HomeMy WebLinkAboutCC_2023_10_10_Supplemental Information Packet for Item B-2ITEM 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
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ITEM NUMBER: B-2
DATE: 10/10/23
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
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Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
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
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ITEM NUMBER: B-2
DATE: 10/10/23
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 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. 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.
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DATE: 10/10/23
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
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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 property line
abuts a tall berm along the Salinas River and the applicant is proposing an infiltration bio
swale along the entire fence line. Adding landscaping to this side would extend into
proposed RV spaces, potentially creating the need for a site redesign and reducing the
number of parking spaces onsite. The applicant is proposing a powered gate that will be
keypad controlled. There will be no regular onsite workers 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 animals, 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
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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
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ITEM NUMBER: B-2
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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.
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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
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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:
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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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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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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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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.
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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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USE21-0107/ VSM Leasing and Rentals LLC
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
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Attachment 2: Site Photos
USE21-0107
Existing Site (Facing Northwest)
Existing Site (Facing Northeast)
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USE21-0107/ VSM Leasing and Rentals LLC
View of the site from Sycamore Road
Existing construction yard
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De Anza Trail Entrance
Location of new automated gate
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Attachment 3: AMC 9-6.140
USE 21-0107
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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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Sycamore RV Storage
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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) 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.
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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USE21-0107/ VSM Leasing and Rentals LLC
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 onsite.
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 entry 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 that 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 Sycamore 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 Trail
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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ITEM NUMBER: B-2
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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
47
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
EXHIBIT C: Preliminary Grading and Drainage Plan
USE21-0107
48
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
EXHIBIT D: Landscape Plan (as modified)
USE21-0107
49
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
X
X
X
X
50
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
Attachment 2: Site Photos
USE21-0107
Existing Site (Facing Northwest)
Existing Site (Facing Northeast)
51
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
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
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
De Anza Trail Entrance
Location of new automated gate
53
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
Attachment 3: AMC 9-6.140
USE 21-0107
54
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ITEM NUMBER: B-2
DATE: 10/10/23
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ITEM 3 | 7/18/2023
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
23
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM 3 | 7/18/2023
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)
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) 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.
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
24
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM 3 | 7/18/2023
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
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 onsite.
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.
The item was brought back before the Planning Commission on June, 20, 2023. Two
motions were made for denying the conditional use permit application, both of which failed
with a 4:2 vote and 3:3 vote. A third motion was made the approve the draft resolution for
the conditional use permit, which also failed with a 3:3 vote. A fourth motion was made to
continue the conditional use permit until staff reviews the General Plan analysis to a point
where the City Council feels comfortable with the future land use designation on this site.
The General Plan update is likely to be completed in 2024, however there is no definitive
completion date. The motion made at this hearing to continue the item to a date uncertain
with an extended time period was deemed an invalid action because it essentially denies
the use permit without making such findings. Therefore, the item must be reheard for a
new motion.
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.
25
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM 3 | 7/18/2023
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
ATTACHMENTS:
Attachment 1: June 20, 2023 Planning Commission Staff Report
26
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM 3 | 7/18/2023
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
Attachment 1: June 20, 2023 Planning Commission Staff Report
USE21-0107
27
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
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
28
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM 4 | 6/20/2023
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)
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) 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.
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
29
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM 4 | 6/20/2023
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
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 onsite.
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 entry 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.
30
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM 4 | 6/20/2023
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
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 that 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
31
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM 4 | 6/20/2023
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
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 Sycamore 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.
32
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM 4 | 6/20/2023
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
Western Edge Center
Eastern Edge
Landscape proposed to be deleted
X
X
X
X
33
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM 4 | 6/20/2023
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
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 Trail
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
34
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM 4 | 6/20/2023
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
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
35
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM 4 | 6/20/2023
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.
36
Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM 4 | 6/20/2023
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
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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Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM 4 | 6/20/2023
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
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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ITEM NUMBER: B-2
DATE: 10/10/23
ITEM 4 | 6/20/2023
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
ABSENT: ( )
ADOPTED:
CITY OF ATASCADERO, CA
______________________________
Jeff van den Eikhof
Planning Commission Chairperson
Attest:
______________________________
Phil Dunsmore
Planning Commission Secretary
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Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM 4 | 6/20/2023
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. 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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Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM 4 | 6/20/2023
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
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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Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM 4 | 6/20/2023
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
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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Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
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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Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
EXHIBIT C: Preliminary Grading and Drainage Plan
USE21-0107
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Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
EXHIBIT D: Landscape Plan (as modified)
USE21-0107
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Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
X
X
X
X
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Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
Attachment 2: Site Photos
USE21-0107
Existing Site (Facing Northwest)
Existing Site (Facing Northeast)
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Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
View of the site from Sycamore Road
Existing construction yard
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Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
De Anza Trail Entrance
Location of new automated gate
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Supplemental Information Packet
ITEM NUMBER: B-2
DATE: 10/10/23
ITEM | 11/15/2022
Sycamore RV Storage
USE21-0107/ VSM Leasing and Rentals LLC
Attachment 3: AMC 9-6.140
USE 21-0107
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