensitive land uses. 5- uoal hu5 i Promote diverse and high Housing quality housing Element opportunities to meet the needs of all segments of the community. Policy 1.1 Encourage steady production of new housing, including mixed-use projects in commercial land use areas, to meet the Consistent: The project includes single-family and multiple -family residential uses in a later phase. As many as 73 dwelling units would be developed. Consistent: The project includes single-family and multiple -family residential uses in a later phase. As many as 73 dwelling units would be developed. The residential units CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-19 DEL RIO ROAD COMMERCIAL AREA APPENDIX B: PROJECT CONSISTENCY ANALYSIS SPECIFIC PLAN CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-20 needs of all household would be adjacent to the non - types in the City. residential uses and could be characterized as "horizontal" mixed- use. This is consistent with encouraging the steady production of new housing. Including mixed-use projects in commercial land use areas. Goal HOS 4 _ Protect and conserve the existing housing stock and Consistent: The Specific Plan neighborhoods. includes setback and landscaping requirements to segregate and buffer the non-residential uses from the residential uses surrounding the commercial Project sites. These characteristics would serve to protect the existing neighborhoods surrounding the project area. Policy 4.1 Encourage conservation Consistent: There is an existing and preservation of dilapidated, unoccupied Colony neighborhoods and sound Home on the North End Project site that housing, including places may meet local historical significance and buildings of historical criteria. The applicant is seeking to and architectural relocate this structure to another significance. location. This is consistentwith the objective of conserving and preserving buildings of historical significance. Policy 4.2 Encourage conservation Consistent: There is an existing and preservation of houses dilapidated, unoccupied Colony that have historical and Home on the 1800 EI Camino Real architectural significance. parcel within North End Project site that may meet local historical significance criteria. The applicant is seeking to relocate this structure to another location. This is consistentwith the objective of conserving and preserving buildings of historical significance. Consistent: The Specific Plan Policy 4.3 Encourage attractive architecture and site contains design standards and landscaping that respect guidelines that are consistent with terrain and native trees. City standards. The commercial developments would employ contemporary architecture and install landscaping throughout the site. A tree removal permit will be required and'a Tree CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-20 DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN APPENDIX B: PROJECT CONSISTENCY ANALYSIS Ensure an adequate supply of land for new housing production. Encourage infill and intensification in areas suitable for housing within the USL Consider revising the Zoning Ordinance to allow mix use project outside the downtown area. Protection Plan will be provided to the City prior to grading. Removed trees will be replaced with new trees that will be planted onsite. Consistent: The Housing Element does not identify any of the pre -rezoned residential parcels comprising the project site in the inventory of the sites needed to meet the City's regional housing needs. Therefore, re -designating the residentially designated parcels to non-residential use would not adversely affect the City's ability to produce new housing. Furthermore, Specific Plan contemplates future residential uses that would allow for as many as 72 new dwelling units. The ultimate development of these dwelling units could be credited towards the City's regional housing needs allocation. Consistent: The project would be located on an infill site and would provide housing within the USL Consistent: The project, which is located outside of the downtown area, would provide a mix of uses, includin2commercial and residential. CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN B-21