HomeMy WebLinkAboutPC_2022-11-15_AgendaPacket
CITY OF ATASCADERO PLANNING COMMISSION AGENDA
In accordance with City Council Resolution No. 2022-071 and the requirements of AB
361, the Planning Commission Meeting will not be physically open to the public and
Planning Commissioners will be teleconferencing into the meeting.
HOW TO OBSERVE THE MEETING:
To maximize public safety while still maintaining transparency and public access, the meeting
will be available by clicking on the following link:
Planning Commission - 832 5023 8111 (No Passcode Required)
https://us02web.zoom.us/j/83250238111?pwd=SG9OdGxyNHNTNmxRWEpHTzRQK0VnQT09
The video recording of the meeting will be available through the City’s website and on the
City’s YouTube channel.
HOW TO SUBMIT PUBLIC COMMENT:
Members of the public are highly encouraged to participate in live public comment through
the Zoom platform using the link above or by calling 669-900-6833 (Meeting ID 832 5023 8111)
to listen and provide public comment via phone.
If you wish to comment but not via a live platform, please email public comments to:
pc-comments@atascadero.org by 12:00 pm on the day of the meeting. Such email
comments must identify the Agenda Item Number in the subject line of the email. The
comments will be forwarded to the Planning Commission and made a part of the
administrative record. If a comment is received after the deadline for submission but before
the close of the meeting, the comment will still be included as a part of the administrative
record of the meeting but will be forwarded to the Planning Commission the next business
day. Please note, email comments will not be read into the record.
AMERICAN DISABILITY ACT ACCOMMODATIONS:
Any member of the public who needs accommodations should contact the City Clerk’s Office
at cityclerk@atascadero.org or by calling 805-470-3400 at least 48 hours prior to the meeting
or time when services are needed. The City will use their best efforts to provide reasonable
accommodations to afford as much accessibility as possible while also maintaining public
safety in accordance with the City procedure for resolving reasonable accommodation
requests.
Planning Commission agendas and minutes may be viewed on the City's website:
www.atascadero.org.
Copies of the staff reports or other documentation relating to each item of business referred to on
the Agenda are on file in the Community Development Department and are available for public
inspection on our website, www.atascadero.org. Contracts, Resolutions and Ordinances will be
allocated a number once they are approved by the Planning Commission. The Minutes of this
meeting will reflect these numbers. All documents submitted by the public during Planning
Commission meetings that are either read into the record or referred to in their statement will be
noted in the Minutes and available for review by contacting the Community Development
Department. All documents are available for public inspection during City Hall business hours by
appointment.
WEBSITE: www.atascadero.org
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@atownplanning
Scan this QR Code
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Commission Website.
CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
REGULAR MEETING
Tuesday, November 15, 2022
6:00 P.M.
City Hall Council Chambers
6500 Palma Avenue, 4th Floor
Atascadero, California 93422
CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairperson Jeff van den Eikhof
Vice Chairperson Tori Keen
Commissioner Jason Anderson
Commissioner Victoria Carranza
Commissioner Greg Heath
Commissioner Randy Hughes
Commissioner Dennis Schmidt
APPROVAL OF AGENDA
PUBLIC COMMENT (This portion of the meeting is reserved for persons wishing to
address the Commission on any matter not on this agenda and over which the
Commission has jurisdiction. Speakers are limited to three minutes. Please state your
name for the record before making your presentation. The Commission may take action
to direct the staff to place a matter of business on a future agenda.)
CONSENT CALENDAR (All items on the consent calendar are considered to be routine
and non-controversial by City staff and will be approved by one mot ion if no member of
the Commission or public wishes to comment or ask questions.)
1. APPROVE THE DRAFT MINUTES OF NOVEMBER 1, 2022
• Recommendation: Commission approve the November 1, 2022 Minutes.
City of Atascadero Planning Commission Agenda Regular Meeting, November 15, 2022
Page 2 of 3
WEBSITE: www.atascadero.org
http://www.facebook.com/planningatascadero
@atownplanning
Scan this QR Code
with your smartphone
to view the Planning
Commission Website.
PLANNING COMMISSION BUSINESS
COMMUNITY DEVELOPMENT STAFF REPORTS
None
PUBLIC HEARINGS
(For each of the following items, the public will be given an opportunity to speak. After a
staff report, the Chair will open the public hearing and invite the applicant or applicant’s
representative to make any comments. Members of the public will be invited to provide
testimony to the Commission following the applicant. Speakers should state their name
for the record and can address the Commission for three minutes. After all public
comments have been received, the public hearing will be closed, and the Commission
will discuss the item and take appropriate action(s).
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Prior to a project hearing, Planning Commission Members must disclose any communications they have had on any
quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, Variances,
Conditional Use Permits and Planned Development Permits. This does not disqualify the Planning Commission
Member from participating and voting on the matter, but gives the public and applicant an opportunity to comment on
the ex parte communication.
2. CONDITIONAL USE PERMIT AT 6805 SYCAMORE ROAD
The proposed project is a request to add an RV Storage Lot to an existing site on
APN 028-121-001 for VSM Leasing & Rentals, LLC. The project is exempt from
the California Environmental Quality Act (CEQA) under Categorical Exemption
§15304; Class 04: Minor Alterations to Land.
Recommendation: Staff’s recommendation is for the Planning Commission to
review the proposal and approve the project. (USE21-0107).
COMMISSIONER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next regular meeting will be held on December 6, 2022, at 6:00 p.m.
Please note: Should anyone challenge in court any proposed development entitlement listed on this Agenda, that person
may be limited to raising those issues addressed at the public hearing described in this notice or in written
correspondence delivered to the Planning Commission at, or prior to, this public hearing.
City of Atascadero Planning Commission Agenda Regular Meeting, November 15, 2022
Page 3 of 3
WEBSITE: www.atascadero.org
http://www.facebook.com/planningatascadero
@atownplanning
Scan this QR Code
with your smartphone
to view the Planning
Commission Website.
City of Atascadero
WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING
The Planning Commission meets in regular session on the first and third Tuesday of each month at 6:00 p.m. at City
Hall, Council Chambers, 6500 Palma Avenue, Atascadero. Matters are considered by the Commission in the order of
the printed Agenda.
Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on
file in the office of the Community Development Department and are available for public inspection during City Hall
business hours at the Front Counter of City Hall, 6500 Palma Avenue, Atascadero, and on our website,
www.atascadero.org. All documents submitted by the public during Commission meetings that are either read into
the record or referred to in their statement will be noted in the minutes and available for review in the Community
Development Department. Commission meetings are audio recorded, and may be reviewed by the public. Copies of
meeting recordings are available for a fee. Contact the City Clerk for more information at (805) 470-3400.
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City
meeting or other services offered by this City, please contact the City Manager’s Office or the City Clerk’s Office,
both at (805) 470-3400. Notification at least 48 hours prior to the meeting or time when services are needed will
assist the City staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting or
service.
TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA
Under Agenda item, “PUBLIC COMMENT”, the Chairperson will call for anyone from the audience having business
with the Commission to approach the lectern and be recognized.
1. Give your name for the record (not required).
2. State the nature of your business.
3. All comments are limited to 3 minutes.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any
other individual, absent or present.
This is when items not on the Agenda may be brought to the Commission’s attention. A maximum of 30 minutes will
be allowed for Public Comment Portion (unless changed by the Commission).
TO SPEAK ON AGENDA ITEMS (from Title 2, Chapter 1 of the Atascadero Municipal Code)
Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will
give their report, and the Commission will ask questions of staff. The Chairperson will announce when the public
comment period is open and will request anyone interested to address the Co mmission regarding the matter being
considered to step up to the lectern. If you wish to speak for, against or comment in any way:
1. You must approach the lectern and be recognized by the Chairperson.
2. Give your name (not required).
3. Make your statement.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any
other individual, absent or present.
6. All comments limited to 3 minutes.
If you wish to use a computer presentation to support your comments, you must notify the Community Development
Department at (805) 461-5035 at least 24 hours prior to the meeting. Digital presentations brought to the meeting
should be on a USB drive or CD. You are required to submit to the Recording Secretary a printed copy of your
presentation for the record. Please check in with the Recording Secretary before the meeting begins to announce
your presence and turn in the printed copy.
The Chairperson will announce when the public comment period is closed, and thereafter, no further public
comments will be heard by the Commission.
PC Draft Minutes of 10/4/2022
Page 1 of 3
ITEM NUMBER: 1
DATE: 11-15-22
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT MINUTES
Regular Meeting – Tuesday, November 1, 2022 – 6:00 P.M.
City Hall (Teleconference)
6500 Palma Avenue, Atascadero, California
CALL TO ORDER - 6:00 p.m.
Chairperson van den Eikhof called the meeting to order at 6:01 p.m. and Commissioner
Heath led the Pledge of Allegiance.
ROLL CALL
Present: By Teleconference – Commissioners Anderson, Carranza, Heath,
and Chairperson van den Eikhof
Absent: Vice Chairperson Keen (excused absence)
Commissioner Hughes (excused absence)
Commissioner Schmidt (arrived late)
Vacant: None
Others Present: By Teleconference –
Annette Manier, Recording Secretary
Staff Present: By Teleconference –
Community Development Director, Phil Dunsmore
Senior Planner, Kelly Gleason
Associate Planner, Mariah Gasch
APPROVAL OF AGENDA
MOTION: By Commissioner Heath and seconded by
Commissioner Carranza to approve the Agenda.
Motion passed 4:0 by a roll-call vote.
(Hughes, Keen, Schmidt absent)
PUBLIC COMMENT
None.
Chairperson van den Eikhof closed the Public Comment period.
1
PC Draft Minutes of 10/4/2022
Page 2 of 3
ITEM NUMBER: 1
DATE: 11-15-22
Commissioner Schmidt arrived at 6:05 p.m.
CONSENT CALENDAR
1. APPROVE THE DRAFT MINUTES OF OCTOBER 4, 2022
• Recommendation: Commission approve the October 4, 2022 Minutes.
MOTION: By Commissioner Carranza and seconded
by Commissioner Heath to approve the
Consent Calendar.
Motion passed 5:0 by a roll-call vote.
(Hughes, Keen absent)
PLANNING COMMISSION BUSINESS
None.
COMMUNITY DEVELOPMENT STAFF REPORTS
None.
PUBLIC HEARINGS
2. TENTATIVE SUBDIVISION MAP AT 10165 EL CAMINO REAL
The proposed project is for a condo map on APN 030-461-044 to allow for a
subdivision of one parcel into two and 76 airspace condominium on the resulting
rear parcel. The project is exempt from the California Environmental Quality Act
(CEQA) under Categorical Exemption §15315; Minor Land Divisions.
Recommendation: Staff’s recommendation is to review the proposal and approve
the project. (SBDV22-0077).
EX PARTE COMMUNICATIONS
Commissioner Carranza spoke with the Arborist.
All other Commissioners had no ex parte.
Planner Gasch provided the staff report. Planner Gasch, Director Dunsmore, and Planner
Gleason answered questions from the Commission. Planner Gasch noted a correction on
Page 7 of the staff report, and stated that instead of (55+), it should say (62+).
PUBLIC COMMENT
The following members of the public spoke: Scott Stokes and Jeri Heit.
Chairperson van den Eikhof closed the Public Comment period.
MOTION: By Commissioner Schmidt and seconded by
Commissioner Heath to adopt PC Resolution
A approving Vesting Tentative Tract Map
2
PC Draft Minutes of 10/4/2022
Page 3 of 3
ITEM NUMBER: 1
DATE: 11-15-22
SBDV22-0077, approving a two-lot
subdivision and 76 residential airspace
condominium units on the resulting rear lot,
with a correction to change (55+) to (62+), in
Condition 7, and to fix a typo in Condition 1
from “pone” to “one”, subject to findings
and conditions of approval.
Motion passed 5:0 by a roll-call vote.
(Hughes, Keen absent)
COMMISSIONER COMMENTS AND REPORTS
Commissioner Schmidt asked a question about ADU’s and soils reports. Director
Dunsmore answered his question.
DIRECTOR’S REPORT
Director Dunsmore stated that the Commission will hear the RV storage yard on
Sycamore Road at the next hearing. On the Dec. 6 th hearing, the Commission will hear
the Bobcat/Giffin project. The General Plan will start in early 2023.
Director Dunsmore answered questions from Commissioner Carranza in regards to the
RV’s parked on Sycamore Road.
ADJOURNMENT – 6:33 p.m.
The next regular meeting is scheduled for November 15, 2022, at City Hall, 6500 Palma
Avenue, Atascadero.
MINUTES PREPARED BY:
____________________________
Annette Manier, Recording Secretary
Administrative Assistant
3
ITEM 2 | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
Atascadero Planning Commission
Staff Report - Community Development Department
Sycamore RV Storage
USE 21-0107
(VSM Leasing & Rentals LLC)
RECOMMENDATION:
The Planning Commission adopt Draft Resolution approving Conditional Use Permit
(CUP) USE21-0107 allowing a new business that includes outdoor Recreational Vehicle
(RV) storage in the Industrial Park zone.
Project Info In-Brief:
PROJECT
ADDRESS: 6805 Sycamore Rd. Atascadero, CA
A
P
N
028-121-001
PROJECT
PLANNER
Mariah Gasch
Associate Planner 470-3436 mgasch@atascadero.org
PROPERTY
OWNER VSM Leasing & Rentals LLC
GENERAL PLAN
DESIGNATION:
ZONING
DISTRICT: SITE AREA EXISTING USE PROPOSED USE
Industrial Park
(IP)/ Open
Space (OS)
Industrial
Park (IP)/
Open Space
(OS) /PD 31
23.24-acre site
6-acre lease
area
Vacant/
Contract
Construction
Recreational Vehicle
(RV) storage
ENVIRONMENTAL DETERMINATION
☐ Environmental Impact Report SCH: ___________________________
☐ Negative / Mitigated Negative Declaration No. ___________
☒ Categorical Exemption CEQA – Guidelines Section 15304
☐ Statutory Exemption §§ 21000, et seq & ________________________
☐ No Project – Ministerial Project
4
ITEM 2 | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
DISCUSSION:
Existing Surrounding Uses / Parcel Configurations:
Existing Zoning Existing Aerial / Surrounding
North: South: East: West:
Residential Suburban
(RS)
Residential
Suburban (RS)
Residential
Suburban (RS)
Residential
Suburban (RS)
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 for this site. 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, therefore the PD does not impact the scope of the proposed storage
facility.
The Design Review Committee (DRC) reviewed the proposed project and made
recommendations regarding new and existing fencing and landscaping onsite. The
applicant revised the plans in accordance with the DRC’s recommendations.
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
IP
OS
P
5
ITEM 2 | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
approve the use, the Commission must make a series of use permit findings. If approved,
the project is also subject to conditions of approval.
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 3).
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 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. With 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
De Anza Trail
realignment
30’
Existing
construction yard
(not a part)
Phase 2
Phase 1
6
ITEM 2 | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
Landscaping
The applicant provided a landscape plan proposing new landscaping along the realigned
De Anza Trail and Sycamore Road. Staff recommended a revision to the landscaping
plan at the DRC hearing to focus taller vegetation along the interior fence adjacent to the
RV storage lot. The DRC supported this recommendation and it has been added as a
condition. This condition also includes adding shorter landscape 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. At the DRC hearing, staff recommended
that the landscape plan be extended to include th is portion since it is a part of the subject’s
parcel. The DRC also supported this recommendation and it has been added as a
condition. 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 is requesting an exemption from this requirement due to
maintenance concerns and visibility into the site. Since the site is screened by fencing
and landscaping along Sycamore Road, landscaping added within the RV lot will not be
visible from the outside. Additionally, maintaining this landscape would be difficult as it
would need to be irrigated and protected from vehicles driving over it. The Municipal Code
allows the Planning Commission to approve a modification to eliminate the minimum
landscape requirement if a finding can be made that existing vegetation topography or
structural arrangement preclude the need for landscaping. Based on location and
maintenance, staff recommends that the Planning Commission allow for a modification to
only require landscaping along Sycamore Road and the De Anza Trail. The landscape
plan was broken into three sections and provided below. Landscaping on the eastern
edge has been removed from the applicant’s proposal.
7
ITEM 2 | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
Western Edge Center
Eastern Edge
Landscape proposed to be deleted
X
X
X
X
8
ITEM 2 | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
Fencing, lighting and security
There is an existing six-foot-tall chain link fence along the eastern property line and
around the current construction yard. This chain link fence extends the length of
Sycamore Road. There is also an existing chain link fence along Sycamore Road up to
the existing parking area for the trail. The applicant was originally proposing to keep the
six-foot-tall fence along the Sycamore Road Property line. The DRC discussed the
location of this fence and recommended that the fence between the De Anza Trail and
Sycamore Road be up to four feet tall and transparent. Staff has added a conditioned that
this be a split rail or pipe rail fence. AMC 9-4.128 requires all new chain link fencing to be
vinyl coated. However, due to cost and visibility, the applicant requested at that hearing
to utilize the existing fence along Sycamore Road and relocate it along the Salinas River
edge. The Design Review Committee supported the applicant’s request for this.
The applicant is proposing new six-foot-tall vinyl coated chain link fencing around the
remainder of the RV storage lot. AMC 9-4.128 requires all new vinyl coated chain link
fencing to be screened with evergreen vegetation. The new fence adjacent to the De
Anza Trail will be heavily screened with landscaping. However, new fencing around the
rear of the site does not have landscape screening. Staff is recommending an exception
to this standard due to the industrial nature of the site and its use. The rear prope rty 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 so 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 to low levels light until motion is detected. This will reduce
negative impact on the surrounding area while providing security for the business. Staff
has added a condition that the applicant provide a photometric light study with the building
permit submittal to ensure that light will not spill onto adjacent properties. 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.
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 anima ls, and
the storage of miscellaneous junk and debris are possible negative impacts brought about
by this land use. Conditions of approval are very important to prevent this property from
9
ITEM 2 | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
falling into a deteriorated site. Staff has added a series of conditions about site operation
to ensure that the storage yard does not deteriorate over time.
ALTERNATIVES
1. The Planning Commission may include modifications to the project and/or
Conditions of Approval for the project. Any proposed modifications including
Conditions of Approval, should be clearly re-stated in any vote on any of the
attached resolutions.
2. The Planning Commission may determine that more information is needed on
some aspect of the project and may refer the item back to the applicant and staff
to develop the additional information. The Commission should clearly state the
type of information that is required. A motion, and approval of that motion, is
required to continue the item to a future date.
3. The Planning Commission may deny the project. The Commission must specify
what findings cannot be made, and provide a brief oral statement based on the
Staff Report, oral testimony, site visit, correspondence, or any other rationale
introduced and deliberated by the Planning Commission.
ATTACHMENTS:
Attachment 1: Draft Resolution
Attachment 2: Site Photos
Attachment 3: AMC 9-6.140
10
ITEM 2 | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
DRAFT RESOLUTION
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ATASCADERO APPROVING A CONDITIONAL USE PERMIT
TO ESTABLISH AN OUTDOOR RECREATIONAL VEHICLE STORAGE
USE IN THE INDUSTRIAL PARK ZONE
SYCAMORE RV STORAGE
VSM LEASING & RENTALS LLC
(USE21-0107)
WHEREAS, an application has been received from VSM Leasing & Rentals LLC (3380
El Camino Real, Atascadero, CA 93422), Applicant, and Atascadero Mutual Water Company
(PO Box 6075, Atascadero, CA 93422), Owner) to consider Planning Application USE21-0107,
for a Conditional Use Permit for an outdoor Recreational Vehicle (RV) storage use at 6805
Sycamore Road, Atascadero, CA 93422 (APN 028-121-001); and
WHEREAS, the site’s current General Plan Land Use Designation is Industrial and Open
Space (I and OS); and
WHEREAS, the site’s current Zoning District is Industrial Park and Open Space (IP and
OS); and
WHEREAS, an outdoor vehicle storage yard is a conditionally allowed use in the
Industrial Park (IP) zoning district; and
WHEREAS, the outdoor vehicle storage yard is not located on the portion of the site zoned
Open Space (OS) zoning district; and
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and
WHEREAS, a timely and properly noticed public hearing was held by the Planning
Commission of the City of Atascadero at which hearing evidence, oral and documentary, was
admitted on behalf of said conditional use permit; and
NOW, THEREFORE BE IT RESOLVED by the Planning Commission of the City of
Atascadero:
SECTION 1. Recitals: The above recitals are true and correct.
SECTION 2. Public Hearing. The Planning Commission held a duly noticed public
hearing to consider the project on November 15, 2022 and considered testimony and reports from
staff, the applicants, and the public.
11
ITEM 2 | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
SECTION 3. Findings. The Planning Commission makes the following findings,
determinations and approvals
1. Findings for Approval of a Conditional Use Permit
FINDING: The proposed project or use is consistent with the General Plan
FACT: The use is consistent with the General Plan. Specifically, it relates to intended uses
in the Industrial Park zone. The General Plan states that one of the intended uses of this
zone is for outdoor storage facilities. General Plan Policy 14.2 aims to identify locations
with adequate land to accommodate industrial uses to retain and expand existing
businesses. The municipal code allows outdoor vehicle storage operations with a
conditional use permit.
FINDING: The proposed project or use satisfies all applicable provisions of the Zoning
Ordinance
FACT: The proposed outdoor vehicle storage operation can be permitted though the
Conditional Use Permit process as identified in the Municipal Code. The proposed site
plan is consistent with the applicable provisions of the Atascadero Municipal Code as
conditioned.
FINDING: The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be detrimental
to the health, safety or welfare of the general public or persons residing or working in the
neighborhood of the use, or be detrimental or injurious to property or improvements in the
vicinity of the use
FACT: The proposed recreational vehicle storage facility will not be detrimental to the
general public or working person’s health, safety, or welfare.
FINDING: The proposed project or use will not be inconsistent with the character of the
immediate neighborhood or contrary to its orderly development
FACT: The proposed project is on a property that is zoned Industrial Park with a contract
construction yard on it. The property is at the edge of the city in an area that has been
designated for industrial uses.
FINDING: The proposed use or project will not generate a volume of traffic beyond the
safe capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the surrounding
neighborhood that would result from full development in accordance with the land use
element
12
ITEM 2 | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
FACT: The proposed project and use is consistent with the traffic projections and road
improvements anticipated within the General Plan. The project site is an existing site on
Sycamore Road.
FINDING: The proposed project is in compliance with any pertinent City policy or criteria
adopted by ordinance or resolution of the City Council.
FACT: The project is consistent with the General Plan and municipal code, as conditioned.
2. Findings for Approval of Landscape Requirement Exception
FACT: Existing vegetation topography or structural arrangement preclude the need for
landscaping.
FINDING: Since the site is screened by fencing and landscaping along Sycamore Road,
landscaping added within the RV lot will not be visible from the outside. Additionally,
maintaining this landscape would be difficult as it would need to be irrigated and
protected from vehicles driving over it. Additionally, evergreen landscaping along the
Salina River will not provide useful screening. The chain-link fence requiring screening
is located against a berm and landscaping will be difficult to maintain.
SECTION 4. CEQA. The project is exempt from the California Environmental Quality
Act (CEQA), under Categorical Exemption § 15304, Class 4; Minor Land Alterations.
SECTION 5. Approval. The Planning Commission of the City of Atascadero, in a regular
session assembled on November 15, 2022, resolved to approve a Conditional Use Permit to allow
for an outdoor recreational vehicle storage yard (USE21-0107) subject to the following:
1. EXHIBIT A: Conditions of Approval
2. EXHIBIT B: Site Pan
3. EXHIBIT C: Preliminary Grading and Drainage Plan
4. EXHIBIT D: Landscape Plan (as modified)
On motion by Commissioner _____________ and seconded by Commissioner ___________, the
foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT: ( )
ADOPTED:
13
ITEM 2 | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
CITY OF ATASCADERO, CA
______________________________
Jeff van den Eikhof
Planning Commission Chairperson
Attest:
______________________________
Phil Dunsmore
Planning Commission Secretary
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ITEM 2 | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
EXHIBIT A: Conditions of Approval
USE21-0107
Conditions of Approval
Conditional Use Permit
Outdoor Recreational Vehicle Storage
6805 Sycamore Road
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary
Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
1. This Conditional Use Permit shall be for an outdoor recreational vehicle storage
yard as described in attached Exhibits, located at 6805 Sycamore Road (APN
028-121-001), regardless of owner.
Ongoing PS
2. The approval of this use permit shall become final and effective the date of the
hearing. Issuance of building permits may not occur prior to the appeal period of
fourteen (14) days following the Planning Commission approval.
Ongoing PS
3. The Community Development Department shall have the authority to approve the
following minor changes to the project that (1) modify the site plan project by less
than 10%, (2) result in a superior site design or appearance, and/or (3) address a
construction design issue that is not substantive to the Conditional Use Permit.
Ongoing PS, CE
4. Approval of this Conditional Use Permit shall be valid for twenty-four (24) months
after its effective date. At the end of this time period, the approval shall expire
and become null and void unless the project has received a building permit or a
time extension.
BP PS
5. The owner and applicant shall defend, indemnify, and hold harmless the City of
Atascadero or its agents, officers, and employees against any claim or action
brought to challenge an approval by the City, or any of its entities, concerning this
conditional use permit.
Ongoing CA
Planning Services
6. The Conditional Use Permit shall allow an outdoor recreational vehicle storage
yard as shown in Exhibit B.
Ongoing PS
7. 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.
Ongoing PS
8. No changes to fencing, landscaping, or site improvements may be installed
without prior approval by the City.
Ongoing PS
9. 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.
Ongoing PS
10. 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.
Ongoing PS
11. No other land use shall be allowed in conjunction with the RV storage unless
specifically approved by the City.
Ongoing PS
12. No washing of vehicles, RV’s or Boats or other equipment may occur on-site. Ongoing PS
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ITEM 2 | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
13. No dumping of RV waste or water tanks may occur on site at any time. Ongoing PS
14. No storage, paving, stockpiling, grading, or use of the site shall be allowed within
30 feet of the top of the bank of the Salinas River.
Ongoing PS / BS
15. The realignment of the De Anza Trail shall be consistent with what is shown in
Exhibit B. The trail shall be completed and fully landscaped per the approved
landscape plan. Any modifications must be approved by the Community
Development Director. Generally, taller vegetation shall be focused between the
RV storage lot and the realigned De Anza Trail. Shorter species shall be planted
between the De Anza Trail and Sycamore Road to avoid the trail from becoming
a hidden corridor
BP/ FI PS
16. The existing chain link fence adjacent to Sycamore Road and the realigned De
Anza Trail shall be replaced with a split rail or pipe rail fence with a maximum
height of 4 feet tall. Fence shall be installed prior to requesting a Planning Final.
FI PS
17. All new fencing chain link fencing, other than fencing along the Salina River, shall
be vinyl coated with a dark neutral color. The maximum fence height shall not
exceed 6 feet. However, the addition of barbed wire (NOT Constantine wire) may
be added to the top of interior fences along the RV storage lot. Fencing shall be
installed prior to requesting a Final Planning Inspection.
FI PS
18. Existing chain link fencing along Sycamore Road may be repurposed to be used
as fencing adjacent to the Salinas River.
FI PS
19. The applicant shall submit a landscape and irrigation plan, completed by a
qualified professional, with their construction documents. The landscape plan
shall be consistent with what is shown inf Exhibit D with additional landscaping
focused on the following areas:
_Along the De Anza Trail realignment
_ In front of the existing construction yard, adjacent to Sycamore Road
Landscaping and irrigation shall be installed prior to requesting a Planning Final
Inspection.
BP/FI PS
20. Ensure that the De Anza Trail realignment is built out to meet equestrian trail
standards.
FI PS
21. 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.
BP/ FI PS
22. A photometric light study shall be submitted with the building permits for the
Phase 2 addition and shall consider all new lights proposed and all existing
lights proposed to be retained. The lighting plan shall not include any lights that
cause a light in excess of .01 footcandles on adjacent properties. Planning
Services staff shall conduct a night-time inspection of lights before the building
permits may be finaled.
BP/FI
23. 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.
Ongoing PS
24. Archaeological monitoring is required with all ground disturbing activities. The
applicant will be required to provide a signed contract with a certified
archaeologist prior to building permit issuance. The archaeologist is required to
provide a letter to the City prior to Planning Department Final stating that all
recommended procedures were completed.
BP/ FI PS
Public Works
25. At Building permit submittal, provide updated Stormwater Control Plan (and
reflect on Grading Plans) indicating the areas outside of the drive aisles will not
be compacted >85% compaction to allow infiltration to meet Post Construction
requirement #1 to reduce impervious surface as far as practicable.
BP PW
26. Parking spaces are noted to be native material and are susceptible to pollutant
discharge from vehicles. At time of building permit submittal, on the plans and
with supplemental documents, provide drip pans and spill kits for leaks or other
spills, similar to what would be found in a municipal yard. (Reference industrial or
municipal stormwater requirements for construction or corporation yard spill
prevention.)
BP/
Ongoing
PW
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ITEM 2 | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
A disposal station with spill kit supplies and covered cans for soiled materials shall
be located on the site for individuals using the facility and maintained by the
company who leases the land and runs the business.
A contact phone number shall be made available to call if a facility user/customer
has a spill. Provide copy of a Spill Response Plan to City for review and approval.
This plan must be in place to provide a procedure for cleaning up major spills,
including sewage or gray water leaks, in a timely manner with contact information
for those who would be responsible parties.
17
EXHIBIT B: Site Plan
USE21-0107
Light Pole
Security Camera
(N) 6’ vinyl coated chain link fence
(E) Chain link fence
De Anza Trail
(N) Split rail fence (as
conditioned) (N) 6’ vinyl coated chain link fence
Repurposed 6’ chain link fence
18
ITEM | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
EXHIBIT C: Preliminary Grading and Drainage Plan
USE21-0107
19
ITEM | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
EXHIBIT D: Landscape Plan (as modified)
USE21-0107
20
ITEM | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
X
X
X
X
21
Attachment 2: Site Photos
USE21-0107
Existing Site (Facing Northwest)
Existing Site (Facing Northeast)
22
ITEM | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
View of the site from Sycamore Road
Existing construction yard
23
ITEM | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
De Anza Trail Entrance
Location of new automated gate
24
ITEM | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
Attachment 3: AMC 9-6.140
USE 21-0107
25