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USE 2 i - oio�
ITEM 3
RV Storage at 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing & Rentals LLC
Atascadero Design Review Committee
Staff Report - Community Development Department
RV Storage, 6805 Sycamore Road
MEETING
DATE
PROJECT PLANNER
APPLICANT CONTACT
PLN NO.
7/28/22
Mariah Gasch
VSM Leasing & Rentals
USE 21-0107
Associate Planner
LLC
RECOMMENDATION
Staff Recommends to the DRC:
Review Plans for a new business that includes outdoor Recreational Vehicle (RV) storage
and direct the applicant to make any modifications to the site as necessary prior to
proceeding to the Planning Commission for a review of a Conditional Use Permit.
PROJECT
GENERAL PLAN
ZONING
ASSESOR
PARCEL
SITE
ADDRESS
DESIGNATION
DISTRICT
NUMBER(S)
AREA
6805 Sycamore Road
Industrial (I)/
Industrial
028-121-001
23.24 -acre site
Open Space
Park (I P)/
6 -acre lease area
(OS)
Open
Space (OS)
/PD 31
PROJECT DESCRIPTION
The proposed project includes a Conditional Use Permit (CUP) for a 6 -acre outdoor recreational
vehicle (RV) storage yard in the Industrial zone. The site is proposed to be used for the storage
of up to 262 RVs on a portion of the site that is currently owned by Atascadero Mutual Water
Company in the Industrial zone.
ENVIRONMENTAL DETERMINATION
The City of Atascadero's environmental review process incorporates the requirements in implementing the
California Environmental Quality Act. Persons, agencies, or organizations interested in obtaining more
information regarding the environmental should contact the Community Development Department.
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
nttp;/iwww.atascadero.org
ITEM 3
RV Storage 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing and Rentals LLC
Aerial Map
6705 � � � � ro•= � - � � a
N j x&127 -007
Area of storage use:
-r .13
47
1 947"
Not a Part`
DISCUSSION:
Project Description
The proposed project includes a six -acre outdoor recreational vehicle (RV) storage yard in the
Industrial zone. The site is proposed to be used for the storage of up to 262 vehicles outdoors.
Outdoor vehicle storage in excess of 10,000 square feet is subject to the review and approval of
a Conditional Use Permit by the Planning Commission. In order to approve the use, the
Commission must make a series of use permit findings. If approved, the project is also subject to
conditions of approval.
Background
The subject site is located on the north side of Sycamore Avenue, adjacent to the Salinas River.
The site is owned by Atascadero Mutual Water Company (AMWC) and contains an existing
fenced construction yard with storage buildings. In 2007, the City Council adopted a zone text
change to establish a new site-specific Planned Development #31 Overlay Zone with a
corresponding Master Plan of Development. The intent of the zone text change was to allow for
a private bicycle motocross (BMX) facility to locate on the property. The BMX facility was never
constructed and aside from the existing construction yard, the site has remained vacant. The
planned development states that all other uses listed as allowed or conditionally allowed are
subject to the requirements of the Zoning Code.
Design Review Committee I City of Atascadero I www.ataseadero.org I fb.me/planningatascadero
I understand the reasoning why they want this but
this could invite more encampments being the ITEM 3
taller vegetation provides shade and coverage for V Storage 6805 Sycamore Rd.
teh encampments. VSM Leasing and Rentals LLC
Landscain
The applicant provided a lands plan proposing new landscaping along the realigned
De Anza Trail and S, c9 .r , a Road. Staff is recommending a revision to the landscaping
�
plan to focus taller getation along the interior fence adjacent to the RV storage lot. This
recommendation also includes adding shorter species between the De Anza Trail and
Sycamore Road to avoid the trail from becoming a hidden corridor. The applicant's
landscape plan did not include landscaping between the existing construction yard onsite
and Sycamore Road. Staff is requesting that the landscape plan be extended to include
this portion since it is a part of the subject's parcel. This landscaping should be consistent
with what is proposed on the opposite side of the driveway. There are six Coast Live Oak
trees that will remain onsite and be protected during construction. Minimal landscaping is
proposed throughout the RV parking areas. Atascadero Municipal Code (AMC) 9.4-125
requires 5% of the lot in an Industrial zone to be landscaped. The applicant has not
provided overall lot coverage of landscaping so this will be verified prior to the Planning
Commission hearing. If the proposed landscape plan does not meet the 5% requirement,
staff will support an exception due to the industrial nature of the use.
understand they
Fencing, lighting and security I want to try and
There is an existing six -foot -tall chain link fence along the a and
around the current construction yard. This chain link fenCE beautify the area of
Sycamore Road. There is also an existing chain link fence aloi but it is still an p to
the existing parking area for the trail. Staff is recommending that industrial area and ting
a hidden corridor, the applicant replace the existing chain link f the wooden rail will -rail
fence of either metal or wood. The applicant is proposing ne be a maintenance ted
chain link fencing around the RV storage lot. AMC 9-4.128 reqt problem. If the City ted
chain link fencing to be screened with evergreen vegetation 'TJ is going to maintain t to
the De Anza Trail will be heavily screened with landscaping then it is a differenting
around the rear of the site does not have landscape screening. 9story. an
exception to this standard due to the industrial nature of the site and its use. The rear
property line abuts a tall berm along the Salinas River and the applicant is proposing an
infiltration bio swale along the entire fence line. Adding landscaping to this side would
extend into proposed RV spaces, potentially creating the need for a site redesign and
reducing the number of parking spaces onsite. The applicant is proposing a powered gate
that will be keypad controlled. There will be no regular onsite workers. Therefore, the RV
storage will be self-service.
The submittal shows several new light poles throughout the site with a maximum height
of 20 feet tall. Staff is recommending this maximum height be reduced 16 feet for each
light pole. This will reduce the light spilling onto adjacent parcels. The applicant is
proposing lights that dim low levels light until motion is detected. This will reduce negative
impact on the surrounding area while providing security for the business. They are also
proposing the installation of five new security cameras on five of the proposed lights poles.
The applicant has a pre-existing contract with a local security company. They plan to
continue using them for this site for 24-hour security coverage.
JA.
Design Review Committee I City of Atascadero I www.atascadero.org I fb.me/planningatascadero
ITEM 3
RV Storage 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing and Rentals LLC
Storage Yard Conditions
The Industrial zone is the appropriate location for intensive uses such as outdoor storage
yards. However, such land uses can be detrimental to the City if not properly designed
and adequately maintained. If approved, the use permit to allow a storage yard will run
with the land, regardless of the business owner/operator. The accumulation of storage
containers, illegal businesses, transient camps, inoperable vehicles, feral animals, and
the storage of miscellaneous junk and debris are possible negative impacts brought about
by this land use. Conditions of approval and an annual site review are very important to
prevent this property from falling into a deteriorated site. Staff is considering the following
conditions be added for the Planning Commission review of the use permit:
1.
All landscaping, fencing and site improvements shall be maintained in good order.
Any dead or non-performing landscape items shall be replaced within 30 days. Any
damaged fencing, lighting, or site improvements shall be replaced immediately.
2.
No changes to fencing, landscaping, or site improvements may be installed without
prior approval by the City.
3.
No cargo containers, inoperable vehicles, inoperable boats or inoperable RV's
shall be stored on-site. Only currently .registered, operable vehicles or RV's may
be stored on-site.
4.
No storage of vehicles in any location other than in the designated on-site parking
areas as identified in the site plan approved by Planning Commission may be
stored on any portion of the site.
5.
No other land use shall be allowed in conjunction with the RV storage unless
specifically approved by the City.
6.
No washing of vehicles, RV's or Boats or other equipment may occur on-site.
This should be per dumping of RV waste or water tanks may occur on site at any time.
permit conditions
o storage, paving, stockpiling, grading, or use of the site shall be allowed within
not a subjective
et of the top of the bank of Atascadero Creek. Is this correct?
review by an
e r lignment of the De Anza Trail shall be consistent with what is proposed.
individual.
ie tra shall be completed and fully landscaped to the satisfaction of the
u,ommuni y Development Director prior to building permit final.
10.
The existing chain link fence adjacent to Sycamore Road and the realigned De
Anza Trail shall be replaced with a split rail fence with a maximum height of 4 feet
tall.
1.1.
Taller vegetation shall be focused between the RV storage lot and the realigned
De Anza Trail.
Inderstand the
.All new fencing chain link fencing shall be vinyl coated with a dark neutral color.
asoning why they
The maximum fence height shall not exceed 6 feet.
ant this but this
. Maximum height of new light poles shall not be taller than 16 feet for each light
,uld invite more
pole. The lights shall be set to dim low level light until motion is detected.
The Use Permit shall be subject to additional review upon receipt of operational
Icampments
complaints. Additional mitigation may be warranted upon verification of recurring
!ing the taller
noise or operational disturbances that impact residential properties.
!getation provides
jade and
verage for teh
Icampments.
Design Review Committee I City of Atascadero I www.atascadero.org I fb.me/planningatascadero
ITEM 3
RV Storage 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing and Rentals LLC
Analysis
The land use proposed, Outdoor Vehicle and Equipment Storage is a conditionally
allowed use in the Industrial Zoning district. Section 9-6.140 of the City's Zoning
Regulations provides a set of site design standards for storage yards in addition to the
provisions of the use permit (Attachment 4).
The applicant is proposing to complete the project in two phases. The first phase consists
of 138 RV spaces, a new perimeter fence along the Phase 1 area, site grading with Class
II base finish (in Phase 1 areas only), construction of an entrance gate and completion of
the required stormwater basin. Phase 2 includes the addition of 124 parking spaces,
removal of the dividing fence between the two phases and extension of the new vinyl
coated chain link fence adjacent to the Salinas River.
The De Anza Trail currently traverses through this property and culminates from a small
parking lot along Sycamore Road. Due to this development, the trail will need to be
realigned along Sycamore Road. Staff is also adding a condition that the realignment of
the De Anza Trail, and the improvements to fencing and landscaping, be completed with
Phase 1.
Proposed Site Plan
AM q Design Review Committee I City of Atascadero I www.atascadero.org I fb.melplanningatascadero
DRC Discussion items:
1. Landscaping
2. Fencing, lighting and security
3. Proposed project conditions
ATTACHMENTS:
Attachment 1
Attachment 2
Attachment 3
Attachment 4
Attachment 5
Site Plan
Landscape Plan
Site Photos
AMC 9-6.140
DRC Notice of Action
ITEM 3
RV Storage 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing and Rentals LLC
Design Review Committee I City of Atascadero I www.atascadero.org I fb.me/planningatascadero
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ITEM 3
RV Storage at 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing & Rentals LLC
Attachment 3: Site Photos
_ USE 21-0107
Existing Site (Facing Northwest)
Existing Site (Facing Northeast)
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
ITEM 3
RV Storage 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing and Rentals LLC
View of the site from Sycamore Road
Cxisting construction yara
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Design Review Committee I City of Atascadero I www.atascadero.org I fb.melplanningatascadero
ITEM 3
RV Storage at 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing & Rentals LLC
De Anza Trail Entrance
Location of new automated gate
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
hftp://www.atascadero.org
ITEM 3
RV Storage 6805 Sycamore Rd.
USE 21-0107 / VSM Leasing and Rentals LLC
Attachment 4: AMC 9-6.140
USE 21-0107
9- -. aasb age+yavds _ -_
Outdoor storage yards excluding the storage of vehicles in a day use parking int or garage, sea subject to the prim isiuna of this sentinn. I he storage oi'vehicles in a public
or commercial parking lot or garage is subject to Section 94.1K the storage of wracked, abandoned or vehicles being distnantkxi, is sabject to Section 9-6.131. in addition to
this section_
(a) Site Design Standards.
(I) Accu. Mew shall be only ones 1) access point to a storage yard for each thrcr hundred 43(10) feet of strict frontage. Such access point is to be a maximum width of
twenty (20) fitet and shall be provided with a solid gats or door.
(2) Screening. A storage yard, except a temporary oaf-ite comLeuctmn yard. is to be screened from public view on all sides by solid wood, pointed metal or masonry
lewin& with a minimum height of sue 16) feet All mquintl gercening shall be continuously maintained in good condition to assure Haat its intended purpose is accomplished.
1`bis requirement may be wrtiveti through atimmistrativa use pemut uppmval (Sit•tion 9.1.112). w•heia:
(i) The side of a storage yard abuts a railroad right-of-way, or
(ii) 'I'lee surrounding terram, existing s cgetotioaa intended to remain or other conditions would make fencing ineffective or unnecessary for the purpose of sercening the
storage yard from the view of public roads.
(3) Parking Requirement. None. provided that sufficient usable arta is available to accommodate all employee and user parking needs entirely on-site.
(4) Site Surfacing. A storage yard shall be surfaced with cuncrvtu, asphalt paving, crushed rock. or oiled earth, and be maintained in a dint-fmr condition.
(5) Office Facilities. When no buildings exist or are proposed an a storage yard site, one ( I) commercial coach may be utilized for an office, provided that such vehicle is
equipped with skirtin,& rind installed pursuant to the pemlit requirements of'ritle 8 ofthis Code (the Building kind Construction Ordinance).
(b) Operation. Except for vehicles or freestanding equipmctat_ materials within a storage yard are not to be stacked ur stored higher than six (6) feet, unless serecring
requimments have bcen waived or ntodifu d pursuant le subsection (s)(21(ii} of this suction, or unless a hightr wail or fence is eonsuucted at the required setback line under an
approved building pennit. (Ord 614 5§ 4.21117: Ord. 552 4 2.2010; Ori. 68 9 9-6.140-1983)
\�
Design Review Committee I City of Atascadero I www.ataseadero.org I fb.me/planningatascadero
ITEM 3
RV Storage 6805 Sycamore Rd.
USE 21-01071 VSM Leasing and Rentals LLC
Attachment 5: DRC Notice of Action
USE 21-0107
r CITY OF ATASCADERO
Community Development Department
6500 Palma Avenue I Atascadero, CA 93422 1 Phone: (805) 461-5035 1 www.atascadero.org
Project #: Use 21-0107
Project Title: RV Storage Lot
Planner/ Project Manager: Mariah Gasch
DRC Review Date(s): 7/28/22
Final Action: 13 DRC
Refer to comments above.
Conditions & Recommendations:
1. All landscaping, fencing and site improvements shall be maintained in good order. Any dead or non-
performing landscape items shall be replaced within 30 days. Any damaged fencing, lighting, or site
improvements shall be replaced immediately.
2. No changes to fencing, landscaping, or site improvements may be installed without prior approval
by the City.
3. No cargo containers, inoperable vehicles, inoperable boats or inoperable RV's shall be stored on-
site. Only currently registered, operable vehicles or RV's may be stored on-site.
4. No storage of vehicles in any location other than in the designated on-site parking areas as identified
in the site plan approved by Planning Commission may be stored on any portion of the site.
5. No other land use shall be allowed in conjunction with the RV storage unless specifically approved
by the City.
6. No washing of vehicles, RV's or Boats or other equipment may occur on-site.
7. No dumping of RV waste or water tanks may occur on site at any time.
8. No storage, paving, stockpiling, grading, or use of the site shall be allowed within 30 feet of the top
of the bank of Atascadero Creek.
9. The realignment of the De Anza Trail shall be consistent with what is proposed. The trail shall be
completed and fully landscaped to the satisfaction of the Community Development Director prior to
building permit final.
10. The existing chain link fence adjacent to Sycamore Road and the realigned De Anza Trail shall be
replaced with a split rail fence with a maximum height of 4 feet tall.
11. Taller vegetation shall be focused between the RV storage lot and the realigned De Anza Trail.
12. All new fencing chain link fencing shall be vinyl coated with a dark neutral color. The maximum fence
height shall not exceed 6 feet.
13. Maximum height of new light poles shall not be taller than 16 feet for each light pole. The lights shall
be set to dim low level light until motion is detected.
14. The Use Permit shall be subject to additional review upon receipt of operational complaints.
Additional mitigation may be warranted upon verification of recurring noise or operational
disturbances that impact residential properties.
Design Review Committee I City of Atascadero I www.atascadero.org I fb.melplanningatascadero
From: Madeline Zaldivar JUL 2 7 2022
Sent: Tuesday, July 26, 2022 5:45 PM
To: DRC Public Comment Qrie oL—UOs(
Subject: Re: Addressing issues with project 6685 Atascadero Ave, AtascaderW L®PMENT
On Tue, Jul 26, 2022 at 11:45 AM Madeline Zaldivar <
Dear Design Committee,
We are a young family of five (residence at directly adjacent to the proposed
Project at 6855 Atascadero Ave. We cherish our quiet, private backyard where our children can play safely.
We have several major concerns about this project, which are as follows:
• The Staff Report for the Project identifies that the environmental determination for this project is that
it would be exempt from CEQA from both a Class 32 Infill Exemption and as a Ministerial
Exemption. I am concerned about the applicability of this project as a Ministerial Project. CEQA
Guidelines Section 15268(d) states: "Where a project involves an approval that contains elements of
both a ministerial action and a discretionary action, the project will be deemed to be discretionary
and will be subject to the requirements of CEQA." It appears that this project is subject to design
review since a design review meeting is being held for this project. Projects undergoing design
review are subject to a discretionary action, so it does not seem appropriate for this project to qualify
as a ministerial project. In addition, Section 15300.1 of the CEQA Guidelines states: "Section 21080
of the Public Resources Code exempts from the application of CEQA those projects over which
public agencies exercise only ministerial authority. Since ministerial projects are already exempt,
categorical exemptions should be applied only where a project is not ministerial under a public
agency's statutes and ordinances..." The City is also saying that the Project qualifies for a Class 32
Infill Exemption, a Categorical Exemption, which by definition can only be applied to discretionary
projects. The fact that this project has been identified for a ministerial exemption and a categorical
exemption is a mistake, and the City must identify this project as requiring a discretionary action that
would require adherence to the appropriate CEQA protocols.
• Section 15332 (d) states the following regarding projects that qualify as Class 32 infill Exemption
Project: "Approval of the project would not result in any significant effects relating to traffic, noise, air
quality, or water quality."
• This project is directly adjacent to my residence (singe -family residence with children). The
plans show the parking lot, as well a portion of the building located directly adjacent to my
home. I am concerned about the following, which must be evaluated in order to ensure that
the project indeed qualifies for a Class 32 Infill Exemption.
• 1. Construction Noise. What is the plan to ensure that noise does not exceed
thresholds? Because my home is next to the future construction site, I will be directly
affected by the noise. I expect to see a full evaluation of what noise levels are and
the strategies that would be in place to reduce noise levels below significance
thresholds. I.e., no pile driving, no nighttime construction, analysis of a reasonable
threshold (10 dB over baseline)
• 2. Operational Noise. Vehicles will be coming in and out of a parking lot directly
adjacent to my home. Also, there are common areas where gathering can take place.
I expect a reasonable analysis be done and that design strategies be considered to
reduce operational noise (i.e., walls)
• 3. Health Risk Analysis. As a result of this Project, me and my family will be subject
to air pollutants, both due to construction and operation of the Project. I expect a full
analysis that considers reasonable mitigation to reduce any health risk impacts. For
example, Tier 4 engine. How will you minimize diesel particulate matter in the
construction zone?
• 4. Transportation analysis. This project must consider the potential vehicle miles
traveled (VMT) impacts.
Additionally, we're seriously concerned about the invasion of privacy that this project will pose, both in its
construction and its completion. We would like a detailed sense of a) exactly how many workers will be
coming in and out as the project is in process, b) how many people will be living here after its completion, c)
how many people will be in the gathering area, and d) how all of this will impact noise invasion as well as our
privacy. How will you address our privacy concerns? What will you do to mitigate noise? For example, will you
build a two story privacy wall/curtain? Will the residents receive a background check, given that we have a
young family of three children?
Similarly, we're concerned that the parking lot is directly adjacent to our backyard, including our fence. How
many cars are estimated to be in the parking lot? Will the parking be fully open, or will it be gated? How will
you ensure that the cars are a reasonable distance from our property and fence? Will you build a wall in order
to stop cars backing into our fence, or will you compensate us to build a stronger fence? How will you mitigate
traffic?
Finally, a significant project such as this will require months of construction. Will you provide us with hotel stay
during peak construction times or otherwise compensate us for the inconvenience?
This project is a significant invasion of privacy for our family, and brings up concerns about our safety.
Additionally, this project needs to adhere to CEQA guidelines, as addressed above. We expect a response to
all of our concerns.
Sincerely,
The Zaldivar Family
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From:
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To:
Subject:
Dear Design Review Committee:
Creig P Sherburne
Wednesday, July 27, 2022 1:41 PM
DRC Public Comment
Please reject the proposed apartment at 6855 Atascadero Ave
I am writing about agenda item #2 for the meeting scheduled for Thursday, 28 July: a proposed apartment building
located at 6855 Atascadero Ave.
My family and I have lived at
; we share a fence —for the last
seven years. We are alarmed by the proposed Motel 6 -like slab of building going up not five feet from our fence. This
absurdly large and close building will block natural light from entering our house; the windows looking onto our home
will invade our privacy; and the scale of eyesore the building will deliver cannot be overstated. It will eliminate our view
of the iconic and lovely trees on Atascadero Avenue. It has also been my experience that buildings such as these love
their security lights, and I am concerned those security lights will shine unwanted into my windows.
I don't feel that projects such as these need to have losers or victims. It seems like a wild injustice that this property
owner— who doesn't even live on premises — should be allowed to hurt everybody around him so he can bring in more
money. I respectfully ask that the Design Review Committee reject this proposal as it is. It is just too damaging. Perhaps
a less -dense single -story design can be explored. Perhaps the already -existing house should be replaced. I have no doubt
that more housing can be created in this space without sacrifices being imposed on us by the financial stake -holder. This,
however, is not that design.
Cassandra Sherburne
Jaylyn Morgan Sherburne
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JUL 2 7 2022
PR6 I"2— 00 5 (o
COMMUNITY DEVELOPMENT
From: Anna Plotkin
Sent: Wednesday, July 27, 2022 1:43 PM
To: DRC Public Comment
Subject: Adenda Item Number 2 of Design Review Committee
Dear Design Review Committee Members,
My name is Anna Plotkin. I am the owner of
multifamily building. (#2 on the agenda).
, the property to the south of the proposed
I strongly oppose building a 2 -story building in an area where only 1 -story buildings are all around us. Besides
being an eyesore for the whole neighborhood, it will bring down property values of the existing homes that
myself and 3 other families own because this proposed building is extremely close to us. In addition, this new
building is a possible fire hazard because the upper level is not made of a fire-resistant material, and it does
not meet the requirement of a 10 -foot rear setback relative to our property.
Although it appears that the 6855 Atascadero Ave property is a triangular shape, it does in fact have 4 corners
and 4 sides: The Atascadero Ave side, The Navajoa Ave side, the side adjacent to our property which is the
Southern side, and one more side which is the Northern side.
Looking at the plan, there is 10 -foot clearance between the existing residence, and the new proposed multi-
family building. According to the City code, the side clearance can be 4 -feet, therefore the new proposed
multi -family building can be safely moved up to 6 -feet to the left, and that will allow it to be moved away from
our property by 5 -feet, which will create the 10 -foot rear setback that is required by the city code, and there will
be ample space to plant Italian Spruce trees for some esthetic cover-up of this "motel 6" structure, intruding on
the view from our property.
The number of parking spaces can be reduced from 12 to 11 (required minimum), which will further increase
the available space as well.
We request that the City of Atascadero reject this proposal as it is, or at least deny the builder's request of
considering the rear property line as if it were a side property line, and thus deny the 5 -foot waiver being
requested by the builder on page 4 of the Staff Report. We request that the City of Atascadero enforce the 10
foot clearance between our property and this proposed building
Furthermore, addressing the fire hazard we request a construction of a brick wall between our two properties to
mitigate the privacy invasion and a fire danger.
Anna Plotkin
Fred Plotkin
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