HomeMy WebLinkAboutPC_2024-06-18_AgendaPacket
CITY OF ATASCADERO PLANNING COMMISSION AGENDA
HYBRID MEETING INFORMATION:
The Planning Commission meeting will be available via teleconference for those who wish to
participate remotely. The meeting will also be held in the City Council Chambers and in -person
attendance will be available at that location.
HOW TO OBSERVE THE MEETING REMOTELY:
To participate remotely, residents can livestream the meeting on Zoom, The video recording of the
meeting will repeat daily on Channel 20 at 1:00 am, 9:00 am, and 6:00 pm and will be available through
the City’s website and on the City’s YouTube Channel. To participate remotely using the Zoom platform
please visit:
https://us02web.zoom.us/j/83250238111
Planning Commission – Meeting ID: 832 5023 8111 (No Passcode Required)
HOW TO SUBMIT PUBLIC COMMENT:
Public comment may be provided in-person or remotely. Call (669) 900-6833 (Meeting ID: 832 5023
8111) to listen and provide public comment via phone or via the Zoom platform using the link above.
Written public comments are accepted at pc-comments@atascadero.org . Comments should identify the
Agenda Item Number in the subject line of the email. Such comments will be forwarded to the Planning
Commission and made a part of the administrative record. To ensure distribution to the Planning
Commission before consideration of an item, please submit comments not later than 12:00 p.m. the
day of the meeting. All correspondence will be distributed to the Planning Commission, posted on the City’s
website, and be made part of the official public record of the meeting. Please note, comments will not be read
into the record. Please be aware that communications sent to the Planning Commission are public records
and are subject to disclosure pursuant to the California Public Records Act and Brown Act unless exempt from
disclosure under applicable law. Communications will not be edited for redactions and will be printed/posted as
submitted.
AMERICAN DISABILITY ACT ACCOMMODATIONS:
Any member of the public who needs accommodations should contact the City Clerk’s Office at
cityclerk@atascadero.org or by calling 805-470-3400 at least 48 hours prior to the meeting or time
when services are needed. The City will use their best efforts to provide reasonable accommodations
to afford as much accessibility as possible while also maintaining public safety in accordance with
the City procedure for resolving reasonable accommodation requests.
Planning Commission agendas and minutes may be viewed on the City's website:
www.atascadero.org/agendas.
Copies of the staff reports or other documentation relating to each item of business referred to on
the Agenda are on file in the Community Development Department and are available for public
inspection on our website, www.atascadero.org. Contracts, Resolutions and Ordinances will be
allocated a number once they are approved by the Planning Commission. The Minutes of this
meeting will reflect these numbers. All documents submitted by the public during Planning
Commission meetings that are either read into the record or referred to in their statement will be
noted in the Minutes and available for review by contacting the Community Development
Department. All documents are available for public inspection during City Hall business hours by
appointment.
WEBSITE: www.atascadero.org
http://www.facebook.com/planningatascadero
@atownplanning
Scan this QR Code
with your smartphone
to view the Planning
Commission Website.
CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
REGULAR MEETING
Tuesday, June 18, 2024
6:00 P.M.
City Hall Council Chambers
6500 Palma Avenue, 4th Floor
Atascadero, California 93422
CALL TO ORDER
Pledge of Allegiance
ROLL CALL: Chairperson Tori Keen
Vice Chairperson Jeff van den Eikhof
Commissioner Jason Anderson
Commissioner Victoria Carranza
Commissioner Greg Heath
Commissioner Randy Hughes
Commissioner Dennis Schmidt
APPROVAL OF AGENDA
PUBLIC COMMENT (This portion of the meeting is reserved for persons wishing to
address the Commission on any matter not on this agenda and over which the
Commission has jurisdiction. Speakers are limited to three minutes. Please state your
name for the record before making your presentation. The Commission may take action
to direct the staff to place a matter of business on a future agenda.)
CONSENT CALENDAR (All items on the consent calendar are considered to be routine
and non-controversial by City staff and will be approved by one motion if no member of
the Commission or public wishes to comment or ask questions.)
1. APPROVAL OF THE DRAFT MINUTES OF MAY 21, 2024
• Recommendation: Commission approve the May 21, 2024 Minutes.
City of Atascadero Planning Commission Agenda Regular Meeting June 18, 2024
Page 2 of 3
WEBSITE: www.atascadero.org
http://www.facebook.com/planningatascadero
@atownplanning
Scan this QR Code with
your smartphone to
view the Planning
Commission Website.
PLANNING COMMISSION BUSINESS
COMMUNITY DEVELOPMENT STAFF REPORTS
None
PUBLIC HEARINGS
(For each of the following items, the public will be given an opportunity to speak. After a staff
report, the Chair will open the public hearing and invite the applicant or applicant’s representative
to make any comments. Members of the public will be invited to provide testimony to the
Commission following the applicant. Speakers should state their name for the record and can
address the Commission for three minutes. After all public comments have been received, the
public hearing will be closed, and the Commission will discuss the item and take appropriate
action(s).
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Prior to a project hearing, Planning Commission Members must disclose any communications they have had on any
quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, Variances,
Conditional Use Permits and Planned Development Permits. This does not d isqualify the Planning Commission
Member from participating and voting on the matter, but gives the public and applicant an opportunity to comment on
the ex parte communication.
2. 4701, 4711, 4731, 4741 EL CAMINO REAL / GRAN PASEO WAY
The project includes a request for an Amendment to the Grand Oaks Paseo Master
Plan of Development and PD Overlay Zone Text Amendment to enlarge the common
open space area, eliminate Lot 14, add 2 residential units to the 2nd floor of the
community building, and eliminate the carport structure. (AMND24-0045).
• CEQA: The project is consistent with the previously certified Mitigated Negative
Declaration for the project (DEV19-0049).
i. Recommendation: Staff’s recommendation is for the Planning Commission to adopt the
Draft Resolution recommending that the City Council amend the Grand Oaks MPD and
Planned development overlay zone and approve AMND24-0045 to enlarge the common
open space and amenity plan, eliminate Lot 14, and add 2 residential units above the
community building, based on findings and subject to conditions of approval, and take
such additional, related, action that may be desirable.
COMMISSIONER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next regular meeting will be on July 16, 2024 at City Hall, Council Chambers, 6500
Palma Ave., Atascadero, CA.
Please note: Should anyone challenge in court any proposed development entitlement listed on this Agenda, that person
may be limited to raising those issues addressed at the public hearing described in this notice or in written correspondence
delivered to the Planning Commission at, or prior to, this public hearing.
City of Atascadero Planning Commission Agenda Regular Meeting June 18, 2024
Page 3 of 3
WEBSITE: www.atascadero.org
http://www.facebook.com/planningatascadero
@atownplanning
Scan this QR Code with
your smartphone to
view the Planning
Commission Website.
City of Atascadero
WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING
The Planning Commission meets in regular session on the first and third Tuesday of each month at 6:00 p.m. at City Hall, Council
Chambers, 6500 Palma Avenue, Atascadero. Matters are considered by the Commission in the order of the printed Agenda. Copies
of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the of fice of the
Community Development Department and are available for public inspection during City Hall business hours at the Front Counter of
City Hall, 6500 Palma Avenue, Atascadero, and on our website, www.atascadero.org. All documents submitted by the public during
Commission meetings that are either read into the record or referred to in their statement will be noted in the minutes and available
for review in the Community Development Department. Commission meetings are audio recorded, and may be reviewed by the
public. Copies of meeting recordings are available for a fee. Contact the City Clerk for more information at (805) 470-3400.
TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA
Under Agenda item, “PUBLIC COMMENT”, the Chairperson will call for anyone from the audience having business with the
Commission to approach the lectern and be recognized.
1. Give your name for the record (not required).
2. State the nature of your business.
3. All comments are limited to 3 minutes.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other individual,
absent or present.
This is when items not on the Agenda may be brought to the Commission’s attention. A maximum of 30 minutes will be allowed for
Public Comment Portion (unless changed by the Commission).
TO SPEAK ON AGENDA ITEMS (from Title 2, Chapter 1 of the Atascadero Municipal Code)
Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will give their report,
and the Commission will ask questions of staff. The Chairperson will announce when the public comment period is open and will
request anyone interested to address the Commission regarding the matter being considered to step up to the lectern. If you wish to
speak for, against or comment in any way:
1. You must approach the lectern and be recognized by the Chairperson.
2. Give your name (not required).
3. Make your statement.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other individual,
absent or present.
6. All comments limited to 3 minutes.
If you wish to use a computer presentation to support your comments, you must notify the Community Development Department at
(805) 461-5035 at least 24 hours prior to the meeting. Digital presentations brought to the meeting should be on a USB drive or CD.
You are required to submit to the Recording Secretary a printed copy of your presentation for the record. Please check in with the
Recording Secretary before the meeting begins to announce your presence and turn in the printed copy.
The Chairperson will announce when the public comment period is closed, and thereafter, no further public comments will be heard
by the Commission.
HOW TO SUBMIT PUBLIC COMMENT:
If you wish to comment, please email public comments to:
pc-comments@atascadero.org by 12:00 pm on the day of the meeting. Such email comments must identify the Agenda Item
Number in the subject line of the email. The comments will be forwarded to the Planning Commission and made a part of the
administrative record. If a comment is received after the deadline for submission but before the close of the meeting, the comment will
still be included as a part of the administrative record of the meeting but will be forwarded to the Planning Commission the next business
day. Please note, email comments will not be read into the record.
AMERICAN DISABILITY ACT ACCOMMODATIONS:
Any member of the public who needs accommodations should contact the City Clerk’s Office at cityclerk@atascadero.org or by calling
805-470-3400 at least 48 hours prior to the meeting or time when services are needed. The City will use their best efforts to provide
reasonable accommodations to afford as much accessibility as possible while also maintaining public safety in accordance with the
City procedure for resolving reasonable accommodation requests.
Planning Commission agendas and minutes may be viewed on the City's website: www.atascadero.org.
Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the
Community Development Department and are available for public inspection on our website, www.atascadero.org. Contracts,
Resolutions and Ordinances will be allocated a number once they are approved by the Planning Commission. The Minutes of this
meeting will reflect these numbers. All documents submitted by the public during Planning Commission meetings that are either read
into the record or referred to in their statement will be noted in the Minutes and available for review by contacting the Com munity
Development Department. All documents are available for public inspection during City Hall business hours by appointment.
PC Draft Minutes of 5/21/2024
Page 1 of 7
ITEM NUMBER: 1
DATE: 6-18-24
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT MINUTES
Regular Meeting – Tuesday, May 21, 2024 – 6:00 P.M.
City Hall
6500 Palma Avenue, Atascadero, California
CALL TO ORDER - 6:00 p.m.
Chairperson Keen called the meeting to order at 6:00 p.m. and Commissioner Heath led
the Pledge of Allegiance.
ROLL CALL
Present: Commissioners Anderson, Carranza, Heath, Hughes, Schmidt, Vice
Chairperson van den Eikhof and Chairperson Keen
Absent: None
Vacant: None
Others Present: Annette Manier, Recording Secretary
Roxanne Diaz, Assistant City Attorney (via Teleconference)
Staff Present: Kelly Gleason, Planning Manager
Xzandrea Fowler, Senior Planner
Erick Gomez, Associate Planner
Sam Mountain, Assistant Planner
APPROVAL OF AGENDA
MOTION: By Vice Chairperson van den Eikhof and
seconded by Commissioner Schmidt
to approve the Agenda.
Motion passed 7:0 by a roll-call vote.
PUBLIC COMMENT
None.
Chairperson Keen closed the Public Comment period.
1
PC Draft Minutes of 5/21/2024
Page 2 of 7
ITEM NUMBER: 1
DATE: 6-18-24
CONSENT CALENDAR
1. APPROVAL OF THE DRAFT MINUTES OF MAY 7, 2024
• Recommendation: Commission approve the May 7, 2024 Minutes.
MOTION: By Commissioner Schmidt and seconded by
Commissioner Anderson to approve the
Consent Calendar.
Motion passed 7:0 by a roll-call vote.
PLANNING COMMISSION BUSINESS
None
PUBLIC HEARINGS
2. 11600/11700 EL CAMINO REAL (DOVE CREEK MIXED-USE)
The project includes a request for Amendments to the Dove Creek Master Plan of
Development, PD overlay zone text amendment, and a Tentative Tract Map to
establish a mixed-use development containing commercial tenant spaces, a hotel,
and residential units on a vacant parcel (DEV23-0079).
• CEQA: The proposed project is consistent with the previously certified
Mitigated Negative Declaration 2004-0026.
• Recommendation: Staff’s recommendation is for the Planning Commission to
adopt the Draft Resolution recommending that the City Council take the
following actions:
i. Introduce for the first reading, by title only, an ordinance that would
approve a Zoning Text Amendment to modify Planned Development
Overlay Zone No.12 for the Dove Creek Mixed-Use project area; and
ii. Approve an Amendment to the Conditional Use Permit (CUP 2003-0099,
as amended) that established a Master Plan of Development for The
Villages of Dove Creek, approving the Dove Creek Mixed-Use project;
and
iii. Approve Tentative Tract Map TR 3229, for a commercial and residential
condominium subdivision for the Dove Creek Mixed-Use project area,
and take such additional, related, action that may be desirable.
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Chairperson Keen stated she discussed this project with Planning staff. All other
Commissioners had no ex parte.
2
PC Draft Minutes of 5/21/2024
Page 3 of 7
ITEM NUMBER: 1
DATE: 6-18-24
Planner Fowler presented the staff report, and she and Planner Gleason answered
questions from the Commission. Planner Fowler stated that staff is also recommending
to modify shared condition (#14) to add tandem parking spaces to the exceptions stated.
If approved tonight, this project will move forward to City Council on June 25, 2024.
Thom Jess (Arris Studio Architects) made a presentation (Exhibit A). Mr. Jess requested
that the Commission approve a change to Condition 11 on Page 32 that the commercial
portion of the project (commercial courtyard and hotel/market) shall be finaled prior to
completion of the final 20% of residential units onsite.
PUBLIC COMMENT
The following members of the public spoke: Jack Phelan (Cal Coastal Communities), Ted
Lawton (Cal Coastal Communities), Sue Gibson, Dr. Steven King, Marcia King, Dmytro
Marushkevych, Krista Stewart, Linda Purcello, Deb Peterson, David Singer, Louise
Mayhew, Briana Haxsom (via teleconference), and Jennifer Park.
Staff and Ms. Diaz addressed questions raised during public comment.
Chairperson Keen closed the Public Comment period.
MOTION: By Commissioner Schmidt and seconded
by Chairperson Keen to adopt PC Resolution
2024-0009 recommending the City Council
approve an Amendment to the Dove Creek
Master Plan of Development (CUP 2003-
0099), Vesting Tentative Tract Map (TR3229)
and Amendments to Planned Development
Overlay #12 to allow for a mixed residential
and commercial project on the Dove Creek
commercial property (APN 045-331-014) and
find amendments consistent with the
previously certified Mitigated Negative
Declaration (EDN2004-0026) based on
findings and subject to conditions of
approval, and to modify shared parking
Condition (#14) to add tandem parking
spaces to the exceptions, and to approve the
applicant’s request to change Condition
(#11) as proposed by the applicant,
approving that the commercial portion of the
project (commercial courtyard and
hotel/market) shall be finaled prior to the
issuance of certificates of occupancy for the
remaining 20% of residential units on site.
Motion passed 6:1 by a roll-call vote.
(Carranza voted no)
3
PC Draft Minutes of 5/21/2024
Page 4 of 7
ITEM NUMBER: 1
DATE: 6-18-24
Vice Chairperson van den Eikhof stated for the record that the City Council should discuss
having management included close by for the hotel, and Commissioner Schmidt agreed.
Chairperson Keen recessed the meeting at 7:53 p.m. for a break.
Chairperson Keen reconvened the meeting at 8:04 with all present.
3. 7625 SAN LUIS AVE (BARBER AUTOMOTIVE & TOWING)
Request for a Conditional Use Permit to establish an automotive repair shop with
towing and outdoor vehicle storage with screening and landscape setback
modification APN 030-241-058 (USE24-0033).
• CEQA: The proposed project qualifies for a Class 1 categorical exemption from
the provisions of the California Environmental Quality Act (California Public
Resources Code §§ 21000, et seq., “CEQA”) and CEQA Guidelines (Title 14
California Code of Regulations §§ 15000, et seq.) pursuant to CEQA
Guidelines Section 15301, which exempts the operation or leasing of existing
facilities that involve negligible or no expansion.
• Recommendation: Staff’s recommendation is for the Planning Commission to
adopt the Draft Resolution approving Conditional Use Permit USE24-0033
allowing for the establishment of an Automotive Repair Shop with Towing and
Outdoor Vehicle Storage, and a modification of the required fence screening
and landscape setback, and take such additional, related, action that may be
desirable.
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Commissioner Schmidt and Vice Chairperson van den Eikhof saw this item at the Design
Review Committee.
Planner Fowler presented the staff report and answered questions from the Commission.
PUBLIC COMMENT
The following members of the public spoke: Daniel Barber and Devon (via
teleconference).
Chairperson Keen closed the Public Comment period.
MOTION: By Commissioner Schmidt and seconded
by Commissioner Hughes to adopt PC
Resolution 2024-0010 approving Conditional
Use Permit USE24-0033 allowing for the
establishment of an Automotive Repair Shop
with towing and outdoor vehicle storage,
and a modification of the required fence
4
PC Draft Minutes of 5/21/2024
Page 5 of 7
ITEM NUMBER: 1
DATE: 6-18-24
screening and landscape setback, based on
findings and subject to conditions of
approval.
Motion passed 7:0 by a roll-call vote.
4. 9520 EL CAMINO REAL, SUITE A (JAX SMOKE EMPORIUM)
Request to consider a Conditional Use Permit to allow a tobacco retailer land use on
APN 056-071-014 (USE24-0018).
• Recommendation: Staff’s recommendation is for the Planning Commission to
adopt the Draft Resolution approving the Conditional Use Permit, based on
findings and subject to conditions of approval, and take such additional, related,
action that may be desirable.
• CEQA: The proposed project qualifies for a Class 3 categorical exemption
from the provisions of the California Environmental Quality Act (California
Public Resources Code §§ 21000, et seq., “CEQA”) and CEQA Guidelines
(Title 14 California Code of Regulations §§ 15000, et seq.) pursuant to CEQA
Guidelines Section 15303, because it is limited to a change of use in an
existing small structure with negligible modifications to the exterior of the
structure.
DISCLOSURE OF EX PARTE COMMUNICATIONS:
None
Planner Mountain presented the staff report and answered questions from the
Commission.
PUBLIC COMMENT
The following members of the public spoke: Alex Souki and Jenny Joseph.
Chairperson Keen closed the Public Comment period.
MOTION: By Commissioner Carranza and seconded
by Commissioner Hughes to adopt PC
Resolution 2024-0011 approving USE24-
0018 approving a tobacco retailer at 9520 El
Camino Real, Suite A, on APN 056-071-014
based on findings and subject to conditions
of approval.
Motion passed 7:0 by a roll-call vote.
5. 2605 TRAFFIC WAY (TELECOMMUNICATIONS FACILITY & HEIGHT
MODIFICATION)
5
PC Draft Minutes of 5/21/2024
Page 6 of 7
ITEM NUMBER: 1
DATE: 6-18-24
Request to consider a telecommunications facility with height modification to allow a
63’ monopine cell tower and associated equipment at on APN 049 -063-003 (USE24-
0014).
• CEQA: The proposed project qualifies for a Class 3 categorical exemption from
the provisions of the California Environmental Quality Act (California Public
Resources Code §§ 21000, et seq., “CEQA”) and CEQA Guidelines (Title 14
California Code of Regulations §§ 15000, et seq.) pursuant to CEQA
Guidelines Section 15301, which exempts new construction or conversion of
small structures.
• Recommendation: Staff’s recommendation is for the Planning Commission to
adopt the Draft Resolution approving Conditional Use Permit USE24-0014
allowing a telecommunications facility with a height exception for a 63’
monopine cell tower and take such additional, related, action that may be
desirable.
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Commissioner Carranza spoke with the applicant on break. Vice Chairperson van den
Eikhof saw this project at the DRC. Chairperson Keen stated for the record, that she
checked with staff on where she lives in proximity to this project, and she does not live
within the radius to have to recuse herself.
Planner Gomez presented the staff report and answered questions from the Commission.
PUBLIC COMMENT
The following members of the public spoke: Peter Shubin (Sequoia Deployment Services)
and David Witkowski (Oku Solutions LLC).
Chairperson Keen closed the Public Comment period.
MOTION: By Vice Chairperson van den Eikhof and
seconded by Commissioner Heath to adopt
PC Resolution 2024-0012 approving
Conditional Use Permit USE24-0014,
allowing the development of an unmanned
telecommunications facility and a height
modification for a 63’ monopine cell tower,
based on findings and subject to conditions
of approval.
Motion passed 7:0 by a roll-call vote.
COMMISSIONER COMMENTS AND REPORTS
6
PC Draft Minutes of 5/21/2024
Page 7 of 7
ITEM NUMBER: 1
DATE: 6-18-24
Commissioner Carranza (on behalf of the Equality Mural Project) stated that work is being
done around the City to reseal some of the murals, and they are working on preventing
graffiti. If anyone needs to have this done, please reach out to her.
DIRECTOR’S REPORT
Planning Manager Gleason stated that Hillside Grading Standards and CEQA
Streamlining standards are coming soon to the Commission.
Planning Manager Gleason stated that the next meeting will be held on June 4, 2024, but
that meeting may be cancelled due to lack of items.
ADJOURNMENT – 9:06 p.m.
The next regular meeting will be on June 4, 2024 at City Hall, 6500 Palma Avenue,
Atascadero, CA.
MINUTES PREPARED BY:
____________________________
Annette Manier, Recording Secretary
Administrative Assistant
The following Exhibit is available in the Community Development Department:
Exhibit A – Presentation by Arris Studio Architects
7
DateScaleSheet24x36:11x17:Project #A1.0FEBRUARY 20, 2024Dove Creek Mixed-UseATASCADERO, CANTSA22025PERSPECTIVESPERSPECTIVE RENDERING (VIEW FROM INTERSECTION OF EL CAMINO REAL & SANTA BARBARA ROAD)8
#5BUILDING TYPE 5(2 STORIES)CASHIN STREET#6BUILDING TYPE 5(2 STORIES)#7BUILDING TYPE 5 (2 STORIES)#4BUILDING TYPE 4(3 STORIES)TRASHTRASH13814309121024109612N 41°39'23" E 90.37'R = 854.00'L = 200.90'∆ = 13°28'43"N 53°15'50" E33.91'R = 20.00'L = 27.56'∆ = 78°56'26"R = 4930.49'L = 203.76'∆ = 2°22'04"N 31°54'23" W89.91'R = 4935.82'L = 99.75'∆ = 1°09'28"R = 20.00'L = 30.37'∆ = 87°00'18"S 62°33'46" W 94.08'R = 374.00'L = 228.06'∆ = 34°56'15"R = 492.00'L = 31.99'∆ = 3°43'31"R = 174.00'L = 94.60'∆ = 31°08'59"R = 20.00'L = 21.18'∆ = 60°41'21"R = 75.00'L = 66.04'∆ = 50°27'13"R = 20.00'L = 13.14'∆ = 37°38'31"N 47°29'52" W253.75'R = 20.00'L = 33.27'∆ = 95°17'55"DRIVEWAY ENTRANCE ON CASHIN STREETPEDESTRIAN CONNECTION THROUGH SITE TO ADJACENT RESIDENTIAL WITH FOOTBRIDGE OVER BIORETENTION AREAPARKING FOR COMMERCIAL PORTION DIRECTLY ADJACENT TO ENTRYONSITE RESIDENT AMENITY SPACES (LOBBY/ LOUNGE/ FITNESS/ ETC.)AREA IN FRONT OF BUILDING 1 TO HAVE DECORATIVE PAVING AND CAN BE CLOSED OFF FOR FARMERS' MARKETS OR OTHER EVENTSOUTDOOR LIVING ROOM (GAME & DINING AREA)SHARED PARKING FOR RESIDENTIAL AND COMMERCIAL USESMARKET/ DELIICE CREAMERYCOFFEEBLISS STREETSANTA BARBARA ROADEL CAMINO REALBREWERY/ RESTAURANT(2-STORY)2-STORY RESIDENTIAL CONDOMINIUM BUILDINGS FRONTING CASHIN & BLISS STREETS3-STORY MIXED-USE BUILDING W/ COMMERCIAL SPACE, RESIDENTIAL AMENITIES AND SHORT-TERM VACATION RENTAL UNITSDRIVEWAY ENTRANCE ON BLISS STREET3-STORY RESIDENTIAL CONDOMINIUM BUILDING W/ PRIVATE GARAGES ON GROUND FLOORN 37°24'36" E99.97'S 31°23'17" W131.96'#2BUILDING TYPE 2(3 STORIES)#1BUILDING TYPE 1(1 STORY)MONUMENT/WELCOME SIGNAGE, S.L.D.PEDESTRIAN PATHWAY#3BUILDING TYPE 3(1 STORY)26'20'26'2 0 '
1 6 '
2 6 '
1 8 '9'9'9'166 SURFACE PARKING STALLS12 GARAGES20'10'912EXISTING BUS STOP18'18'MONUMENT/WELCOME SIGNAGE16'6'-WIDE PUBLIC UTILITIES & AMWC EASEMENT6'SITE RETAINING WALLS, S.C.D.NOTE:A. REFER TO CIVIL PLANS FOR ALL GRADING, DRAINAGE & UTILITY INFORMATION.B. REFER TO LANDSCAPING/ IRRIGATION PLANS FOR NEW PLANTINGS AND IRRIGATION INFORMATION.C. ALL PROPERTY LINES, EASEMENTS, AND BUILDINGS (EXISTING & PROPOSED) ARE SHOWN ON THIS SITE PLAN. SEE SURVEY FOR ADDITIONAL INFORMATION.D. VEHICULAR PARKING STALLS ARE 9-FEET WIDE BY 18-FEET DEEP, TYPICAL, UNLESS NOTED OTHERWISE.COMMERCIAL CLUSTER MAILBOX (CBU)RESIDENTIAL MAILROOM1 8 '8'TRASH111111111(E) FIRE HYDRANT(E) FIRE HYDRANTDateScaleSheet24x36:11x17:Project #A2.1FEBRUARY 20, 2024Dove Creek Mixed-UseATASCADERO, CA1" = 30'1" = 60'A22025CONCEPTUAL SITE PLANPROJECT NORTHTRUE NORTHPROPOSED ARCHITECTURAL SITE PLAN0'30'60'15'9
#5BUILDING TYPE 5(2 STORIES)CASHIN STREET#6BUILDING TYPE 5(2 STORIES)#7BUILDING TYPE 5 (2 STORIES)#4BUILDING TYPE 4(3 STORIES)TRASHTRASH13814309121024109612N 41°39'23" E 90.37'R = 854.00'L = 200.90'∆ = 13°28'43"N 53°15'50" E33.91'R = 20.00'L = 27.56'∆ = 78°56'26"R = 4930.49'L = 203.76'∆ = 2°22'04"N 31°54'23" W89.91'R = 4935.82'L = 99.75'∆ = 1°09'28"R = 20.00'L = 30.37'∆ = 87°00'18"S 62°33'46" W 94.08'R = 374.00'L = 228.06'∆ = 34°56'15"R = 492.00'L = 31.99'∆ = 3°43'31"R = 174.00'L = 94.60'∆ = 31°08'59"R = 20.00'L = 21.18'∆ = 60°41'21"R = 75.00'L = 66.04'∆ = 50°27'13"R = 20.00'L = 13.14'∆ = 37°38'31"N 47°29'52" W253.75'R = 20.00'L = 33.27'∆ = 95°17'55"DRIVEWAY ENTRANCE ON CASHIN STREETPEDESTRIAN CONNECTION THROUGH SITE TO ADJACENT RESIDENTIAL WITH FOOTBRIDGE OVER BIORETENTION AREAPARKING FOR COMMERCIAL PORTION DIRECTLY ADJACENT TO ENTRYONSITE RESIDENT AMENITY SPACES (LOBBY/ LOUNGE/ FITNESS/ ETC.)AREA IN FRONT OF BUILDING 1 TO HAVE DECORATIVE PAVING AND CAN BE CLOSED OFF FOR FARMERS' MARKETS OR OTHER EVENTSOUTDOOR LIVING ROOM (GAME & DINING AREA)SHARED PARKING FOR RESIDENTIAL AND COMMERCIAL USESMARKET/ DELIICE CREAMERYCOFFEEBLISS STREETSANTA BARBARA ROADEL CAMINO REALBREWERY/ RESTAURANT(2-STORY)2-STORY RESIDENTIAL CONDOMINIUM BUILDINGS FRONTING CASHIN & BLISS STREETS3-STORY MIXED-USE BUILDING W/ COMMERCIAL SPACE, RESIDENTIAL AMENITIES AND SHORT-TERM VACATION RENTAL UNITSDRIVEWAY ENTRANCE ON BLISS STREET3-STORY RESIDENTIAL CONDOMINIUM BUILDING W/ PRIVATE GARAGES ON GROUND FLOORN 37°24'36" E99.97'S 31°23'17" W131.96'#2BUILDING TYPE 2(3 STORIES)#1BUILDING TYPE 1(1 STORY)MONUMENT/WELCOME SIGNAGE, S.L.D.PEDESTRIAN PATHWAY#3BUILDING TYPE 3(1 STORY)26'20'26'2 0 '
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1 8 '9'9'9'166 SURFACE PARKING STALLS12 GARAGES20'10'912EXISTING BUS STOP18'18'MONUMENT/WELCOME SIGNAGE16'6'-WIDE PUBLIC UTILITIES & AMWC EASEMENT6'SITE RETAINING WALLS, S.C.D.NOTE:A. REFER TO CIVIL PLANS FOR ALL GRADING, DRAINAGE & UTILITY INFORMATION.B. REFER TO LANDSCAPING/ IRRIGATION PLANS FOR NEW PLANTINGS AND IRRIGATION INFORMATION.C. ALL PROPERTY LINES, EASEMENTS, AND BUILDINGS (EXISTING & PROPOSED) ARE SHOWN ON THIS SITE PLAN. SEE SURVEY FOR ADDITIONAL INFORMATION.D. VEHICULAR PARKING STALLS ARE 9-FEET WIDE BY 18-FEET DEEP, TYPICAL, UNLESS NOTED OTHERWISE.COMMERCIAL CLUSTER MAILBOX (CBU)RESIDENTIAL MAILROOM1 8 '8'TRASH111111111(E) FIRE HYDRANT(E) FIRE HYDRANTDateScaleSheet24x36:11x17:Project #A2.1FEBRUARY 20, 2024Dove Creek Mixed-UseATASCADERO, CA1" = 30'1" = 60'A22025CONCEPTUAL SITE PLANPROJECT NORTHTRUE NORTHPROPOSED ARCHITECTURAL SITE PLAN0'30'60'15'10
DateScaleSheet24x36:11x17:Project #A1.2FEBRUARY 20, 2024Dove Creek Mixed-UseATASCADERO, CANTSA22025PERSPECTIVESPERSPECTIVE RENDERING (VIEW OF OUTDOOR LIVING ROOM & BUILDING 1)11
#5BUILDING TYPE 5(2 STORIES)CASHIN STREET#6BUILDING TYPE 5(2 STORIES)#7BUILDING TYPE 5 (2 STORIES)#4BUILDING TYPE 4(3 STORIES)TRASHTRASH13814309121024109612N 41°39'23" E 90.37'R = 854.00'L = 200.90'∆ = 13°28'43"N 53°15'50" E33.91'R = 20.00'L = 27.56'∆ = 78°56'26"R = 4930.49'L = 203.76'∆ = 2°22'04"N 31°54'23" W89.91'R = 4935.82'L = 99.75'∆ = 1°09'28"R = 20.00'L = 30.37'∆ = 87°00'18"S 62°33'46" W 94.08'R = 374.00'L = 228.06'∆ = 34°56'15"R = 492.00'L = 31.99'∆ = 3°43'31"R = 174.00'L = 94.60'∆ = 31°08'59"R = 20.00'L = 21.18'∆ = 60°41'21"R = 75.00'L = 66.04'∆ = 50°27'13"R = 20.00'L = 13.14'∆ = 37°38'31"N 47°29'52" W253.75'R = 20.00'L = 33.27'∆ = 95°17'55"DRIVEWAY ENTRANCE ON CASHIN STREETPEDESTRIAN CONNECTION THROUGH SITE TO ADJACENT RESIDENTIAL WITH FOOTBRIDGE OVER BIORETENTION AREAPARKING FOR COMMERCIAL PORTION DIRECTLY ADJACENT TO ENTRYONSITE RESIDENT AMENITY SPACES (LOBBY/ LOUNGE/ FITNESS/ ETC.)AREA IN FRONT OF BUILDING 1 TO HAVE DECORATIVE PAVING AND CAN BE CLOSED OFF FOR FARMERS' MARKETS OR OTHER EVENTSOUTDOOR LIVING ROOM (GAME & DINING AREA)SHARED PARKING FOR RESIDENTIAL AND COMMERCIAL USESMARKET/ DELIICE CREAMERYCOFFEEBLISS STREETSANTA BARBARA ROADEL CAMINO REALBREWERY/ RESTAURANT(2-STORY)2-STORY RESIDENTIAL CONDOMINIUM BUILDINGS FRONTING CASHIN & BLISS STREETS3-STORY MIXED-USE BUILDING W/ COMMERCIAL SPACE, RESIDENTIAL AMENITIES AND SHORT-TERM VACATION RENTAL UNITSDRIVEWAY ENTRANCE ON BLISS STREET3-STORY RESIDENTIAL CONDOMINIUM BUILDING W/ PRIVATE GARAGES ON GROUND FLOORN 37°24'36" E99.97'S 31°23'17" W131.96'#2BUILDING TYPE 2(3 STORIES)#1BUILDING TYPE 1(1 STORY)MONUMENT/WELCOME SIGNAGE, S.L.D.PEDESTRIAN PATHWAY#3BUILDING TYPE 3(1 STORY)26'20'26'2 0 '
1 6 '
2 6 '
1 8 '9'9'9'166 SURFACE PARKING STALLS12 GARAGES20'10'912EXISTING BUS STOP18'18'MONUMENT/WELCOME SIGNAGE16'6'-WIDE PUBLIC UTILITIES & AMWC EASEMENT6'SITE RETAINING WALLS, S.C.D.NOTE:A. REFER TO CIVIL PLANS FOR ALL GRADING, DRAINAGE & UTILITY INFORMATION.B. REFER TO LANDSCAPING/ IRRIGATION PLANS FOR NEW PLANTINGS AND IRRIGATION INFORMATION.C. ALL PROPERTY LINES, EASEMENTS, AND BUILDINGS (EXISTING & PROPOSED) ARE SHOWN ON THIS SITE PLAN. SEE SURVEY FOR ADDITIONAL INFORMATION.D. VEHICULAR PARKING STALLS ARE 9-FEET WIDE BY 18-FEET DEEP, TYPICAL, UNLESS NOTED OTHERWISE.COMMERCIAL CLUSTER MAILBOX (CBU)RESIDENTIAL MAILROOM1 8 '8'TRASH111111111(E) FIRE HYDRANT(E) FIRE HYDRANTDateScaleSheet24x36:11x17:Project #A2.1FEBRUARY 20, 2024Dove Creek Mixed-UseATASCADERO, CA1" = 30'1" = 60'A22025CONCEPTUAL SITE PLANPROJECT NORTHTRUE NORTHPROPOSED ARCHITECTURAL SITE PLAN0'30'60'15'12
DateScaleSheet24x36:11x17:Project #A1.1FEBRUARY 20, 2024Dove Creek Mixed-UseATASCADERO, CANTSA22025PERSPECTIVESPERSPECTIVE RENDERING (VIEW FROM FARMERS' MARKET LOOKING TOWARDS BUILDING 1)13
#5BUILDING TYPE 5(2 STORIES)CASHIN STREET#6BUILDING TYPE 5(2 STORIES)#7BUILDING TYPE 5 (2 STORIES)#4BUILDING TYPE 4(3 STORIES)TRASHTRASH13814309121024109612N 41°39'23" E 90.37'R = 854.00'L = 200.90'∆ = 13°28'43"N 53°15'50" E33.91'R = 20.00'L = 27.56'∆ = 78°56'26"R = 4930.49'L = 203.76'∆ = 2°22'04"N 31°54'23" W89.91'R = 4935.82'L = 99.75'∆ = 1°09'28"R = 20.00'L = 30.37'∆ = 87°00'18"S 62°33'46" W 94.08'R = 374.00'L = 228.06'∆ = 34°56'15"R = 492.00'L = 31.99'∆ = 3°43'31"R = 174.00'L = 94.60'∆ = 31°08'59"R = 20.00'L = 21.18'∆ = 60°41'21"R = 75.00'L = 66.04'∆ = 50°27'13"R = 20.00'L = 13.14'∆ = 37°38'31"N 47°29'52" W253.75'R = 20.00'L = 33.27'∆ = 95°17'55"DRIVEWAY ENTRANCE ON CASHIN STREETPEDESTRIAN CONNECTION THROUGH SITE TO ADJACENT RESIDENTIAL WITH FOOTBRIDGE OVER BIORETENTION AREAPARKING FOR COMMERCIAL PORTION DIRECTLY ADJACENT TO ENTRYONSITE RESIDENT AMENITY SPACES (LOBBY/ LOUNGE/ FITNESS/ ETC.)AREA IN FRONT OF BUILDING 1 TO HAVE DECORATIVE PAVING AND CAN BE CLOSED OFF FOR FARMERS' MARKETS OR OTHER EVENTSOUTDOOR LIVING ROOM (GAME & DINING AREA)SHARED PARKING FOR RESIDENTIAL AND COMMERCIAL USESMARKET/ DELIICE CREAMERYCOFFEEBLISS STREETSANTA BARBARA ROADEL CAMINO REALBREWERY/ RESTAURANT(2-STORY)2-STORY RESIDENTIAL CONDOMINIUM BUILDINGS FRONTING CASHIN & BLISS STREETS3-STORY MIXED-USE BUILDING W/ COMMERCIAL SPACE, RESIDENTIAL AMENITIES AND SHORT-TERM VACATION RENTAL UNITSDRIVEWAY ENTRANCE ON BLISS STREET3-STORY RESIDENTIAL CONDOMINIUM BUILDING W/ PRIVATE GARAGES ON GROUND FLOORN 37°24'36" E99.97'S 31°23'17" W131.96'#2BUILDING TYPE 2(3 STORIES)#1BUILDING TYPE 1(1 STORY)MONUMENT/WELCOME SIGNAGE, S.L.D.PEDESTRIAN PATHWAY#3BUILDING TYPE 3(1 STORY)26'20'26'2 0 '
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1 8 '9'9'9'166 SURFACE PARKING STALLS12 GARAGES20'10'912EXISTING BUS STOP18'18'MONUMENT/WELCOME SIGNAGE16'6'-WIDE PUBLIC UTILITIES & AMWC EASEMENT6'SITE RETAINING WALLS, S.C.D.NOTE:A. REFER TO CIVIL PLANS FOR ALL GRADING, DRAINAGE & UTILITY INFORMATION.B. REFER TO LANDSCAPING/ IRRIGATION PLANS FOR NEW PLANTINGS AND IRRIGATION INFORMATION.C. ALL PROPERTY LINES, EASEMENTS, AND BUILDINGS (EXISTING & PROPOSED) ARE SHOWN ON THIS SITE PLAN. SEE SURVEY FOR ADDITIONAL INFORMATION.D. VEHICULAR PARKING STALLS ARE 9-FEET WIDE BY 18-FEET DEEP, TYPICAL, UNLESS NOTED OTHERWISE.COMMERCIAL CLUSTER MAILBOX (CBU)RESIDENTIAL MAILROOM1 8 '8'TRASH111111111(E) FIRE HYDRANT(E) FIRE HYDRANTDateScaleSheet24x36:11x17:Project #A2.1FEBRUARY 20, 2024Dove Creek Mixed-UseATASCADERO, CA1" = 30'1" = 60'A22025CONCEPTUAL SITE PLANPROJECT NORTHTRUE NORTHPROPOSED ARCHITECTURAL SITE PLAN0'30'60'15'14
DateScaleSheet24x36:11x17:Project #A1.0FEBRUARY 20, 2024Dove Creek Mixed-UseATASCADERO, CANTSA22025PERSPECTIVESPERSPECTIVE RENDERING (VIEW FROM INTERSECTION OF EL CAMINO REAL & SANTA BARBARA ROAD)15
#5BUILDING TYPE 5(2 STORIES)CASHIN STREET#6BUILDING TYPE 5(2 STORIES)#7BUILDING TYPE 5 (2 STORIES)#4BUILDING TYPE 4(3 STORIES)TRASHTRASH13814309121024109612N 41°39'23" E 90.37'R = 854.00'L = 200.90'∆ = 13°28'43"N 53°15'50" E33.91'R = 20.00'L = 27.56'∆ = 78°56'26"R = 4930.49'L = 203.76'∆ = 2°22'04"N 31°54'23" W89.91'R = 4935.82'L = 99.75'∆ = 1°09'28"R = 20.00'L = 30.37'∆ = 87°00'18"S 62°33'46" W 94.08'R = 374.00'L = 228.06'∆ = 34°56'15"R = 492.00'L = 31.99'∆ = 3°43'31"R = 174.00'L = 94.60'∆ = 31°08'59"R = 20.00'L = 21.18'∆ = 60°41'21"R = 75.00'L = 66.04'∆ = 50°27'13"R = 20.00'L = 13.14'∆ = 37°38'31"N 47°29'52" W253.75'R = 20.00'L = 33.27'∆ = 95°17'55"DRIVEWAY ENTRANCE ON CASHIN STREETPEDESTRIAN CONNECTION THROUGH SITE TO ADJACENT RESIDENTIAL WITH FOOTBRIDGE OVER BIORETENTION AREAPARKING FOR COMMERCIAL PORTION DIRECTLY ADJACENT TO ENTRYONSITE RESIDENT AMENITY SPACES (LOBBY/ LOUNGE/ FITNESS/ ETC.)AREA IN FRONT OF BUILDING 1 TO HAVE DECORATIVE PAVING AND CAN BE CLOSED OFF FOR FARMERS' MARKETS OR OTHER EVENTSOUTDOOR LIVING ROOM (GAME & DINING AREA)SHARED PARKING FOR RESIDENTIAL AND COMMERCIAL USESMARKET/ DELIICE CREAMERYCOFFEEBLISS STREETSANTA BARBARA ROADEL CAMINO REALBREWERY/ RESTAURANT(2-STORY)2-STORY RESIDENTIAL CONDOMINIUM BUILDINGS FRONTING CASHIN & BLISS STREETS3-STORY MIXED-USE BUILDING W/ COMMERCIAL SPACE, RESIDENTIAL AMENITIES AND SHORT-TERM VACATION RENTAL UNITSDRIVEWAY ENTRANCE ON BLISS STREET3-STORY RESIDENTIAL CONDOMINIUM BUILDING W/ PRIVATE GARAGES ON GROUND FLOORN 37°24'36" E99.97'S 31°23'17" W131.96'#2BUILDING TYPE 2(3 STORIES)#1BUILDING TYPE 1(1 STORY)MONUMENT/WELCOME SIGNAGE, S.L.D.PEDESTRIAN PATHWAY#3BUILDING TYPE 3(1 STORY)26'20'26'2 0 '
1 6 '
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1 8 '9'9'9'166 SURFACE PARKING STALLS12 GARAGES20'10'912EXISTING BUS STOP18'18'MONUMENT/WELCOME SIGNAGE16'6'-WIDE PUBLIC UTILITIES & AMWC EASEMENT6'SITE RETAINING WALLS, S.C.D.NOTE:A. REFER TO CIVIL PLANS FOR ALL GRADING, DRAINAGE & UTILITY INFORMATION.B. REFER TO LANDSCAPING/ IRRIGATION PLANS FOR NEW PLANTINGS AND IRRIGATION INFORMATION.C. ALL PROPERTY LINES, EASEMENTS, AND BUILDINGS (EXISTING & PROPOSED) ARE SHOWN ON THIS SITE PLAN. SEE SURVEY FOR ADDITIONAL INFORMATION.D. VEHICULAR PARKING STALLS ARE 9-FEET WIDE BY 18-FEET DEEP, TYPICAL, UNLESS NOTED OTHERWISE.COMMERCIAL CLUSTER MAILBOX (CBU)RESIDENTIAL MAILROOM1 8 '8'TRASH111111111(E) FIRE HYDRANT(E) FIRE HYDRANTDateScaleSheet24x36:11x17:Project #A2.1FEBRUARY 20, 2024Dove Creek Mixed-UseATASCADERO, CA1" = 30'1" = 60'A22025CONCEPTUAL SITE PLANPROJECT NORTHTRUE NORTHPROPOSED ARCHITECTURAL SITE PLAN0'30'60'15'16
DateScaleSheet24x36:11x17:Project #A1.4FEBRUARY 20, 2024Dove Creek Mixed-UseATASCADERO, CANTSA22025PERSPECTIVESPERSPECTIVE RENDERING (VIEW OF PEDESTRIAN CONNECTION BETWEEN EL CAMINO REAL & BUILDING 1)17
#5BUILDING TYPE 5(2 STORIES)CASHIN STREET#6BUILDING TYPE 5(2 STORIES)#7BUILDING TYPE 5 (2 STORIES)#4BUILDING TYPE 4(3 STORIES)TRASHTRASH13814309121024109612N 41°39'23" E 90.37'R = 854.00'L = 200.90'∆ = 13°28'43"N 53°15'50" E33.91'R = 20.00'L = 27.56'∆ = 78°56'26"R = 4930.49'L = 203.76'∆ = 2°22'04"N 31°54'23" W89.91'R = 4935.82'L = 99.75'∆ = 1°09'28"R = 20.00'L = 30.37'∆ = 87°00'18"S 62°33'46" W 94.08'R = 374.00'L = 228.06'∆ = 34°56'15"R = 492.00'L = 31.99'∆ = 3°43'31"R = 174.00'L = 94.60'∆ = 31°08'59"R = 20.00'L = 21.18'∆ = 60°41'21"R = 75.00'L = 66.04'∆ = 50°27'13"R = 20.00'L = 13.14'∆ = 37°38'31"N 47°29'52" W253.75'R = 20.00'L = 33.27'∆ = 95°17'55"DRIVEWAY ENTRANCE ON CASHIN STREETPEDESTRIAN CONNECTION THROUGH SITE TO ADJACENT RESIDENTIAL WITH FOOTBRIDGE OVER BIORETENTION AREAPARKING FOR COMMERCIAL PORTION DIRECTLY ADJACENT TO ENTRYONSITE RESIDENT AMENITY SPACES (LOBBY/ LOUNGE/ FITNESS/ ETC.)AREA IN FRONT OF BUILDING 1 TO HAVE DECORATIVE PAVING AND CAN BE CLOSED OFF FOR FARMERS' MARKETS OR OTHER EVENTSOUTDOOR LIVING ROOM (GAME & DINING AREA)SHARED PARKING FOR RESIDENTIAL AND COMMERCIAL USESMARKET/ DELIICE CREAMERYCOFFEEBLISS STREETSANTA BARBARA ROADEL CAMINO REALBREWERY/ RESTAURANT(2-STORY)2-STORY RESIDENTIAL CONDOMINIUM BUILDINGS FRONTING CASHIN & BLISS STREETS3-STORY MIXED-USE BUILDING W/ COMMERCIAL SPACE, RESIDENTIAL AMENITIES AND SHORT-TERM VACATION RENTAL UNITSDRIVEWAY ENTRANCE ON BLISS STREET3-STORY RESIDENTIAL CONDOMINIUM BUILDING W/ PRIVATE GARAGES ON GROUND FLOORN 37°24'36" E99.97'S 31°23'17" W131.96'#2BUILDING TYPE 2(3 STORIES)#1BUILDING TYPE 1(1 STORY)MONUMENT/WELCOME SIGNAGE, S.L.D.PEDESTRIAN PATHWAY#3BUILDING TYPE 3(1 STORY)26'20'26'2 0 '
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1 8 '9'9'9'166 SURFACE PARKING STALLS12 GARAGES20'10'912EXISTING BUS STOP18'18'MONUMENT/WELCOME SIGNAGE16'6'-WIDE PUBLIC UTILITIES & AMWC EASEMENT6'SITE RETAINING WALLS, S.C.D.NOTE:A. REFER TO CIVIL PLANS FOR ALL GRADING, DRAINAGE & UTILITY INFORMATION.B. REFER TO LANDSCAPING/ IRRIGATION PLANS FOR NEW PLANTINGS AND IRRIGATION INFORMATION.C. ALL PROPERTY LINES, EASEMENTS, AND BUILDINGS (EXISTING & PROPOSED) ARE SHOWN ON THIS SITE PLAN. SEE SURVEY FOR ADDITIONAL INFORMATION.D. VEHICULAR PARKING STALLS ARE 9-FEET WIDE BY 18-FEET DEEP, TYPICAL, UNLESS NOTED OTHERWISE.COMMERCIAL CLUSTER MAILBOX (CBU)RESIDENTIAL MAILROOM1 8 '8'TRASH111111111(E) FIRE HYDRANT(E) FIRE HYDRANTDateScaleSheet24x36:11x17:Project #A2.1FEBRUARY 20, 2024Dove Creek Mixed-UseATASCADERO, CA1" = 30'1" = 60'A22025CONCEPTUAL SITE PLANPROJECT NORTHTRUE NORTHPROPOSED ARCHITECTURAL SITE PLAN0'30'60'15'18
#5BUILDING TYPE 5(2 STORIES)CASHIN STREET#6BUILDING TYPE 5(2 STORIES)#7BUILDING TYPE 5 (2 STORIES)#4BUILDING TYPE 4(3 STORIES)TRASHTRASH13814309121024109612N 41°39'23" E 90.37'R = 854.00'L = 200.90'∆ = 13°28'43"N 53°15'50" E33.91'R = 20.00'L = 27.56'∆ = 78°56'26"R = 4930.49'L = 203.76'∆ = 2°22'04"N 31°54'23" W89.91'R = 4935.82'L = 99.75'∆ = 1°09'28"R = 20.00'L = 30.37'∆ = 87°00'18"S 62°33'46" W 94.08'R = 374.00'L = 228.06'∆ = 34°56'15"R = 492.00'L = 31.99'∆ = 3°43'31"R = 174.00'L = 94.60'∆ = 31°08'59"R = 20.00'L = 21.18'∆ = 60°41'21"R = 75.00'L = 66.04'∆ = 50°27'13"R = 20.00'L = 13.14'∆ = 37°38'31"N 47°29'52" W253.75'R = 20.00'L = 33.27'∆ = 95°17'55"DRIVEWAY ENTRANCE ON CASHIN STREETPEDESTRIAN CONNECTION THROUGH SITE TO ADJACENT RESIDENTIAL WITH FOOTBRIDGE OVER BIORETENTION AREAPARKING FOR COMMERCIAL PORTION DIRECTLY ADJACENT TO ENTRYONSITE RESIDENT AMENITY SPACES (LOBBY/ LOUNGE/ FITNESS/ ETC.)AREA IN FRONT OF BUILDING 1 TO HAVE DECORATIVE PAVING AND CAN BE CLOSED OFF FOR FARMERS' MARKETS OR OTHER EVENTSOUTDOOR LIVING ROOM (GAME & DINING AREA)SHARED PARKING FOR RESIDENTIAL AND COMMERCIAL USESMARKET/ DELIICE CREAMERYCOFFEEBLISS STREETSANTA BARBARA ROADEL CAMINO REALBREWERY/ RESTAURANT(2-STORY)2-STORY RESIDENTIAL CONDOMINIUM BUILDINGS FRONTING CASHIN & BLISS STREETS3-STORY MIXED-USE BUILDING W/ COMMERCIAL SPACE, RESIDENTIAL AMENITIES AND SHORT-TERM VACATION RENTAL UNITSDRIVEWAY ENTRANCE ON BLISS STREET3-STORY RESIDENTIAL CONDOMINIUM BUILDING W/ PRIVATE GARAGES ON GROUND FLOORN 37°24'36" E99.97'S 31°23'17" W131.96'#2BUILDING TYPE 2(3 STORIES)#1BUILDING TYPE 1(1 STORY)MONUMENT/WELCOME SIGNAGE, S.L.D.PEDESTRIAN PATHWAY#3BUILDING TYPE 3(1 STORY)26'20'26'2 0 '
1 6 '
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1 8 '9'9'9'166 SURFACE PARKING STALLS12 GARAGES20'10'912EXISTING BUS STOP18'18'MONUMENT/WELCOME SIGNAGE16'6'-WIDE PUBLIC UTILITIES & AMWC EASEMENT6'SITE RETAINING WALLS, S.C.D.NOTE:A. REFER TO CIVIL PLANS FOR ALL GRADING, DRAINAGE & UTILITY INFORMATION.B. REFER TO LANDSCAPING/ IRRIGATION PLANS FOR NEW PLANTINGS AND IRRIGATION INFORMATION.C. ALL PROPERTY LINES, EASEMENTS, AND BUILDINGS (EXISTING & PROPOSED) ARE SHOWN ON THIS SITE PLAN. SEE SURVEY FOR ADDITIONAL INFORMATION.D. VEHICULAR PARKING STALLS ARE 9-FEET WIDE BY 18-FEET DEEP, TYPICAL, UNLESS NOTED OTHERWISE.COMMERCIAL CLUSTER MAILBOX (CBU)RESIDENTIAL MAILROOM1 8 '8'TRASH111111111(E) FIRE HYDRANT(E) FIRE HYDRANTDateScaleSheet24x36:11x17:Project #A2.1FEBRUARY 20, 2024Dove Creek Mixed-UseATASCADERO, CA1" = 30'1" = 60'A22025CONCEPTUAL SITE PLANPROJECT NORTHTRUE NORTHPROPOSED ARCHITECTURAL SITE PLAN0'30'60'15'19
DateScaleSheet24x36:11x17:Project #A1.5FEBRUARY 20, 2024Dove Creek Mixed-UseATASCADERO, CANTSA22025PERSPECTIVESPERSPECTIVE RENDERING (VIEW OF CONNECTING PATHWAY & FOOTBRIDGE AT BIORETENTION AREA)20
#5BUILDING TYPE 5(2 STORIES)CASHIN STREET#6BUILDING TYPE 5(2 STORIES)#7BUILDING TYPE 5 (2 STORIES)#4BUILDING TYPE 4(3 STORIES)TRASHTRASH13814309121024109612N 41°39'23" E 90.37'R = 854.00'L = 200.90'∆ = 13°28'43"N 53°15'50" E33.91'R = 20.00'L = 27.56'∆ = 78°56'26"R = 4930.49'L = 203.76'∆ = 2°22'04"N 31°54'23" W89.91'R = 4935.82'L = 99.75'∆ = 1°09'28"R = 20.00'L = 30.37'∆ = 87°00'18"S 62°33'46" W 94.08'R = 374.00'L = 228.06'∆ = 34°56'15"R = 492.00'L = 31.99'∆ = 3°43'31"R = 174.00'L = 94.60'∆ = 31°08'59"R = 20.00'L = 21.18'∆ = 60°41'21"R = 75.00'L = 66.04'∆ = 50°27'13"R = 20.00'L = 13.14'∆ = 37°38'31"N 47°29'52" W253.75'R = 20.00'L = 33.27'∆ = 95°17'55"DRIVEWAY ENTRANCE ON CASHIN STREETPEDESTRIAN CONNECTION THROUGH SITE TO ADJACENT RESIDENTIAL WITH FOOTBRIDGE OVER BIORETENTION AREAPARKING FOR COMMERCIAL PORTION DIRECTLY ADJACENT TO ENTRYONSITE RESIDENT AMENITY SPACES (LOBBY/ LOUNGE/ FITNESS/ ETC.)AREA IN FRONT OF BUILDING 1 TO HAVE DECORATIVE PAVING AND CAN BE CLOSED OFF FOR FARMERS' MARKETS OR OTHER EVENTSOUTDOOR LIVING ROOM (GAME & DINING AREA)SHARED PARKING FOR RESIDENTIAL AND COMMERCIAL USESMARKET/ DELIICE CREAMERYCOFFEEBLISS STREETSANTA BARBARA ROADEL CAMINO REALBREWERY/ RESTAURANT(2-STORY)2-STORY RESIDENTIAL CONDOMINIUM BUILDINGS FRONTING CASHIN & BLISS STREETS3-STORY MIXED-USE BUILDING W/ COMMERCIAL SPACE, RESIDENTIAL AMENITIES AND SHORT-TERM VACATION RENTAL UNITSDRIVEWAY ENTRANCE ON BLISS STREET3-STORY RESIDENTIAL CONDOMINIUM BUILDING W/ PRIVATE GARAGES ON GROUND FLOORN 37°24'36" E99.97'S 31°23'17" W131.96'#2BUILDING TYPE 2(3 STORIES)#1BUILDING TYPE 1(1 STORY)MONUMENT/WELCOME SIGNAGE, S.L.D.PEDESTRIAN PATHWAY#3BUILDING TYPE 3(1 STORY)26'20'26'2 0 '
1 6 '
2 6 '
1 8 '9'9'9'166 SURFACE PARKING STALLS12 GARAGES20'10'912EXISTING BUS STOP18'18'MONUMENT/WELCOME SIGNAGE16'6'-WIDE PUBLIC UTILITIES & AMWC EASEMENT6'SITE RETAINING WALLS, S.C.D.NOTE:A. REFER TO CIVIL PLANS FOR ALL GRADING, DRAINAGE & UTILITY INFORMATION.B. REFER TO LANDSCAPING/ IRRIGATION PLANS FOR NEW PLANTINGS AND IRRIGATION INFORMATION.C. ALL PROPERTY LINES, EASEMENTS, AND BUILDINGS (EXISTING & PROPOSED) ARE SHOWN ON THIS SITE PLAN. SEE SURVEY FOR ADDITIONAL INFORMATION.D. VEHICULAR PARKING STALLS ARE 9-FEET WIDE BY 18-FEET DEEP, TYPICAL, UNLESS NOTED OTHERWISE.COMMERCIAL CLUSTER MAILBOX (CBU)RESIDENTIAL MAILROOM1 8 '8'TRASH111111111(E) FIRE HYDRANT(E) FIRE HYDRANTDateScaleSheet24x36:11x17:Project #A2.1FEBRUARY 20, 2024Dove Creek Mixed-UseATASCADERO, CA1" = 30'1" = 60'A22025CONCEPTUAL SITE PLANPROJECT NORTHTRUE NORTHPROPOSED ARCHITECTURAL SITE PLAN0'30'60'15'21
DateScaleSheet24x36:11x17:Project #A1.3FEBRUARY 20, 2024Dove Creek Mixed-UseATASCADERO, CANTSA22025PERSPECTIVESPERSPECTIVE RENDERING (VIEW FROM BUILDING 2 LOOKING TOWARDS COMMUNAL COURTYARD)22
23
24
#5BUILDING TYPE 5(2 STORIES)CASHIN STREET#6BUILDING TYPE 5(2 STORIES)#7BUILDING TYPE 5 (2 STORIES)#4BUILDING TYPE 4(3 STORIES)TRASHTRASH13814309121024109612N 41°39'23" E 90.37'R = 854.00'L = 200.90'∆ = 13°28'43"N 53°15'50" E33.91'R = 20.00'L = 27.56'∆ = 78°56'26"R = 4930.49'L = 203.76'∆ = 2°22'04"N 31°54'23" W89.91'R = 4935.82'L = 99.75'∆ = 1°09'28"R = 20.00'L = 30.37'∆ = 87°00'18"S 62°33'46" W 94.08'R = 374.00'L = 228.06'∆ = 34°56'15"R = 492.00'L = 31.99'∆ = 3°43'31"R = 174.00'L = 94.60'∆ = 31°08'59"R = 20.00'L = 21.18'∆ = 60°41'21"R = 75.00'L = 66.04'∆ = 50°27'13"R = 20.00'L = 13.14'∆ = 37°38'31"N 47°29'52" W253.75'R = 20.00'L = 33.27'∆ = 95°17'55"DRIVEWAY ENTRANCE ON CASHIN STREETPEDESTRIAN CONNECTION THROUGH SITE TO ADJACENT RESIDENTIAL WITH FOOTBRIDGE OVER BIORETENTION AREAPARKING FOR COMMERCIAL PORTION DIRECTLY ADJACENT TO ENTRYONSITE RESIDENT AMENITY SPACES (LOBBY/ LOUNGE/ FITNESS/ ETC.)AREA IN FRONT OF BUILDING 1 TO HAVE DECORATIVE PAVING AND CAN BE CLOSED OFF FOR FARMERS' MARKETS OR OTHER EVENTSOUTDOOR LIVING ROOM (GAME & DINING AREA)SHARED PARKING FOR RESIDENTIAL AND COMMERCIAL USESMARKET/ DELIICE CREAMERYCOFFEEBLISS STREETSANTA BARBARA ROADEL CAMINO REALBREWERY/ RESTAURANT(2-STORY)2-STORY RESIDENTIAL CONDOMINIUM BUILDINGS FRONTING CASHIN & BLISS STREETS3-STORY MIXED-USE BUILDING W/ COMMERCIAL SPACE, RESIDENTIAL AMENITIES AND SHORT-TERM VACATION RENTAL UNITSDRIVEWAY ENTRANCE ON BLISS STREET3-STORY RESIDENTIAL CONDOMINIUM BUILDING W/ PRIVATE GARAGES ON GROUND FLOORN 37°24'36" E99.97'S 31°23'17" W131.96'#2BUILDING TYPE 2(3 STORIES)#1BUILDING TYPE 1(1 STORY)MONUMENT/WELCOME SIGNAGE, S.L.D.PEDESTRIAN PATHWAY#3BUILDING TYPE 3(1 STORY)26'20'26'2 0 '
1 6 '
2 6 '
1 8 '9'9'9'166 SURFACE PARKING STALLS12 GARAGES20'10'912EXISTING BUS STOP18'18'MONUMENT/WELCOME SIGNAGE16'6'-WIDE PUBLIC UTILITIES & AMWC EASEMENT6'SITE RETAINING WALLS, S.C.D.NOTE:A. REFER TO CIVIL PLANS FOR ALL GRADING, DRAINAGE & UTILITY INFORMATION.B. REFER TO LANDSCAPING/ IRRIGATION PLANS FOR NEW PLANTINGS AND IRRIGATION INFORMATION.C. ALL PROPERTY LINES, EASEMENTS, AND BUILDINGS (EXISTING & PROPOSED) ARE SHOWN ON THIS SITE PLAN. SEE SURVEY FOR ADDITIONAL INFORMATION.D. VEHICULAR PARKING STALLS ARE 9-FEET WIDE BY 18-FEET DEEP, TYPICAL, UNLESS NOTED OTHERWISE.COMMERCIAL CLUSTER MAILBOX (CBU)RESIDENTIAL MAILROOM1 8 '8'TRASH111111111(E) FIRE HYDRANT(E) FIRE HYDRANTDateScaleSheet24x36:11x17:Project #A2.1FEBRUARY 20, 2024Dove Creek Mixed-UseATASCADERO, CA1" = 30'1" = 60'A22025CONCEPTUAL SITE PLANPROJECT NORTHTRUE NORTHPROPOSED ARCHITECTURAL SITE PLAN0'30'60'15'25
DateOCTOBER 18, 2023Atascadero, CASheetScaleDove CreekMixed-UseREQUESTED CONDITIONS OF APPROVAL MODIFICATIONS14.SHARED PARKING AND ACCESS EASEMENTS SHALL BERECORDED OVER ALL PARCELS AS APPLICABLE. EASEMENTSSHALL ALSO BE RECORDED FOR SHARED DRAINAGEFACILITIES. PARKING SHALL NOT BE DESIGNATED FOR EACHUSE EXCEPT FOR SHORT-TERM PICK-UP SPACES AND 95PRIVATE RESIDENTIAL GARAGE AND SURFACE SPACES.26
#5BUILDING TYPE 5(2 STORIES)CASHIN STREET#6BUILDING TYPE 5(2 STORIES)#7BUILDING TYPE 5 (2 STORIES)#4BUILDING TYPE 4(3 STORIES)TRASHTRASH13814309121024109612N 41°39'23" E 90.37'R = 854.00'L = 200.90'∆ = 13°28'43"N 53°15'50" E33.91'R = 20.00'L = 27.56'∆ = 78°56'26"R = 4930.49'L = 203.76'∆ = 2°22'04"N 31°54'23" W89.91'R = 4935.82'L = 99.75'∆ = 1°09'28"R = 20.00'L = 30.37'∆ = 87°00'18"S 62°33'46" W 94.08'R = 374.00'L = 228.06'∆ = 34°56'15"R = 492.00'L = 31.99'∆ = 3°43'31"R = 174.00'L = 94.60'∆ = 31°08'59"R = 20.00'L = 21.18'∆ = 60°41'21"R = 75.00'L = 66.04'∆ = 50°27'13"R = 20.00'L = 13.14'∆ = 37°38'31"N 47°29'52" W253.75'R = 20.00'L = 33.27'∆ = 95°17'55"DRIVEWAY ENTRANCE ON CASHIN STREETPEDESTRIAN CONNECTION THROUGH SITE TO ADJACENT RESIDENTIAL WITH FOOTBRIDGE OVER BIORETENTION AREAPARKING FOR COMMERCIAL PORTION DIRECTLY ADJACENT TO ENTRYONSITE RESIDENT AMENITY SPACES (LOBBY/ LOUNGE/ FITNESS/ ETC.)AREA IN FRONT OF BUILDING 1 TO HAVE DECORATIVE PAVING AND CAN BE CLOSED OFF FOR FARMERS' MARKETS OR OTHER EVENTSOUTDOOR LIVING ROOM (GAME & DINING AREA)SHARED PARKING FOR RESIDENTIAL AND COMMERCIAL USESMARKET/ DELIICE CREAMERYCOFFEEBLISS STREETSANTA BARBARA ROADEL CAMINO REALBREWERY/ RESTAURANT(2-STORY)2-STORY RESIDENTIAL CONDOMINIUM BUILDINGS FRONTING CASHIN & BLISS STREETS3-STORY MIXED-USE BUILDING W/ COMMERCIAL SPACE, RESIDENTIAL AMENITIES AND SHORT-TERM VACATION RENTAL UNITSDRIVEWAY ENTRANCE ON BLISS STREET3-STORY RESIDENTIAL CONDOMINIUM BUILDING W/ PRIVATE GARAGES ON GROUND FLOORN 37°24'36" E99.97'S 31°23'17" W131.96'#2BUILDING TYPE 2(3 STORIES)#1BUILDING TYPE 1(1 STORY)MONUMENT/WELCOME SIGNAGE, S.L.D.PEDESTRIAN PATHWAY#3BUILDING TYPE 3(1 STORY)26'20'26'2 0 '
1 6 '
2 6 '
1 8 '9'9'9'166 SURFACE PARKING STALLS12 GARAGES20'10'912EXISTING BUS STOP18'18'MONUMENT/WELCOME SIGNAGE16'6'-WIDE PUBLIC UTILITIES & AMWC EASEMENT6'SITE RETAINING WALLS, S.C.D.NOTE:A. REFER TO CIVIL PLANS FOR ALL GRADING, DRAINAGE & UTILITY INFORMATION.B. REFER TO LANDSCAPING/ IRRIGATION PLANS FOR NEW PLANTINGS AND IRRIGATION INFORMATION.C. ALL PROPERTY LINES, EASEMENTS, AND BUILDINGS (EXISTING & PROPOSED) ARE SHOWN ON THIS SITE PLAN. SEE SURVEY FOR ADDITIONAL INFORMATION.D. VEHICULAR PARKING STALLS ARE 9-FEET WIDE BY 18-FEET DEEP, TYPICAL, UNLESS NOTED OTHERWISE.COMMERCIAL CLUSTER MAILBOX (CBU)RESIDENTIAL MAILROOM1 8 '8'TRASH111111111(E) FIRE HYDRANT(E) FIRE HYDRANTDateScaleSheet24x36:11x17:Project #A2.1FEBRUARY 20, 2024Dove Creek Mixed-UseATASCADERO, CA1" = 30'1" = 60'A22025CONCEPTUAL SITE PLANPROJECT NORTHTRUE NORTHPROPOSED ARCHITECTURAL SITE PLAN0'30'60'15'27
DateScaleSheet24x36:11x17:Project #A1.0FEBRUARY 20, 2024Dove Creek Mixed-UseATASCADERO, CANTSA22025PERSPECTIVESPERSPECTIVE RENDERING (VIEW FROM INTERSECTION OF EL CAMINO REAL & SANTA BARBARA ROAD)28
Item 2
Grand Oaks
AMND24-0045/ Cal Coastal Holdings
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Atascadero Planning Commission
Staff Report – Community Development Department
Grand Oaks Paseo
Amendment
AMND24-0045
RECOMMENDATION(S):
Planning Commission adopt Draft Resolution recommending that the City Council amend
the Grand Oaks Master Plan of Development (Resolution 2019-082) and approve
AMND24-0045 to enlarge the common open space and amenity plan, delete unit 14, and
add 2 residential units above the community building, based on findings and subject to
conditions of approval.
Background
The Grand Oaks Development was approved by the City Council in November of 2019.
The project included a small-lot cottage subdivision with common area amenities and live-
work townhomes along the El Camino Real frontage. The project included approval of a
custom Planned Development Overlay Zone to allow for the small lot subdivision and
subsequent sale of each unit.
In 2023, the applicant team requested a revision to the project amenity spaces.
Specifically, they requested elimination of a cottage on Lot 14 with a revised communal
patio in its place and elimination of the community building in favor of a passive outdoor
gathering space with a dog run. The amendments were approved by the Planning
Commission but appealed to City Council. During the appeal hearing, the applicant team
stated that they could retain and construct the community building if the cottage on lot 14
was constructed, thus maintaining the originally approved Master Plan of Development.
The amendment was denied by City Council in favor of maintaining the original project
amenities. The City Council also authorized the City Manager to approve a project
phasing plan to ensure construction of amenity spaces in a timely manner. This phasing
plan is proposed to be amended to accommodate the community building revisions.
Since that time, the applicant team has worked with neighborhood residents and the
Homeowner’s Association on a plan to maintain the community building but eliminate the
cottage on Lot 14. Early marketing efforts did not show construction on lot 14 and som e
residents requested collaboration on a plan that eliminated construction of a unit on this
lot. Unit 14 blocks the views from surrounding units and interrupts the potential quality of
the common open space. The applicant team is proposing a common area patio on Lot
14, the addition of 2 residential units over the community building, and elimination of the
29
Item 2
Grand Oaks
AMND24-0045/ Cal Coastal Holdings
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
previously planned carport in response to this effort. This would increase the overall
density of the project by one unit, which is still below the maximum number of units
allowed by zoning.
At this time, approximately 66% of the units complete. The work-live portion of the project
has begun and the applicant team has been working on project revisions in coordination
with the Homeowner’s Association. It is staff’s understanding that the Association has
reviewed the proposed modifications and agrees with the parameters of this proposal.
Analysis
The proposed amendments include:
• Elimination of a cottage unit on Lot 14 and replacement with a communal outdoor
patio
• Modification of the community building to include 2 second floor residential units.
This necessitates an amendment to the PD overlay zone text for one additional
residential unit.
• Elimination of the carport structure.
Existing Master Plan of Development
The existing Master Plan of Development was designed with two main resident amenity
spaces: the central open space and a community building adjacent to the El Camino Real
frontage.
Central Open
Space area
Community
Building
30
Item 2
Grand Oaks
AMND24-0045/ Cal Coastal Holdings
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The project, as approved, includes an additional residential unit adjacent to the interior
open space area (Lot 14). Prior to construction, the developers decided not to construct
this unit to allow more open space between the units. The construction plans included an
expanded deck surrounding two large live oak trees. Due to construction impacts and
drought conditions in 2020, one of the significant large oak trees died and was removed
for safety. There is one remaining oak tree. The approved project also include s a
community building along the El Camino Real frontage. This building was envisioned to
have a community kitchen and dining area/flex space.
Proposed Amendments
The current proposal includes the elimination of Unit 14 and addition of 2 additional
residential units above the community building instead. Lot 14 has been revised to include
a common patio space. Amenities include a propane BBQ, gathering space, propane
firepits, and shade structure. This new area would be flat with a retaining wall along the
western edge to accommodate access from the surrounding units and create a more
usable space with an upper and lower patio area. Informal seating areas are proposed
under the remaining oak tree with mulch to reduce impacts to the rootzone as much as
possible. The developers had an arborist review the common area plans and it was
recommended that improvements be minimized under the dripline of the tree to ensure
post-construction survivability. The tree is currently in a state of decline.
New patio space
Informal seating
areas
31
Item 2
Grand Oaks
AMND24-0045/ Cal Coastal Holdings
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The original community building was an approximately 1,900 square-foot single-story
structure surrounded by shared patio spaces. The revised building has a slightly smaller
footprint, proposed at approximately 1,600 square-feet, and includes a small kitchen with
fridge and cooking facilities as well as a flexible assembly area to allow for gatherings.
Two accessible restrooms will also be provided. The building façade includes a
contemporary dimensional horizontal siding, natural wood accents, and metal roofing.
These materials are consistent with the project design theme . Staff has suggested a
condition of approval that requires the storefronts and windows to utilize black trim for
consistency with the adjacent live-work building.
Parking:
The original project qualified for the State Density Bonus program which required a total
of 64 parking spaces for the on-site project uses. The project provides 70 parking spaces,
resulting in an overage in required parking. With the elimination of the cottage unit on Lot
14, the proposed amendment will result in one unit above the original appro val. That
additional unit requires 2 parking spaces. The current plan meets parking requirements
for the existing approved uses and proposed additional unit.
In order to maintain financial feasibility of the project, the applicants are proposing to
eliminate the carport structure over the planned residential tandem spaces. The carport
structure included a bike storage tower on one side. The bike tower is proposed to remain.
Staff has conditioned that the height of the tower be reduced down to between 12 and 20
feet from the originally planned 30-feet to provide greater compatibility with the community
now that the tower will stand on its own.
32
Item 2
Grand Oaks
AMND24-0045/ Cal Coastal Holdings
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
PD Text Amendment
The Planned Development Overlay Text is proposed to be amended concurrently with
changes to the Master Plan of Development to accommodate the additional residential
unit. Updates were also made to the use list to eliminate uses that are no longer defined
in the code or to update the title of the use to align with the code definition section. A
redlined version of the PD text is included in the attached resolution.
Amended Phasing
The current phasing plan requires commencement and/or completion of certain
community space milestones in order to release occupancy of additional residential units.
The first phase allowed for release of 3 additional residential units once the community
building foundation inspection was passed. As these proposed modifications will require
resubmittal of the building permit for review and issuance, the phasing plan is proposed
to be modified to tie release of the next 3 units to the live-work building instead. The live-
work building is a similar milestone the community building in that creates a semi -
commercial space and a significant enclosure to the community from highway noise to
the west.
The applicants also provided a bond for the construction of the central deck per the
original Master Plan of Development. With the elimination of Unit 14, the bond amount
will need to be increased and the time extended to allow for permitting and construction.
Staff is recommending no greater than 3 months to completion of the deck from the date
of City Council action.
Conclusion
• The Grand Oaks Project is partially complete with approximately 2/3 of the cottage
units sold and construction ongoing on 9 additional units.
• Many of the amenities that were intended to be completed at this time are not in
place, and both the current residents and the City are concerned about the existing
and future condition of the property.
• The developer is requesting modifications in response to community resident
coordination efforts and challenging financial conditions.
ALTERNATIVES:
1. The Planning Commission may recommend that the City Council include
modifications to the proposed change request and/or conditions of approval. 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 request 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.
33
Item 2
Grand Oaks
AMND24-0045/ Cal Coastal Holdings
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
3. The Planning Commission may recommend that the City Council deny the
requested modification. 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. It is important to note that the city cannot
force construction of additional buildings but occupancy on future units can be held
to ensure the completion of any common landsca ped area adjacent to completed
units.
ATTACHMENTS:
1. Draft PC Resolution
2. Arborist Report
34
Item 2
Grand Oaks
AMND24-0045/ Cal Coastal Holdings
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1: Draft Resolution
AMND24-0045
DRAFT PC RESOLUTION
RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ATASCADERO, CALIFORNIA,
RECOMMENDING THAT THE CITY COUNCIL APPROVE
AMENDMENTS TO THE GRAND OAKS PROJECT MASTER PLAN OF
DEVELOPMENT AND PD OVERLAY ZONE #27 (AMND24-0045) TO
ENLARGE THE COMMON OPEN SPACE AND AMENITY PLAN, DELETE
UNIT 14, AND ADD 2 RESIDENTIAL UNITS ABOVE THE COMMUNITY
BUILDING
APN 029-274-014, 029-274-031, 029-274-032
GRAND OAKS PASEO
CAL COASTAL HOLDINGS
(AMND24-0045)
WHEREAS, an application has been received from Cal Coastal Holdings, LLC,
(Applicant/ Owner), 242 El Dorado Way, Pismo Beach, CA 93449, (AMND24-0045) to consider
an Amendment to the Master Plan of Development (Resolution 2019-082) and PD overlay text to
eliminate a cottage unit on Lot 14, eliminate the carport, and add two residential units to the second
floor of the community building; and
WHEREAS, the site has a General Plan Designation of High Density Residential (HDR)
and General Commercial (GC); and
WHEREAS, the site is in the Residential Multi-Family 24 (RMF-24) zoning district and
Commercial Retail (CR) with a Planned Development Overlay Zone (PD27); and
WHEREAS, A Master Plan of Development was approved by the City Council consistent
with the PD overlay standards on November 12, 2019 (Resolution 2019-082); and
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the state and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and
WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional
Use Permit Amendment application was held by the Planning Commission of the City of
Atascadero, at which hearing evidence, oral and documentary, was admitted on behalf of said
Amendments; and
NOW, THEREFORE, the Planning Commission of the City of Atascadero takes the
following actions:
35
Item 2
Grand Oaks
AMND24-0045/ Cal Coastal Holdings
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
SECTION 1. Recitals: The above recitals are true and correct.
SECTION 2. Public Hearings. The Planning Commission held a duly noticed public
hearing to consider the amendment application on June 18, 2024 and considered testimony and
reports from staff, the applicants, and the public.
SECTION 3. CEQA. The proposed modifications are consistent with the previously
certified Mitigated Negative Declaration (EDN2005-0063).
SECTION 4. Facts and Findings. The Planning Commission makes the following findings,
determinations and approvals.
I. The Planning Commission finds as follows:
1. The proposed project is consistent with the General Plan; and
Fact: The proposed amendments are consistent with the General Plan. The project site
is designated General Commercial and High-Density Multi-Family and was approved
as a custom-small lot subdivision with shared amenity space and a mixed-use
component along the project frontage, consistent with the General Plan goals and
policies. The proposed amendments do not change the overall use or character of the
project.
2. The proposed project or use satisfies all applicable provisions of the Zoning Ordinance;
and
Fact: The project was approved as part of a master planned residential and live-work
project and a custom Planned Development Overlay zoning district was approved for
the project to allow for the small-lot subdivision and flexibility in zoning standards.
Findings were made at the time of project approval that the project satisfied all
additional findings to qualify for the Planned development Overlay zone. The proposed
amendments do not change the overall use or character of the project.
3. The establishment, and subsequent operation or conduct of the use will not, because of
the circumstances and conditions applied in the particular case, be detrimental to the
health, safety or welfare of the general public or persons residing or working in the
neighborhood of the use, or be detrimental or injurious to property or improvements in
the vicinity of the use; and
Fact: The amendment will not change the use or character of the project and will not
be detrimental to the health, safety, or welfare of the general public or residents within
the project .
4. The proposed project or use will not be inconsistent with the character of the immediate
neighborhood or contrary to its orderly development; and
36
Item 2
Grand Oaks
AMND24-0045/ Cal Coastal Holdings
Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Fact: The proposed amendments are consistent with the character of the neighborhood
and are consistent with uses previously approved on the site.
5. The proposed use or project will not generate a volume of traffic beyond the safe
capacity of all roads providing access to the project, either existing or to be improved
in conjunction with the project, or beyond the normal traffic volume of the surrounding
neighborhood that would result from full development in accordance with the land use
element; and
Fact: The proposed amendments will not generate a substantial increase in traffic. The
2 additional proposed residential units will generate an insubstantial increase in the
volume of traffic.
6. The proposed project is in compliance with any pertinent City policy or criteria adopted
by ordinance or resolution of the City Council.
Fact: As conditioned, the projects meets all City and State development standards. City
council policy requires special findings to be made to approve a Planned Development
Overlay Zone, which include high quality landscape design. The proposed amendments
enhance the community amenity and are consistent with required findings.
SECTION 5. Approval. The Planning Commission of the City of Atascadero, in a regular
session assembled on June 18, 2024, resolves to approve an Amendment to the Grand Oaks Paseo
Master Plan of Development and corresponding Planned Development Overlay Zone Text
(AMND24-0045), subject to the following:
EXHIBIT A: PD Overlay 27 text amendments
EXHIBIT B: Conditions of Approval
EXHIBIT C: Amended project plan components
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
On motion by Commissioner ____________, and seconded by Commissioner ______________,
the foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT: ( )
ADOPTED:
CITY OF ATASCADERO, CA
______________________________
Tori Keen
Planning Commission Chairperson
Attest:
______________________________
Phil Dunsmore
Planning Commission Secretary
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EXHIBIT A: PD 27 Overlay Text Amendments
AMND24-0045
§ 9-3.672 Establishment of Planned Development Overlay Zone No. 27: (PD27).
Planned Development Overlay Zone No. 27 is established as shown on the Official Zoning Maps (Section 9-
1.102). A Planned Development Overlay Zone No. 27 is established on parcel APN 029-271-001 with a
combined gross acreage of 1.71 acres. The maximum residential density within the planned development
shall not exceed 30 31 residential units. The development standards contained within the master plan of
development document, as conditioned, shall be applied to all future development within the project
area, and as follows:
(a) All site development shall require the approval of a master plan of development. All
construction and development shall conform to the approved master plan of development, as
conditioned.
(b) The Vesting Tentative Tract Map (TR 3141) and any subsequent amendments for the site
shall be consistent with the approved master plan of development. All construction and
development shall conform to the approved master plan of development, as conditioned.
(c) No subsequent tentative parcel or tract map shall be approved unless found to be consistent
with the approved master plan of development.
(d) The commercial area, residential dwelling units, landscaping, walls and fencing shall be
subject to review under the City's Appearance Review requirements consistent with the
approved master plan of development.
(e) Building setbacks, lot sizes, landscape area, and lot coverage shall be as identified within the
approved master plan of development.
(f) All landscaping shown on the approved landscape plan will be installed by the developer and
shall be maintained as approved.
(g) All utilities, including electric, telephone and cable, along the frontage of, and within the PD
and along the project frontages shall be installed and/or relocated underground.
(h) The property will retain the Commercial Retail zoning district designation. The following
allowable uses are proposed for this district within the PD-27 overlay zone for the live/work
spaces and community building:
(1) Food and beverage retail sales General Retail;
(2) Furniture, home furnishings and equipment;
(3) General merchandise stores;
(4) Mail order and vending;
(25) Temporary or seasonal sales;
(36) Financial services;
(47) Offices;
(58) Temporary offices;
(69) Personal services;
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(10) Light repair services;
(711) Membership organizations;
(812) Business support services, where all areas of use are located within a building;
(913) Libraries and museums;
(104) Temporary events;
(115) Tasting room;
(126) Artisan foods and products;
(137) Day Care - Small family day care home;
(148) Research and development;
(159) Printing and publishing.
(i) The conditional uses will be as follows:
(1) Public assembly and entertainment;
(2) Microbrewery/brewpub;
(3) Schools—business and vocational;
(4) Schools;
(j) No open parking spaces shall be reserved for any commercial or residential tenant with the
exception of the tandem spaces.
(k) The common lot shall be maintained as a common use parcel for all residential tenants. No
fencing or other barrier shall be constructed which hinders pedestrian access to each residential
lot or which limits the ability for a residential owner to provide basic utility services to their
property.
(l) All trees shown to be protected on the approved master plan of development shall be
maintained. Any future tree removal shall require approval per the requirements set forth in the
Atascadero Native Tree Ordinance.
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT B: Conditions of Approval
AMND24-0045
Conditions of Approval
Grand Oaks Paseo
Common Area Amendments
AMND24-0045
Timing
BL: Business License
FM: Final Map
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Planning Services
1. City Council Resolution 2019-082 and all associated entitlements shall be
amended to eliminate the cottage unit on Lot 14, eliminate the carport structure,
and add two unit to the second floor of the community building, as depicted in
the attached exhibits and as subject to the conditions listed herein. All previous
conditions approved as part of DEV19-0049 shall remain in effect unless
specifically amended this amendment. The project site is known as the Grand
Oaks Paseo project and this approval shall be in effect regardless of owner.
Ongoing PS
2. The approval of these entitlements shall become final and effective for the
purposes of issuing building permits the day after the final hearing.
Ongoing
PS
3. The Community Development Department shall have the authority to approve
minor changes to the project that (1) result in a superior site design or appearance,
and/or (2) address a construction design issue that is not substantive to the
entitlements.
Ongoing PS
4. The applicant shall defend, indemnify, and hold harmless the City of Atascadero
or its agents, officers, and employees against any claim or action brought to
challenge an approval by the City, or any of its entities, concerning these
entitlements.
Ongoing PS
5. Prior to permit issuance of improvements to the central community area, Lot
14 shall be merged into the adjacent common are lot and shall be provided as
a common amenity space owned by the Owner’s Association, consistent with
EXHIBIT B, and as follows:
Central Open Space area improvements shall include:
• A shade pergola above the fire pit and lounge seating area
• A minimum of 2 natural gas or propane fire pit tables
• A minimum of 3 outdoor dining tables
• A BBQ and outdoor counter area
• Lounge seating within the upper and lower patio space
• Mulch and irrigation installed around the existing oak tree, under the
supervision of a consulting arborist and a minimum of 3 informal seating
areas.
.
Ongoing PS
6. Prior to issuance of permits for the common central amenity area, a bond shall
be submitted and accepted by the city in an amount deemed necessary to
construct all proposed improvements.
Common central space amenities shall be permitted as needed, installed and
finaled within 3 months of final Council action.
7. An updated phasing plan shall be approved prior to any further permit
application or issuance and prior to granting final occupancy for any residential
unit.
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Grand Oaks
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Conditions of Approval
Grand Oaks Paseo
Common Area Amendments
AMND24-0045
Timing
BL: Business License
FM: Final Map
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
8. The bike storage building shall be reduced in height to a maximum of 20-feet
high and a minimum of 12-feet high, and shall comply with the following
parameters:
• Bicycle parking/storage must provide a minimum of one 110-volt
electrical outlet and an additional outlet per ten bicycle parking spaces
for charging electric bicycles.
• Bicycle parking/storage racks must be designed to allow the user to
lock the bicycle to the rack and keep at least one bicycle wheel on the
ground or provide a means for the user to roll the bicycle onto a rack
and lift it up to a second level.
.
9. Colors and materials for the community building shall be as depicted in
EXHIBIT B. Modifications that are similar in nature and texture may be
approved by the Community Development Director, and as follows:
• All storefronts and windows shall be black trim, consistent with the
adjacent live-work building.
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
EXHIBIT B: Amended Project Plan Components
AMND24-0045
New upper patio
space
Informal seating
areas
New lower patio
space
Shade structure on upper patio
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
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Planning Commission | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2: Arborist Report
AMND24-0045
See Following
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Arborist Report/Review
Grand Oaks Project
Cal Coast Properties, Inc.
242 El Dorado Wy.
Pismo Beach, CA 93449
805-215-2703 cell
jack@calcoastalslo.com
Ted@calcoastalslo.com
4711 El Camino Real, Atascadero, CA
I met with Jack and Ted on Friday the 18th and they told me about the options for decking or synthetic turf to go on the
root zone of the White Oak. When I began to educate them about the effect that would have on the tree they realized
that they would like to change the plan to treat the root zone as naturally as possible, creating the least disturbance to
as much of the root zone as is possible.
This really will be the only workable plan to be able to save the tree and all of its benefits.
They began to realize it was better to leave the root zone in as natural a state as possible, even repairing the presently
grade-changed area to the natural grade that existed pre-construction. Oak litter and freshly chipped tree chippings will
be used if any additional mulch will be needed to create a 3 inch mulch layer on top of the soil in all exposed areas of the
root zone.
They mentioned a non-machinery compacted base DG walkway through the root zone area which they will show on
their plans.
Synthetic turf anywhere near 40 feet of the trunk of the tree will absolutely stop the root activity underneath said turf
area due to the compacted base that needs to be created for synthetic turf installation. The tree would respond
negatively as a result and then would be at much higher risk of drought stress and eventual death.
Please let me know if you have any other questions or if there is anything I can do.
Prepared by:
David Brown
805-474-8013
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