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CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
REGULAR MEETING
Tuesday, June 20, 2023
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 motion if no member of
the Commission or public wishes to comment or ask questions.)
1. APPROVAL OF THE DRAFT MINUTES OF JUNE 6, 2023
• Recommendation: Commission approve the June 6, 2023 Minutes.
City of Atascadero Planning Commission Agenda Regular Meeting June 20, 2023
Page 2 of 4
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PLANNING COMMISSION BUSINESS
COMMUNITY DEVELOPMENT STAFF REPORTS
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 hearin g 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. 10165 EL CAMINO REAL, CALIFORNIA MANOR
The proposed project is for an amendment to revise conditions for the affordable
housing agreement condition to include moderate income units on APN 030-461-
044. (AMND23-0050)
• Recommendation: Staff’s recommendation is for the Planning Commission to
approve the revised conditions.
3. 6225 ATASCADERO AVE, ABC CHURCH
The proposed project is for an amendment to the original use permit to revise
conditions to consider allowing amplified sound on APN 030-192-018. (AMND22-
0037)
• Recommendation: Staff’s recommendation is for the Planning Commission to
approve or deny the outdoor amplified music.
4. CONDITIONAL USE PERMIT FOR 6805 SYCAMORE ROAD (CONTINUED FROM
11-15-22)
The proposed project is a request to add an RV storage lot to an existing site for
VSM Leasing & Rentals with an exception to minimum landscape standards on
APN 028-121-001. (USE21-0107)
• Recommendation: Staff’s recommendation is for the Planning Commission to
allow a new business for outdoor recreational vehicle (RV) storage in the
Industrial Park zone.
City of Atascadero Planning Commission Agenda Regular Meeting June 20, 2023
Page 3 of 4
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COMMISSIONER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next regular meeting will be held on July 18, 2023 at 6:00 p.m. at City Hall, Council
Chambers, 6500 Palma Ave, Atascadero, CA.
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 June 20, 2023
Page 4 of 4
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City of Atascadero
WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING
The Planning Commission meets in regular session on the first and third Tuesday of each month at 6:00 p.m. at City Hall, Council
Chambers, 6500 Palma Avenue, Atascadero. Matters are considered by the Commission in the order of the printed Agenda.
Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the office
of the Community Development Department and are available for public inspection during City Hall business hours at the Front
Counter of City Hall, 6500 Palma Avenue, Atascadero, and on our website, www.atascadero.org. All documents submitted by the
public during Commission meetings that are either read into the record or referred to in their statement will be noted in the minutes
and available for review in the Community Development Department. Commission meetings are audio recorded, and may be
reviewed by the public. Copies of meeting recordings are available for a fee. Contact the City Clerk for more in formation at (805)
470-3400.
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 perso nal 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 Commission 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.
HOW TO SUBMIT PUBLIC COMMENT:
If you wish to comment, 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 accorda nce
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 eithe r
read into the record or referred to in their statement will be noted in the Minutes and available for revie w by contacting the
Community Development Department. All documents are available for public inspection during City Hall business hours by
appointment.
PC Draft Minutes of 6/6/2023
Page 1 of 3
ITEM NUMBER: 1
DATE: 6-20-23
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT MINUTES
Regular Meeting – Tuesday, June 6, 2023 – 6:00 P.M.
City Hall
6500 Palma Avenue, Atascadero, California
CALL TO ORDER - 6:00 p.m.
Chairperson van den Eikhof called the meeting to order at 6:05 p.m. and Commissioner
Hughes led the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Anderson, Carranza, Heath, Hughes, Schmidt, Vice
Chairperson Keen, and Chairperson van den Eikhof
Absent: None
Vacant: None
Others Present: Annette Manier, Recording Secretary
Staff Present: Community Development Director, Phil Dunsmore
Senior Planner, Kelly Gleason
Associate Planner, Mariah Gasch
Assistant Planner, Sam Mountain
APPROVAL OF AGENDA
MOTION: By Commissioner Hughes and seconded by
Commissioner Anderson to approve the Agenda.
Motion passed 7:0 by a roll-call vote.
PUBLIC COMMENT
None.
Chairperson van den Eikhof closed the Public Comment period.
1
PC Draft Minutes of 6/6/2023
Page 2 of 3
ITEM NUMBER: 1
DATE: 6-20-23
CONSENT CALENDAR
1. APPROVAL OF THE DRAFT MINUTES OF MARCH 21, 2023
• Recommendation: Commission approve the March 21, 2023 Minutes.
MOTION: By Commissioner Schmidt and seconded by
Commissioner Hughes to approve the
Consent Calendar.
Motion passed 7:0 by a roll-call vote.
PLANNING COMMISSION BUSINESS
None
COMMUNITY DEVELOPMENT STAFF REPORTS
None
PUBLIC HEARINGS
2. CONSTRUCTION OF A NEW 60 x 40 METAL ACCESSORY STRUCTURE AT
7790 ARAGON ROAD
The proposed project is for the construction of a 60x40 metal accessory structure
on APN 028-401-014. (USE23-0043)
• Recommendation: Staff’s recommendation is for the Planning Commission to
approve the project.
DISCLOSURE OF EX PARTE COMMUNICATIONS:
None
Planner Mountain provided the staff report and stated that there is a change in Condition
8 to state that the cargo container shall be removed or permitted. Planner Mountain and
Director Dunsmore answered questions from the Commission.
PUBLIC COMMENT
The following member of the public spoke: Matt Cruzat. Matt answered questions from
the Commission.
Chairperson van den Eikhof closed the Public Comment period.
MOTION: By Commissioner Anderson and seconded
by Commissioner Hughes to adopt draft
2
PC Draft Minutes of 6/6/2023
Page 3 of 3
ITEM NUMBER: 1
DATE: 6-20-23
Resolution approving Minor Conditional Use
Permit (CUP) USE23-0043, allowing the
construction of an oversized accessory
structure at 7790 Aragon Road as
conditioned, and to include staff’s
recommendation for Condition 8.
Motion passed 6:1 by a roll-call vote.
(Schmidt voted no)
COMMISSIONER COMMENTS AND REPORTS
Commissioner Keen asked about the status of Winter’s Garage, and Director Dunsmore
addressed her question.
DIRECTOR’S REPORT
Director Dunsmore introduced the Masters Students in the Cal Poly’s CRP program, who
provided a presentation for Atascadero’s future downtown concept/vision plan. Students
handed out an Exhibit for Colony Gardens (Exhibit A). After the presentations,
Commissioners asked questions, and provided comments.
Director Dunsmore stated that the agenda for June 20th will include an amendment for
amplified sound at ABC Church, an RV storage lot on Sycamore, and a change to
conditions for California Manor.
Director Dunsmore stated that zoning updates are forthcoming, and gave an update on
the Marketplace project, the Barrel Creek project, and the Downtown Concept Plan.
ADJOURNMENT – 8:02 p.m.
The next regular meeting is scheduled for June 20, 2023, at City Hall, 6500 Palma
Avenue, Atascadero.
MINUTES PREPARED BY:
____________________________
Annette Manier, Recording Secretary
Administrative Assistant
The following Exhibit is available in the Community Development Department:
Exhibit A – Colony Gardens
3
ITEM 2 | 6/20/2023
California Manor II
AMND23-0050/ Atascadero California Grand Manor, LP
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Atascadero Planning Commission
Staff Report – Community Development Department
California Manor II Affordability Amendment
AMND23-0050
RECOMMENDATION(S):
Planning Commission Adopt Draft Resolution amending California Manor II’s Master Plan
of Development (PC Resolution 21-0014 and 22-0017) and approving AMND23-0050 to
revise the affordability restrictions in California Manor II from 76 low income units to 76
Senior Housing units consisting of 67 “low income” units, 8 “moderate income” units and
1 manager unit, based on findings and subject to conditions of approval.
Project Info In-Brief:
PROJECT
DESCRIPTION
The proposed project is to amend California Manor II’s Master Plan of
Development to revise the number of required deed restricted units in California
Manor II from 76 low income units to 76 affordable senior housing units consisting
of 67 low income units with rents at or below 60% AMI, 8 units with rents at or
below 80% AMI and 1 manager unit.
PROJECT
ADDRESS: 10165 El Camino Real Atascadero, CA APN 030-461-044
PROJECT
PLANNER
Mariah Gasch
470-3446 mgasch@atascadero.org
APPLICANT Atascadero California Grand Manor, LP
PROPERTY
OWNER Atascadero California Grand Manor, LP
GENERAL PLAN
DESIGNATION:
ZONING
DISTRICT:
SITE
AREA EXISTING USE PROPOSED USE
High Density
Residential RMF-24 1.78
acres
Vacant lot approved
for 76 low income
restricted senior
housing units
67 low income units with
rents at or below 60% AMI,
8 units with rents at or below
80% AMI and 1 manager
unit
ENVIRONMENTAL DETERMINATION
The action is exempt from the California Environmental Quality Act (CEQA) because it can be seen with
certainty that there is no possibility that the enactment of this Ordinance would have a significant effect on
the environment.
4
ITEM 2 | 6/20/2023
California Manor II
AMND23-0050/ Atascadero California Grand Manor, LP
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Existing Surrounding Uses
Existing Zoning Existing Aerial / Surrounding
North: South: East: West:
RMF-24 RMF-24 RMF-24 El Camino Real and
RMF-10
Background
The subject site is a part of a subdivision of one parcel into two with 76 condominium
units on the resulting Parcel 2 as approved by the Planning Commission in November
2022. The parcel along El Camino Real is developed with one 95-unit apartment building
that is deed restricted to persons within the low-income category. Parcel 2 is approved
for a new three story, 76-unit, low-income senior (55+) housing development. Both the
existing and the new building are to share 151 parking spaces.
This development project (new building and site amenities) on Parcel 2 (California Manor
II) was approved by the Planning Commission on November 16, 2021. Per State law (sec.
65915), 100% affordable projects qualify for four automatic concessions related to
development standards. The new development utilized three of their four allowed
concessions. Since the project is utilizing these concessions they are required to record
a deed restriction over both parcels to limit them to only being rented or sold as affordable,
senior units as defined by Government Code Section 65915. The previous approvals
required that all 171 units on the site be restricted as affordable to persons who qualify
as “low income” as set by the County of San Luis Obispo’s affordable housing standards
(Attachment 4). The applicant is now requesting to change the condition to include eight
moderate income units in California Manor II along with one manager’s unit.
CN
RMF-24
RMF-10 P
5
ITEM 2 | 6/20/2023
California Manor II
AMND23-0050/ Atascadero California Grand Manor, LP
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Analysis
Per State law (sec. 65915), 100% affordable projects qualify for concessions related to
development standards. The applicant requested and was approved for the following
concessions/ waivers:
• An increase in the allowed height of the new building to allow a 39’ 8” height where
the municipal code allows a maximum height of 35 feet with portions of the building
over 25-feet tall to have additional setbacks;
• A reduction in required common open space for Parcel 1 from 28,500 square feet
to 19,305 (67%) and for Parcel 2 from 22,000 square feet to 8,926 (40%) square
feet,
• And a reduction in required landscape coverage from 25% to 18% lot coverage for
Parcel 2.
The State Density Bonus Law also limits a municipality’s ability to require onsite parking
for housing developments for individuals who are 62+ when the development is within
one-half mile, to fixed bus route service that operates at least eight times per day. The
development is within ½ miles to the near Regional Transit Authority (RTA) stop. This
stop operates more than 8 times per day on weekdays but less on weekends. However,
Atascadero has a Dial-a-Ride service which also exempts senior housing developments
from parking requirements.
Since the project is utilizing multiple incentives from the Density Bonus Law, they are
required to record a deed restriction through the City that will run with the two lots for fifty-
five years. Based on the concessions requested, the applicant must restrict the
development to 100% affordable units, exclusive of a manager’s units. However, up to
20% of the units in the development, including total units and density bonus units, may
be for moderate-income households. The State defines low income as a family with 80%
of the county median income and defines moderate income as 120% of county median
income. Therefore, the request to convert eight of the units to a moderate affordable level
does not impact the applicant’s ability to receive the requested concessions. However, in
order to meet required Regional Housing Needs (RHNA) numbers each year, the seeks
low and very low-income units instead of moderate units. This is because it is easy to
reach the required number of moderate units in each cycle, while the City often falls short
on the required quota of low and very low units.
The previous condition stated the following:
A deed restriction shall be entered between the City of Atascadero and the
applicant deed restricting all 171 units to low income affordable and ages 55+ for
a term of no less than 55 years. This deed restriction shall be recorded prior to the
issuance of building permits.
All 95 existing units of California Manor I will remain 100% low-income restricted. The
applicant is requesting to revise the condition for the proposed new Cal Manor 2
6
ITEM 2 | 6/20/2023
California Manor II
AMND23-0050/ Atascadero California Grand Manor, LP
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
apartments from 76 low-income units to 67 low income units, 8 moderate income units
and 1 manager unit. The project would be a senior only housing project. Due to the
parking modification previously approved, the senior affordability age will need to be
changed from 55 years and up to 62 years and up. The condition in the draft resolution
reflects this change.
This revision to the previously approved condition will aid the applicant in securing funding
to construct the project. The revision will also remain consistent with the California State
Density Bonus Law. However, this revision will have a slight impact on the City’s RHNA
for units that will be produced in the lower affordability levels. The Planning Commission
has the ability to alter the project conditions in response to this request.
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:
1. Draft Resolution
2. DEV21-0045 Planning Commission Staff Report
3. SBDV22-0077 Planning Commission Staff Report
4. County of San Luis Obispo’s Affordable Housing Standards
7
ITEM 2 | 6/20/2023
California Manor II
AMND23-0050/ Atascadero California Grand Manor, LP
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: Draft Resolution
AMND23-0050
DRAFT PC RESOLUTION
RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ATASCADERO, CALIFORNIA,
APPROVING CALIFORNIA MANOR II’S MASTER PLAN OF
DEVELOPMENT(AMND23-0050) FOR 67 LOW INCOME UNITS, 8 MODERATE
INCOME UNITS AND 1 MANAGER UNIT
APN 030-461-044
CALIFORNIA MANOR II
ATASCADERO CALIFORNIA MANOR, LP
(AMND23-0050)
WHEREAS, an application has been received from Atascadero California Grand Manor,
LP (Applicant/ Owner), 1370 Jensen Ave. #B, Sanger, CA 93657, (AMND23-0050) to consider
an amendment to the Master Plan of Development (PC Resolution 21-0014 and 22-0017) to revise
the number of required deed restricted units in California Manor II from 76 low income units to
76 one hundred percent affordable senior housing units consisting of 67 low income units with
rents at or below 60% AMI, 8 units with rents at or below 80% AMI and 1 manager unit; and
WHEREAS, the site has a General Plan Designation of High Density Residential (HDR);
and
WHEREAS, the site is in the Residential Multi-Family 24 (RMF-24) zoning district; and
WHEREAS, the project qualifies for four automatic concessions Government code section
65915 related to development standards when applicant restricts the development to 100% low
income, exclusive of a manager’s units.
WHEREAS, up to 20% of the units in the development, including total units and density
bonus units, may be for moderate-income households.
WHEREAS, Government code section 65915 requires the applicant to record a deed
restriction through the City that will run with California Manor I and California Manor II for fifty-
five years.
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the state and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and
WHEREAS, a timely and properly noticed Public Hearing upon the subject Subdivision
and Conditional Use Permit application was held by the Planning Commission of the City of
Atascadero, at which hearing evidence, oral and documentary, was admitted on behalf of said
Subdivision; and
8
ITEM 2 | 6/20/2023
California Manor II
AMND23-0050/ Atascadero California Grand Manor, LP
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
SECTION 1. Recitals: The above recitals are true and correct.
SECTION 2. Public Hearings. The Planning Commission held a duly noticed public
hearing to consider the project on June 20, 2023 and considered testimony and reports from staff,
the applicants, and the public.
SECTION 3. CEQA. This Ordinance is exempt from the California Environmental
Quality Act (CEQA), Public resources Code Section 21000 et seq., because it can be seen with
certainty that there is no possibility that the enactment of this Ordinance would have a significant
effect on the environment (Pub. Resources Code § 21065; CEQA Guidelines §§ 15378(b)(4),
15061(b)(3).
SECTION 4. Facts and Findings. The Planning Commission makes the following findings,
determinations and approvals.
I. The Planning Commission finds as follows:
1. The proposed project is consistent with the General Plan; and
Fact: The High-Density Residential land use designation is designed to encourage
housing types that increase density in the city. Additionally, the project is consistent
with the Housing Element of the general plan, especially HOS Policy 1.3: Encourage
the production of housing, with particular emphasis on housing affordable to persons
with disabilities, elderly, large families, female-headed households with children, and
homeless individuals.
Because this is a senior (62+) affordable housing development, the City will be
providing necessary housing for its elderly population. Also, this affordable housing
project will help the city reach its RHNA numbers for low-income housing before the
deadline of 2028.
2. The proposed project or use satisfies all applicable provisions of the Zoning Ordinance;
and
Fact: This proposed project was previously permitted through the Conditional Use
Permit Process and was conditioned to meet all standards of the zoning code and State
Density Bonus.
3. The establishment, and subsequent operation or conduct of the use will not, because of
the circumstances and conditions applied in the particular case, be detrimental to the
health, safety or welfare of the general public or persons residing or working in the
neighborhood of the use, or be detrimental or injurious to property or improvements in
the vicinity of the use; and
9
ITEM 2 | 6/20/2023
California Manor II
AMND23-0050/ Atascadero California Grand Manor, LP
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Fact: The modification to affordability levels will not impact the site or the way the
project is built.
4. The proposed project or use will not be inconsistent with the character of the immediate
neighborhood or contrary to its orderly development; and
Fact: The modification of affordability levels will not change the physical
characteristics of the site.
5. The proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the surrounding
neighborhood that would result from full development in accordance with the land use
element; and
Fact: The modification of affordability levels will not impact traffic or circulation.
6. The proposed project is in compliance with any pertinent City policy or criteria adopted
by ordinance or resolution of the City Council.
Fact: As conditioned, the projects meets all City and State development standards.
SECTION 5. Approval. The Planning Commission of the City of Atascadero, in a regular
session assembled on June 20, 2023, resolves to approve an amendment to California Manor II’s
Master Plan of Development (AMND23-0050), subject to the following:
EXHIBIT A: Conditions of Approval
On motion by Commissioner ____________, and seconded by Commissioner ______________,
the foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT: ( )
ADOPTED:
CITY OF ATASCADERO, CA
______________________________
Jeff van den Eikhof
Planning Commission Chairperson
Attest:
______________________________
Phil Dunsmore
Planning Commission Secretary
10
ITEM 2 | 6/20/2023
California Manor II
AMND23-0050/ Atascadero California Grand Manor, LP
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT A: Conditions of Approval
SBDV 22-0077
Conditions of Approval
California Manor II Apartments
10165 El Camino Real
AMND23-0050
Timing
BL: Business License
FM: Final Map
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
Planning Services
1. PC Resolutions 21-0014 and 22-0017 shall be amended to allow the number of
required deed restricted units in California Manor II as 76 low income units to 76
one hundred percent affordable senior housing units consisting of 67 low income
units, 8 moderate income units and 1 manager unit, subject to the conditions
listed herein. All previous conditions approved as part of DEV21-0045 and
SBDV22-0085 shall remain in effect unless specifically amended by this
resolution. The project site is at 10165 El Camino Real (APN 030-461-044) and
this approval shall be in effect regardless of owner.
Ongoing PS
2. The appeal period is fourteen (14) days following the Planning Commission
approval unless prior to the time, an appeal to the decision is filed as set forth in
Section 9-1.111(b) of the Zoning Ordinance.
Ongoing
PS
3. The approval of this amendment shall become final and effective for the purposes
of issuing building permits fourteen (14) days following the Planning Commission
approval, unless an appeal to the decision is filed as set forth in Section 9-1.111(b)
of the Zoning Ordinance.
FM PS
4. The Community Development Department shall have the authority to approve
minor changes to the project that (1) result in a superior site design or appearance,
and/or (2) address a construction design issue that is not substantive to the
Tentative Tract Map.
FM PS
5. The applicant shall defend, indemnify, and hold harmless the City of Atascadero
or its agents, officers, and employees against any claim or action brought to
challenge an approval by the City, or any of its entities, concerning this conditional
use permit.
Ongoing PS
6. A deed restriction shall be entered between the City of Atascadero and the
applicant deed restricting 93 units on Lot 1 of Tract Map 3204 as one hundred
percent affordable senior housing units (ages 62+) consisting of 93 low income
units with rents at or below 60% AMI, and 2 manager units as well as 76 units
on Lot 2 of Tract Map 3204 as one hundred percent affordable senior housing
units (ages 62+) consisting of 67 low income units with rents at or below 60%
AMI, 8 units with rents at or below 80% AMI and 1 manager unit. The number
of units deed restricted revised without amending the Master Plan of
Development.
Manager’s units shall remain unrestricted as to rent and income.
Ongoing PS
11
ITEM 2 | 6/20/2023
California Manor II
AMND23-0050/ Atascadero California Grand Manor, LP
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: DEV21-0045 Planning Commission Staff Report
AMND23-0050
Staff report viewable at:
http://records.atascadero.org/WebLink/DocView.aspx?id=109470&dbid=0&repo=Atascadero
12
ITEM 2 | 6/20/2023
California Manor II
AMND23-0050/ Atascadero California Grand Manor, LP
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 3: SBDV22-0077 Planning Commission Staff Report
AMND23-0050
Staff report viewable at:
http://records.atascadero.org/WebLink/DocView.aspx?id=114958&dbid=0&repo=Atascadero
13
ITEM 2 | 6/20/2023
California Manor II
AMND23-0050/ Atascadero California Grand Manor, LP
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 4: County of San Luis Obispo’s Affordable Housing Standards
AMND23-0050
14
ITEM 2 | 6/20/2023
California Manor II
AMND23-0050/ Atascadero California Grand Manor, LP
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
15
ITEM 3 | 6/20/2023
Atascadero Bible Church
AMND 22-0037
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
Atascadero Planning Commission
Staff Report – Community Development Department
AMND 22-0037
6225 Atascadero Ave / Atascadero Bible Church
RECOMMENDATION(S):
1. Adopt Draft Resolution A amending Atascadero Bible Church’s Master Plan of
Development (PC Resolution 2005-0036) and approving AMND 22-0037 to allow
outdoor amplified music, based on findings and subject to conditions of approval.
OR
2. Adopt Draft Resolution B denying an amendment to Atascadero Bible Church’s
Master Plan of Development (PC Resolution 2005-0036) and AMND 22-0037, a
request to allow outdoor amplified music, based on finding(s).
Project Info In-Brief:
PROJECT
ADDRESS: 6225 Atascadero Ave Atascadero, CA APN 030-192-018
PROJECT
PLANNER
Mariah Gasch
Associate Planner (805) 470-3436 mgasch@atascadero.org
APPLICANT Atascadero Bible Church
PROPERTY
OWNER
Atascadero Bible Church (ABC)
GENERAL PLAN
DESIGNATION:
ZONING
DISTRICT:
SITE
AREA EXISTING USE PROPOSED USE
Public Public (P) 4 Acres Church and School
Facilities
Outdoor amplified music for
church related activities in
the Public zoning district.
ENVIRONMENTAL DETERMINATION
16
ITEM 3
Atascadero Bible Church
AMND 22-0037
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
☐ Environmental Impact Report SCH: ___________________________
☐ Negative / Mitigated Negative Declaration No. ___________
☒ Categorical Exemption CEQA – Guidelines Section 15301
☐ Statutory Exemption §§ 21000, et seq & ________________________
☐ No Project – Ministerial Project
DISCUSSION:
Existing Surrounding Uses / Parcel Configurations:
Existing Zoning Existing Aerial
North: South: East: West:
Highway 101
Public (P)
Atascadero Creek
Residential
Multi-family
(RMF-10)
Project Description:
The project is a request to allow outdoor amplified music adjacent to the worship center
at the existing Atascadero Bible Church. The applicant is requesting permission to
conduct outdoor music services on Sunday, Tuesday, Wednesday, and Thursday at
various times between 8am-8pm. The request would require an amendment to the Master
Plan of Development for Atascadero Bible Church (ABC).
Background:
In 1999, Atascadero Bible Church developed the site with a main building consisting of a
sanctuary, church offices, classrooms, and a family center. It was originally approved
through Conditional Use Permit 12-89. In 2004, an amendment was approved to add a
17
ITEM 3
Atascadero Bible Church
AMND 22-0037
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
two-story facility including classrooms, a multi-purpose assembly room, and meeting
room, along with a small café adjacent to the church entrance. This Master Plan of
Development was approved through a conditional use permit CUP 2004-0142 and also
certified a Mitigated Negative Declaration 2005-0006 (Resolution PC 2005-0036).
According to City records and records obtained from the Atascadero Historic Society, a
portion of the existing main building, the current gymnasium, was one of the first buildings
constructed at the founding of the Atascadero Colony and was part of E.G. Lewis’s vision
for the Civic Center of town.
ANALYSIS:
The proposed project consists of an amendment to the previous conditional use permit
approvals. The applicant’s request includes outdoor amplified music adjacent to the
worship center at Atascadero Bible Church. The music would be played in the church’s
courtyard which is surrounded by the existing building on three sides. Proposed hours of
operation are Sunday, Tuesday, Wednesday, and Thursday at various times between the
hours of 8am-8pm.
Proposed Location of Amplified Sound
The Atascadero Municipal Code (AMC 9-14.13) allows amplified sound in the Public zone
with an Administrative Use Permit (AUP). The Municipal Code also allows Churches and
Related Activities in the Public Zone with a Conditional Use Permit (CUP). Since this
project has an existing CUP for the church use, the outdoor amplified sound request is
being processed as a conditional use permit amendment . The Planning Commission has
the authority to approve, approve with modified conditions, or deny the requested
amendment.
18
ITEM 3
Atascadero Bible Church
AMND 22-0037
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Parking:
Parking will not be affected, as there will be no increase in vehicular traffic. The amplified
sound is anticipated to occur only during worship times, which will remain within the
parameters of the existing CUP.
Neighborhood Compatibility:
In approving the amendment, findings must be made that the use is consistent with the
General Plan and Zoning Ordinance, and that it will not be detrimental t o the health, safety
or welfare of the general public. Findings must also be made that the proposed use is
consistent with the character of the immediate neighborhood. The character of the area
directly adjacent to the church is made up of multi-family residences and public or quasi-
public land uses. These include North County Christian School which is directly adjacent,
located on the church’s property, ECHO Homeless Shelter, and Atascadero High School.
The church’s property also abuts Atascadero Creek. On the opposite side of the creek
reservation are additional residences along with another church. Based on the sound
analysis completed by the applicant, the introduction of outdoor amplified sound may
increase noise levels of the surrounding area during the proposed performance times.
However, this location is within an area with very high noise exposure from Highway 101
due to traffic noise.
The proposed outdoor stage area is within the existing courtyard, surrounded by buildings
and a parking lot and no modifications are proposed that will change the appearance or
character of the property.
Noise:
According to the Atascadero Municipal Code (9-14.05), the hourly equivalent sound level
(Leq, dB) from 7am to 9pm may not exceed 50 and the maximum dB allowed is 70 as
measured at the nearest property line to the noise source.
The applicants provided self-tested decibel measurements at all nearby property lines
that abut parcels with residential uses. At its source (if you were standing right in front of
the band) the sound would emit approximately eighty-eight decibels. Along Atascadero
Creek the noise levels are estimated at a maximum of sixty-five decibels. The project
abuts Highway 101 which emits a level of noise that is over the average neighborhood
range. According to the US Department of Transportation, levels of traffic noise typically
range from 70 to 80 dB(A). Therefore, noise levels from the church may be similar or less
than the ambient traffic noise those from the freeway.
19
ITEM 3
Atascadero Bible Church
AMND 22-0037
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Applicant provided noise decibel measurements (in dbA)
AMC 9-14.13 of the Municipal Code, section (b) contains the following limitations for
amplified sound under a Use Permit:
1. Only music, human speech or a combination of the same shall be permitted.
2. The operation of sound amplifying equipment shall be limited to no greater than
the hours of 8am to 7pm on weekdays, 9am to 6pm on Saturdays, and 10am -4pm
on Sundays.
3. In all events, the volume of sound and the hours of operation shall be controlled
that the sound will not be unreasonably loud or a nuisance as defined by the
Atascadero Municipal Code.
20
ITEM 3
Atascadero Bible Church
AMND 22-0037
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
4. Such conditions as are imposed on time of usage, level of volume, and quantity of
equipment in the permit approval because of location of the usage.
The primary question for the Planning Commission is if the proposed use meets required
findings number one and number four for maintaining the welfare of surrounding
occupants and for neighborhood compatibility. If the Planning Commission determines
that they cannot make the findings for the proposed use and chooses to deny the permit,
Atascadero Bible Church will not be able to play or perform outdoor amplified sound.
Staff has included conditions in attached Resolution A consistent with the standards set
forth in the Atascadero Municipal code, as highlighted below. While the applicant
requested to operate between the hours of 8 am to 8 pm, staff has included a condition
to ensure compliance with municipal code standards.
• The operation of sound amplifying equipment shall be limited to no greater than
the hours of 8am to 7pm on weekdays and 10am -4pm on Saturdays and
Sundays.
• Outdoor amplified sound shall be limited to a maximum total of 2 hours per day.
• Exterior Noise levels shall not exceed 70dB at the subject property’s property
lines.
• Outdoor amplified sound is only permitted from the month of March until the
month of September, annually.
• The provision of outdoor amplified noise shall be subject to additional review
upon receipt of noise or operational complaints. Additional mitigation may be
warranted upon verification of recurring noise or operational dis turbances that
impact residential properties.
Should the Commission not be able to make the required findings for approval with
conditions added, staff has included Draft Resolution B which has identified 2 findings for
denial with facts to support those findings. Should the Commission deny the project, only
one finding has to be made.
ENVIRONMENTAL DETERMINATION:
The proposed project is Categorically Exempt (Class 1) from the provisions of the
California Environmental Quality Act (California Public Resources Code §§ 21000, et
seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000,
et seq.) CEQA pursuant to CEQA Guidelines Section 15301, because it involves
modifications to an existing project with no expansion of use.
FINDINGS:
To approve AMND 22-0037, the Planning Commission must make the following findings.
These findings and the facts to support these findings are included in the attached
resolution.
Conditional Use Permit (AMC Section 9-2.110(b).(3).(iv))
21
ITEM 3
Atascadero Bible Church
AMND 22-0037
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
1. The proposed project or use is consistent with the General Plan ;
2. The proposed project or use satisfies all applicable provisions of this title;
3. The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety or welfare of the general public or persons
residing or working in the neighborhood of the use, or be detrimental or injurious
to property or improvements in the vicinity of the use;
4. That the proposed project or use will not be inconsistent with the character of the
immediate neighborhood or contrary to its orderly development; and
5. That the proposed use or project will not generate a volume of traffic beyond the
safe capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume of
the surrounding neighborhood that would result from full development in
accordance with the land use element; and
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 finding(s) cannot be made, and provide a brief oral statement, based on the
Staff Report, oral testimony, site visit, correspondence, or any other rationale
introduced and deliberated by the Planning Commission.
ATTACHMENTS:
1. Draft Resolution A
2. Draft Resolution B
3. Aerial Photo
4. Existing Site Layout
5. Site Photos
22
ITEM 3
Atascadero Bible Church
AMND 22-0037
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
ATTACHMENT 1: Draft Resolution A
AMND 22-0037
DRAFT RESOLUTION A
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA,
APPROVING A CONDITIONAL USE PERMIT AMENDMENT (AMND 22-
0037) ALLOWING OUTDOOR AMPLIFIED SOUND IN THE PUBLIC
ZONING DISTRICT
APN 030-192-018
(Atascadero Bible Church)
6225 Atascadero Avenue
WHEREAS, an application has been received from Atascadero Bible Church (6225
Atascadero Avenue, Atascadero, CA 93422) (AMND 22-0037) for an amendment to the Master
Plan of Development (CUP 12-89 and CUP 2004-0142) approved in 1999 and amended in 2005
to allow Amplified Sound in the Public zoning district; and
WHEREAS, the site’s General Plan Designation is Public (P); and
WHEREAS, the site’s Zoning is Public (P); 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 upon the subject application
was held by the Planning Commission of the City of Atascadero at which hearing evidence, oral
and documentary, was admitted on behalf of said Conditional Use Permit; and
NOW THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of
Atascadero, California, makes the following findings, determinations and recommendations with
respect to the proposed Conditional Use Permit:
SECTION 1. Recitals: The above recitals are true and correct.
SECTION 2. Public Hearing. The Planning Commission of the City of Atascadero, at a Public
Hearing held on June 20, 2023, studied and considered the proposed amendment.
SECTION 3. CEQA. The proposed project qualifies for a Categorical Exemption under Class 1,
Section 15301, existing facilities projects, of the California Environmental Quality Act.
23
ITEM 3
Atascadero Bible Church
AMND 22-0037
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
SECTION 4. Facts and Findings. The Planning Commission finds as follows:
Findings for approval of a Conditional Use Permit:
1. The proposed use is consistent with the General Plan; and
Fact: The proposed amplified outdoor music at this location is consistent with the
Public zoning designation of the General Plan.
2. The proposed project satisfies all applicable provisions of the Title (Zoning Ordinance);
and
Fact: As conditioned, the project satisfies the provisions of the Atascadero Municipal
Code. The existing location is adequate to serve the proposed use.
3. The establishment, and subsequent operation or conduct of the use will not, because of
the circumstances and conditions applied in the particular case, be detrimental to the
health, safety, or welfare of the general public or persons residing or working in the
neighborhood of the use, or be detrimental or injurious to property or improvements in
the vicinity of the use; and
Fact: The proposed used is not 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, with conditions
incorporated.
4. That the proposed project will not be inconsistent with the character or the immediate
neighborhood or contrary to its orderly development; and
Fact: The proposed amplified outdoor music would be adjacent to the worship center
at the existing Atascadero Bible Church. The outdoor music addition will follow the
conditioned hours to minimize impacts to the surrounding area. Outdoor amplified
sound will be used to augment existing church activities and the request does not
involve the expansion of use. The site will remain consistent with the character of the
neighborhood as there are no proposed changes to the building.
5. That the proposed 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.
Fact: The project is located on Atascadero Avenue adjacent to HWY 101. Outdoor
amplified sound will be used to augment existing church activities and the request does
not involve the expansion of use. The amplified sound at the church will remain
consistent with surrounding uses and will not bring an increase in traffic to the area.
24
ITEM 3
Atascadero Bible Church
AMND 22-0037
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
SECTION 5. Approval. The Planning Commission of the City of Atascadero, in a regular
session assembled on June 20, 2023, resolved to approve an amendment to allow outdoor amplified
sound at an existing church facility (AMND22-0037) subject to the following:
EXHIBIT A: Conditions of Approval
EXHIBIT B: Acoustical Analysis
On motion by Commissioner ____________________, and seconded by Commissioner
_________________________, the foregoing resolution is hereby adopted in its entirety by the
following roll call vote:
AYES: ( )
NOES: ( )
ABSENT: ( )
ABSTAINED: ( )
ADOPTED:
CITY OF ATASCADERO, CA
_________________________________________
Jeff van den Eikhof
Planning Commission Chairperson
ATTEST:
___________________________________
Phil Dunsmore
Planning Commission Secretary
25
ITEM 3
Atascadero Bible Church
AMND 22-0037
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
Exhibit A: Conditions of Approval
AMND 22-0037
Conditions of Approval / Mitigation Monitoring Program
6225 Atascadero Avenue
AMND 22-0037
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
Planning Services Conditions
1. Conditional use permits 12-89 and CUP 2004-0142 shall be amended
to allow for the addition of outdoor amplified sound, subject to the
conditions listed herein. All previous conditions approved as part of
CUP12-89 and CUP2004-0142 shall remain in effect unless specifically
amended by this resolution. The project site is at 6225 Atascadero Ave.
(APN030-192-018) and this approval shall be in effect regardless of
owner.
Ongoing PS
2. The approval of this use permit shall become final and effective for the
purposes of issuing building permits fourteen (14) days following the
Planning Commission approval, unless an appeal to the decision is filed
as set forth in Section 9-1.111(b) of the Zoning Ordinance.
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%, and/or (2) result in a superior site
design or appearance.
BL PS
4. Approval of this Conditional Use Permit shall be valid for twenty-four
(24) months after its effective date. At the end of the period, the
approval shall expire and become null and void unless the applicants
have enacted the use. If the allowances of this approval (amplified
sound) and not continued for a period of 2 consecutive years, this
approval shall become null and void and a new application will be
required to be filed to continue any such use.
BL PS
5. The applicant shall defend, indemnify, and hold harmless the City of
Atascadero or its agents, officers, and employees against any claim or
action brought to challenge an approval by the City, or any of its
entities, concerning this conditional use permit.
Ongoing CA
6. Parking shall stay consistent with Municipal Code standards. Ongoing PS
7. Source of amplified outdoor sound shall not be located outside of the
area identified in Exhibit B.
Ongoing PS
8. Only music, human speech or a combination of the same shall be
permitted.
Ongoing PS
9. The operation of sound amplifying equipment shall be limited to no
greater than the hours of 8am to 7pm on weekdays and 10am-4pm on
Saturdays and Sundays.
Ongoing PS
26
ITEM 3
Atascadero Bible Church
AMND 22-0037
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Conditions of Approval / Mitigation Monitoring Program
6225 Atascadero Avenue
AMND 22-0037
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
10. Outdoor amplified sound shall be limited to a maximum total of 2 hours
per day.
Ongoing PS
11. Exterior Noise levels shall not exceed 70dB at the subject property’s
property lines.
Ongoing PS
12. Outdoor amplified sound is only permitted from the month of March
until the month of September, annually.
Ongoing PS
13. In all events, the volume of sound and the hours of operation shall be
controlled that the sound will not be unreasonably loud or a nuisance
as defined by the Atascadero Municipal Code.
Ongoing PS
14. The Use Permit shall be subject to additional review upo n receipt of
noise or operational complaints. Additional mitigation may be
warranted upon verification of recurring noise or operational
disturbances that impact residential properties.
Ongoing PS
27
ITEM 3
Atascadero Bible Church
AMND 22-0037
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
Exhibit B: Site Plan
AMND 22-0037
Location of outdoor
amplified sound
28
ITEM 3
Atascadero Bible Church
AMND 22-0037
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
Exhibit C: Acoustical Analysis
AMND 22-0037
29
ITEM 3
Atascadero Bible Church
AMND 22-0037
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
ATTACHMENT 2: Draft Resolution B
AMND 22-0037
DRAFT RESOLUTION B
RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ATASCADERO, CALIFORNIA,
DENYING A CONDITIONAL USE PERMIT AMENDMENT (AMND 22-
0037) FOR OUTDOOR AMPLIFIED SOUND IN THE PUBLIC ZONING
DISTRICT
APN 030-192-018
(Atascadero Bible Church)
6225 Atascadero Avenue
WHEREAS, an application has been received from Atascadero Bible Church (6225
Atascadero Avenue, Atascadero, CA 93422) (AMND 22-0037) for an amendment to the Master
Plan of Development (CUP 12-89 and CUP 2004-0142) approved in 1999 and amended in 2005
to allow Amplified Sound in the Public zoning district; and
WHEREAS, the site’s General Plan Designation is Public (P); and
WHEREAS, the site’s Zoning is Public (P); 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 upon the subject Minor
Conditional Use Permit application was held by the Planning Commission of the City of
Atascadero at which hearing evidence, oral and documentary, was admitted on behalf of said
Conditional Use Permit; and
NOW THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of
Atascadero, California, makes the following findings, determinations and recommendations with
respect to the proposed Conditional Use Permit:
SECTION 1. Recitals: The above recitals are true and correct.
SECTION 2. Public Hearing. The Planning Commission of the City of Atascadero, at a Public
Hearing held on June 20, 2023, considered the proposed use permit amendment.
SECTION 3. CEQA. The proposed project qualifies for a Categorical Exemption under Class 1,
Section 15301, existing facilities projects, of the California Environmental Quality Act.
30
ITEM 3
Atascadero Bible Church
AMND 22-0037
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
SECTION 4. Facts and Findings. The Planning Commission finds as follows:
Findings for Denial of a Conditional Use Permit:
1. The proposed use is consistent with the General Plan; and
Fact: The project is inconsistent with Land Use, Open Space and Circulation (LOC)
Policies and Programs:
Goal SFN 6. Protect the citizens of Atascadero from the harmful and annoying
effects of exposure to excessive noise.
Goal SFN 8. Preserve the tranquility of residential areas by preventing the
encroachment of noise-producing uses.
2. That the proposed project will not be inconsistent with the character or the immediate
neighborhood or contrary to its orderly development; and
Fact: The proposed amplified noise will conflict with the surrounding residential uses
and cause an unnecessary disturbance to the residents.
SECTION 5. Denial. The Planning Commission of the City of Atascadero, in a regular session
assembled on June 20, 2023, resolved to deny a request to add outdoor amplified sound to an
existing church use.
On motion by Commissioner ____________________, and seconded by Commissioner
_________________________, the foregoing resolution is hereby adopted in its entirety by the
following roll call vote:
AYES: ( )
NOES: ( )
ABSENT: ( )
ABSTAINED: ( )
ADOPTED:
CITY OF ATASCADERO, CA
_________________________________________
Jeff van den Eikhof
Planning Commission Chairperson
ATTEST:
___________________________________
Phil Dunsmore
Planning Commission Secretary
31
ITEM 4 | 6/20/2023
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 for 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
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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)
Project site
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) fac ility 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 t o the requirements of
the Zoning Code, therefore the PD does not impact the scope of the proposed storage
facility.
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.
IP
OS
P
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Project Review History:
On July 28, 2022, the Design Review Committee (DRC) reviewed the proposed project
and made recommendations regarding new and existing fencing and landscaping on site.
The applicant revised the plans in accordance with the DRC’s recommendations.
In November 2022, this item was presented to the Planning Commission. Public comment
focused on potential environmental impacts. In one letter received, staff was notified from
a local Native American tribe that the site may be archeologically sensitive. The Planning
determined that a Phase I Archaeological Survey be completed before taking further
action on the project. During this hearing, the Commission also suggested a 10-year time
limit on the storage use could be an option. The Commission voted to continue the
meeting to a date uncertain, with a recommendation to provide an Archeology Study, and
a Visibility Study with the applicant to stake out the property boundaries and
Commissioners may visit individually to view the site.
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 storage 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 RV
storage spaces, removal of the fence between the two phases and extension of the chain
link fence adjacent to the Salinas River.
The Juan Bautista de Anza Trail is currently accessed through this property and
culminates from a small parking lot along Sycamore Road. This property acts as one of
several access points to the trail. The de Anza trail is a part of the 1,200-mile National
Historic Trail connects Nogales, Arizona to the San Francisco Bay Area. The current trail
access is located on a previously graded and leveled site close to Sycamore Road and
does not currently have any defining characteristics. The proposed RV storage project
would define the trail, provide a formal en try and parking area, and add landscaping and
to differentiate the trail from the remainder of the site. This project will also replace the
chain link fence the currently encloses the trail with a lower split-rail fence to improve
visibility to and from the trail. The proposed trail location is consistent with the Juan
Bautista de Anza Trail’s plan to continue down Sycamore Road. With this development,
the trail access point will need to be realigned slightly to move along Sycamore Road.
• Staff is adding a condition that the realignment of the De Anza Trail, and the
improvements to fencing and landscaping, be completed with Phase 1.
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Staff does not recommend a condition that the use permit be limited to a maximum of ten
years. Generally, a conditional use permit approval and its conditionals of approval run
with the land and can be continued by subsequent owners or lessees. Once substantial
improvements are invested into a site, a sunset of the land use is very difficult to enforce
and may be legally challenged. No time limit conditions have been added to the conditions
of approval. However, if the project does not comply with the proposed use permit
conditions, the City may require subsequent review of the project and may revoke the use
permit upon finding non-compliance.
Proposed Site Plan
Archaeological Assessment
An archaeological consultant: Cultural Resource Management Services conducted an
archaeological inventory survey (Phase I) at 6805 Sycamore Road per the applicant’s
request in compliance with the California Environmental Quality Act (CEQA), the City of
Atascadero, and San Luis Obispo County.
A records and literature search was conducted before the field survey, revealing tha t 19
previous studies have been conducted within ½ mile of the project, one of which (Waldron
1985) surveyed a majority of the proposed project area. Six prehistoric archaeological
sites and 18 historic properties were found , none of which are located in close proximity
to this site.
In 1969 and 1972 the entire parcel of land was flooded and the banks of the Salinas river
changed substantially. Following this time, until the 1990s, the County of San Luis Obispo
and CalTrans utilized this area to dispose of excess materials, such as asphalt, concrete,
fill soil, and rock. According to a source at the Atascadero Mutual Water Company, this
raised the level of the parcel around 10 feet. Evidence of this previous grading and fill still
De Anza Trail
realignment
30’
Existing
construction yard
(not a part)
Phase 2
Phase 1
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remains on site. During the field investigation, all materials were found to be consistent
with fill dirt that would have been imported into this site. There does not appear to be any
native grade remaining on this heavily modified property.
The archaeological assessment found that no further investigations are necessary, as the
parcel is part of the historic floodplain and is now covered with imported fill material.
Atascadero Municipal Code (AMC) 9-4.162 finds that in the case that archaeological
resources are unearthed or discovered during any construction activities that construction
shall cease and the Planning Department notified to initiate disposition of the artifacts.
Since the site is now buried by nearly 10 feet of fill material, it is unlikely that this would
come about during construction.
Landscaping
The applicant provided a landscape plan proposing new landscaping along the access
path to the 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 Syca more Road to maintain visual access from the road
to the trail to maintain safety.
The applicant’s landscape plan did not include landscaping between the existing
construction yard adjacent to this project and Sycamore Road. At the DRC hearing, staff
recommended that the landscape plan be extended to include this 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 at this time. 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 storage 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. Since the use is a storage use,
compliance with the 5% requirement may be problematic. Based on location and this
specific land use, staff recommends that the Planning Commission allow for a
modification to only require landscaping along Sycamore Road and the De Anza Trail
between this project area and the public viewshed. The landscape plan was broken into
three sections and provided below. Landscaping on the eastern edge has been removed
from the applicant’s proposal.
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Western Edge Center
Eastern Edge
Landscape proposed to be deleted
X
X
X
X
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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
existing 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 Tr ail
and Sycamore Road be up to four feet tall while maintaining clear visibility of the trail.
Staff has added a condition 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 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 is not proposed to have landscape screening. Staff is recommending an
exception to this standard since the rear fence will abut an existing berm and is not visible
from other properties. Adding landscaping to this side would extend into proposed storage
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 proposed plans show 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, unless the use permit is revoked
or modified by the City, or unless the uses ceases for a period of six months or more. The
accumulation of storage containers, illegal businesses, transient camps, inoperable
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vehicles, feral animals, and the storage of miscellaneous junk and debris are possible
negative impacts that historically accompany this land use. Conditions of approval are
incorporated in order to prevent such nuisances. 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
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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.
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SECTION 2. Public Hearing. The Planning Commission held a duly noticed public
hearing to consider the project on June 20, 2023 and considered testimony and reports from staff,
the applicants, and the public.
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
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neighborhood that would result from full development in accordance with the land use
element
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 June 20, 2023, 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: ( )
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ABSENT: ( )
ADOPTED:
CITY OF ATASCADERO, CA
______________________________
Jeff van den Eikhof
Planning Commission Chairperson
Attest:
______________________________
Phil Dunsmore
Planning Commission Secretary
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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. This use permit shall be valid for this site regardless of owner. If the storage land
use ceases for more than 6 months following initial occupancy or if the City
verifies that the use is not in compliance with Use Permit conditions, the use
permit shall be revoked and shall be subject to the review and approval of a new
use permit, subject to zoning and General Plan compliance at the time of
revocation.
Ongoing PS
6. 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
7. The Conditional Use Permit shall allow an outdoor recreational vehicle storage
yard as shown in Exhibit B.
Ongoing PS
8. 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
9. No changes to fencing, landscaping, or site improvements may be installed
without prior approval by the City.
Ongoing PS
10. 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
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11. 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
12. No other land use shall be allowed in conjunction with the RV storage unless
specifically approved by the City.
Ongoing PS
13. No washing of vehicles, RV’s or Boats or other equipment may occur on-site. Ongoing PS
14. No dumping of RV waste or water tanks may occur on site at any time. Ongoing PS
15. 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
16. 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
17. 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
18. 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
19. Existing chain link fencing along Sycamore Road may be repurposed to be used
as fencing adjacent to the Salinas River.
FI PS
20. 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
21. Ensure that the De Anza Trail realignment is built out to meet equestrian trail
standards.
FI PS
22. 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
23. 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
24. 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
25. 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
26. At Building permit submittal, provide updated Stormwater Control Plan (and
reflect on Grading Plans) indicating the areas outside of the drive aisles will not
BP PW
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be compacted >85% compaction to allow infiltration to meet Post Construction
requirement #1 to reduce impervious surface as far as practicable.
27. 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.)
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.
BP/
Ongoing
PW
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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
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EXHIBIT C: Preliminary Grading and Drainage Plan
USE21-0107
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EXHIBIT D: Landscape Plan (as modified)
USE21-0107
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X
X
X
X
50
Attachment 2: Site Photos
USE21-0107
Existing Site (Facing Northwest)
Existing Site (Facing Northeast)
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ITEM | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
View of the site from Sycamore Road
Existing construction yard
52
ITEM | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
De Anza Trail Entrance
Location of new automated gate
53
ITEM | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
Attachment 3: AMC 9-6.140
USE 21-0107
54