HomeMy WebLinkAboutOrdinance 641.
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civil engineers ♦ land surveyors ♦ land planners
CITY OF ATASCADERO
March 2012
September 2020
1998 Santa Barbara Street, Suite 200
San Luis Obispo, CA 93401
Adopted July 2012
Amended October, 2020
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- INTENTIONALLY LEFT BLANK -
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civil engineers ♦ land surveyors ♦ land planners
CITY OF ATASCADERO
DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
Prepared for:
The City of Atascadero
Prepared by:
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
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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
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TABLE OF CONTENTS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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I OVERVIEW
1.1 Purpose I-1
1.2 Legal Authority I-1
1.3 Project Location I-2
1.4 Project Description & Objectives I-2
1.5 Development Approval Components I-6
1.6 Relationship to General Plan & Zoning Ordinance I-7
1.7 California Environmental Quality Act (CEQA) Compliance I-7
II SETTING & EXISTING CONDITIONS
2.1 Existing Land Use Conditions II-1
2.1.1 Existing Land Use & Zoning Designations II-1
2.1.2 Surrounding Land Uses & Zoning Designations II-3
2.2 Existing Circulation II-4
2.2.1 Regional Circulation II-4
2.2.2 Local Circulation II-4
2.2.3 Public Transportation II-5
2.3 Existing Physical Conditions II-6
2.4 Existing Utilities II-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 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
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CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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3.4 Public Facilities Policies III-13
3.4.1 Water Policies III-13
3.4.2 Wastewater & Sewer Policies III-13
3.4.3 Storm Drainage Policies III-14
3.4.4 Electricity Policies III-15
3.4.5 Natural Gas Policies III-15
3.4.6 Communications Policies III-15
3.5 Grading Policies III-16
3.6 Community Facilities Policies III-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
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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 VI-6
6.11 Specific Plan Amendments VI-6
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CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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VII EXHIBITS
Exhibit 1: City of Atascadero Existing Land Use VII-1
Exhibit 2: City of Atascadero Proposed Land Use VII-2
Exhibit 3: City of Atascadero Existing Zoning VII-3
Exhibit 4: City of Atascadero Proposed Zoning VII-4
VIII APPENDICES
Appendix A: Precise Description of Specific Plan Boundary A-1
Appendix B: Project Consistency Analysis C-1
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LIST OF TABLES
Table 1-1: Specific Plan Land Use Summary I-3
Table 2-1: South-East Project Site Land Use & Zoning
Designations
II-1
Table 2-2: North End Project Site Land Use & Zoning
Designations
II-3
Table 2-3: Surrounding Land Use & Zoning Designations II-4
Table 3-1: Specific Plan Land Use Summary III-2
Table 4-1: Commercial Retail (CR) Development Standards IV-2
LIST OF FIGURES
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
v-12
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OVERVIEW
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
I OVERVIEW
1.1 Purpose I-1
1.2 Legal Authority I-1
1.3 Project Location I-2
1.4 Project Description & Objectives I-2
1.5 Development Approval Components I-6
1.6 Relationship to General Plan & Zoning Ordinance I-7
1.7 California Environmental Quality Act (CEQA) Compliance I-7
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OVERVIEW
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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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 El 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 El 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
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CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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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, El 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 El 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 El 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 El Camino Real. The North End Project totals approximately 13 acres, and
is located on the northeast corner of El Camino Real and Del Rio Road and on the west side of
El Camino Real approximately 500 feet from the centerline intersection of Del Rio Road and El
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;
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CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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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
LAND AREA FLOOR AREA / DENSITY
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.
COMMERCIAL OUTPARCEL 1 ac. 5,000* sq. ft.
MULTIPLE FAMILY OUTPARCEL 2.8 ac. 67 d.u.
DEDICATIONS 2.2 ac. --
SUBTOTAL SOUTH-EAST
PROJECT SITE
26 ac. (gross) 139,560* sq. ft. (44 d.u.)
NORTH END PROJECT
PARCEL SITE AREA BUILDING AREA
COMMERCIAL PARCELS (NORTH
END PROJECT SITE – EAST)
9.3 ac. 193,000* sq. ft.
HOTEL (NORTH END PROJECT
SITE – W EST)
1.7 ac. 73,833* sq. ft. / 120
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.)
* 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.
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CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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City of Atascadero
Specific Plan Site
City of Atascadero
County of San Luis Obispo
Vicinity Maps are not to scale.
Figure 1-1: Del Rio Road Commercial Area Specific Plan Site Vicinity
SE Site
North
End
Site
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CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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Figure 1-2: Del Rio Road Commercial Area Specific Plan Conceptual Plan
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CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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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 Multiple Family (RMF-20) use; and (2) the North End
Project’s (a) Single Family Residential-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.
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CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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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
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CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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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
Outparcel; 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.
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SETTING & EXISTING CONDITIONS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
II SETTING & EXISTING CONDITIONS
2.1 Existing Land Use Conditions II-1
2.1.1 Existing Land Use & Zoning Designations II-1
A. South-East Project Site II-1
B. North End Project Site II-3
2.1.2 Surrounding Land Uses & Zoning Designations II-3
2.2 Existing Circulation II-4
2.2.1 Regional Circulation II-4
2.2.2 Local Circulation II-4
A. El Camino Real II-4
B. Del Rio Road East of El Camino Real II-5
C. Del Rio Road West of El Camino Real II-5
2.2.3 Public Transportation II-5
2.3 Existing Physical Conditions II-6
2.4 Existing Utilities II-7
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SETTING & EXISTING CONDITIONS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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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)
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SETTING & EXISTING CONDITIONS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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LAND USE: (HDR) HIGH DENSITY
RESIDENTIAL
ZONING: (RMF-20) RESIDENTIAL
MULTIPLE FAMILY
Figure 2-1: Specific Plan Existing Land Use & Zoning Designations
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SETTING & EXISTING CONDITIONS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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The commercially designated/zoned parcels (totaling roughly 10 acres) are generally located on
the western and northwestern portions of the site, fronting El 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 El 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
El 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 El Camino Real are existing single-family
residential uses. North of the North End Project site on the west side of El 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 El Camino Real, are commercial properties, including the
Mission Oaks Shopping Center and a Shell gas station.
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SETTING & EXISTING CONDITIONS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
II - 4
TABLE 2-3: SURROUNDING LAND USE & ZONING DESIGNATIONS
LAND USE ZONING
NORTH General Commercial (GC) Commercial Retail (CR)
Single Family Residential (SFR-X) Residential Single Family (RSF-X)
SOUTH High Density Residential (HDR) Residential Multiple Family (RMF-20)
Residential Suburban (RS) Suburban Estate (SE)
EAST Single 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 El Camino Real
and Del Rio Road. El 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. El 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 El 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.
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SETTING & EXISTING CONDITIONS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
II - 5
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 El 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 El Camino Real which provide accessible transportation
throughout San Luis Obispo and Northern Santa Barbara counties.
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SETTING & EXISTING CONDITIONS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
II - 6
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 El 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 El Camino Real. The
majority of the runoff, which is generated by the large watershed, flows to a storm drain located
at the intersection of El 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 El 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
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SETTING & EXISTING CONDITIONS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
II - 7
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 El 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 El 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 W ASTE 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.
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LAND USE PLAN
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC 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 III-13
3.4.2 Wastewater & Sewer Policies III-13
3.4.3 Storm Drainage Policies III-14
A. South-East Project Site III-14
B. North End Project Site III-14
3.4.4 Electricity Policies III-15
3.4.5 Natural Gas Policies III-15
3.4.6 Communications Policies III-15
3.5 Grading Policies III-16
3.6 Community Facilities Policies III-16
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CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 1
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 El 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
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LAND USE PLAN
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 2
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
LAND AREA FLOOR AREA / DENSITY
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.
COMMERCIAL OUTPARCEL 1 ac. 5,000* sq. ft.
MULTIPLE FAMILY OUTPARCEL 2.8 ac. 67 d.u.
DEDICATIONS 2.2 ac. --
SUBTOTAL SOUTH-EAST
PROJECT SITE
26 ac. (gross) 139,560* sq. ft. (44 d.u.)
NORTH END PROJECT SITE
PARCEL SITE AREA BUILDING AREA
COMMERCIAL PARCELS (NORTH
END PROJECT SITE – EAST)
9.3 ac. 193,000* sq. ft.
HOTEL (NORTH END PROJECT
SITE – W EST)
1.7 ac. 73,833* sq. ft. / 120
rooms
SINGLE FAMILY OUTPARCEL 1.7 ac. 6 d.u.
DEDICATIONS 0.3 ac. --
SUBTOTAL NORTH END PROJECT
SITE
13 ac. (gross) 266,833* sq. ft. (6 d.u.)
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.
.
LAND USE PLAN
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 3
Future
Residential
Development
Future
Commercial
Development
Figure 3-1: Del Rio Road Commercial Area Specific Plan Conceptual Land Use Plan
Future
Commercial
Development
Future
Residential
Development
Future
Commercial
Development
.
LAND USE PLAN
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 4
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 (CR)
High Density Residential (HDR) Residential Multiple Family (RMF-24)
The commercially designated/zoned parcels are located toward the west of the site, fronting El
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 public road.
The following South-East Project site land use policies shall apply within the Del Rio Road
Commercial Area Specific Plan area:
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
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LAND USE PLAN
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 5
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
from the entrances. The circulation plan 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, El 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 El
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 El 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 El 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 El 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 El Camino Real as generally described
below, and as included as mitigation measures in the certified Specific Plan Final
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CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 6
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) El 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 El 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 El 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.
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CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 7
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 El 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 Del 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.
6) Bicycle travel accommodations shall be provided in each direction along the South-East
Project and North End Project frontage on El Camino Real and Del Rio Road.
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CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 8
Figure 3-2: Del Rio Road Commercial Area Specific Plan Conceptual Circulation Plan
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CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
III - 9
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 El Camino Real and/or new public
street.
2) The North End Project will be served by connections to the existing water main in El
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 El 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 El 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.
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CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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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.
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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
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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
El 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.
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DEVELOPMENT STANDARDS
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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
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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) Brewery – Production
b) Building Materials and Hardware w/ outdoor sales less than 20,000 sf
c) Data and Computer Services Center
d) Farm Equipment and Supplies with outdoor sales area up to 20,000 square-feet.
e) Horticultural Specialties w/ outdoor sales area less than 20,000 sf
f) Manufacturing – Low Intensity
g) Medical Research
h) Research and Development
i) 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 with the following additional finding:
The use must make a strategic contribution to and synergy with a viable commercial
center; including consideration of revenue generation, compatibility, and phasing:
a) Auto Repair Services (indoor only, no outdoor storage of inoperative vehicles)
b) Manufacturing and Processing – High Intensity (indoor only)
c) Winery – production
d) 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
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
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ii) The use must be limited to stays of less than 30-days and be a transient lodging
use subject to TOT.
iii) The use may occupy a maximum of 20% of the South-East project site
iv) The use must be visually screened from El Camino Real and the adjacent
residential uses
v) RV parks must be an integral part of the master Plan of Development of the site
that includes other visitor serving elements.
g) Warehousing – (where the active office and employee component is less than 25%
of the floor area) - 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
l) Service Stations
m) Small Family Day Care (unless within a permitted residential unit by State Law)
n) Sports Assembly
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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:
Non-Occupied Building Height:
(Architectural Features)
35 feet
45 feet
MINIMUM BUILDING SETBACKS
Front Yard:
Side Yard:
Rear Yard:
Adjacent to Residential zoned Property:
Setback from Right-of-way to parking:
10 feet for street trees. Encroachments
permitted with MPD approval
10 feet for street trees. Encroachments
permitted with MPD approval
None
30 Feet
10 Feet
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.
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
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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 24
units per acre, consistent with the maximum density analyzed in the Specific Plan EIR 2020
addendum. 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.
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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.
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DESIGN GUIDELINES
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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
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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.
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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.
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Figure 5-1: Architectural Design Concept – Main Features
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Figure 5-2: Architectural Design Concept – Secondary Features
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Figure 5-3: Architectural Design Concept – Outdoor Space
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Architectural Theme: Contemporary Agrarian
Design and Material Features:
Gable and shed roof elements
Vertical accents at corners and entry points
Earth toned colors
Mix of metal, wood, concrete, and glass
Large openings and windows
Geometric form
Overlapping horizontal and vertical elements
Layered façade elements
Figure 5-4: Architectural Design Concept – Architectural Theme Elements
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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 El 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.
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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.
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Figure 5-5: Conceptual Landscape Palette
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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 shall have lighting capable of providing adequate illumination for safety
and security. Such lighting shall be indirect, hooded, and arranged to reflect 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 El 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 El 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.
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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) All 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.
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Figure 5-6: Del Rio Road Commercial Area Specific Plan Signage Program
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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.
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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
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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.
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IMPLEMENTATION AND ADMINISTRATION
CITY OF ATASCADERO DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
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 Guidelines 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 VI-6
A. Application VI-6
B. Hearing VI-6
C. Action by Reviewing Authority VI-6
6.8 Specific Plan Amendments VI-6
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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
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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 Del 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 subject to final action by the City Council. 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.
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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 subject to final action by the City Council. 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 El 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.
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Construction of offsite improvements (as detailed in Chapter 3: Land Use Concept) in
Del Rio Road and El 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.
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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:
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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
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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).
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