HomeMy WebLinkAboutOrdinance 671ATASCADERO OBJECTIVE DESIGN STANDARDS
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EXHIBIT A: Objective Design Standards (establishment of AMC 9-4.130)
Title 9 Planning and Zoning
Section 9-4.130 Multifamily and Mixed-use Building Design Standards
(a) Purpose. This Section establishes objective design standards (ODS) intended to facilitate high-quality site
planning and building design and to accelerate housing production through the clear communication of
design objectives and efficient permitting process for qualifying residential and mixed-use development
projects.
(b) Applicability. This Section applies to:
(1) New multifamily residential development consisting of two or more units and mixed-use
development pursuant to any provision of state law which references objective design standards,
including but not limited to Government Code Section 65589.5 (Housing Accountability Act) and
Section 65913.4, as may be amended from time to time; and
(2) The following remodels and additions to multifamily residential or mixed-use development:
(i) Any upper story addition;
(ii) An addition of more than forty percent (40%) of the existing floor area or greater than
five thousand (5,000) square-feet, whichever is less;
(iii) Remodels where alterations remove more than fifty percent (50%) of the exterior
walls or remove more than fifty percent (50%) of the roof framing; and
(iv) Conversion of existing nonresidential space to a residential use.
(c) Alternative Review Process. Projects that elect to deviate from the objective design standards in this
Section shall be subject to the approval of a Conditional Use Permit.
(d) Relationship to Other Standards and Requirements. Development projects subject to this Section shall
also comply with all other applicable standards and requirements of Title 9 (Planning and Zoning) for the
zoning district in which a proposed project is located. Where a conflict exists between the objective
design standards set forth in this Section and other Title 9 requirements, these provisions shall apply.
(e) Building Types. The objective design standards establish regulations for the following general building
types within a multifamily or mixed-use development: Mixed-use, Duplex, Triplex, Fourplex, Multiplex (5+
units), and Cottage Cluster. Where these regulations do not state which standards apply to a particular
building type, the standards shall apply to all building types.
Table 9.4.130-1: Allowable Building Type by Zoning District
Zoning Districts that Allow Multifamily Residential Allowable Building Types
Downtown Commercial (DC)
Mixed-use
Downtown Office (DO)
Commercial Neighborhood (CN)
Commercial Professional (CP)
Commercial Retail (CR)
Commercial Service (CS)
City of Atascadero
Ordinance No. 671
Exhibit APage 1 of 22
ATASCADERO OBJECTIVE DESIGN STANDARDS
DRAFT – MARCH 2024 2
Table 9.4.130-1: Allowable Building Type by Zoning District
Zoning Districts that Allow Multifamily Residential Allowable Building Types
RMF-24 – High-Density Residential Multifamily Duplex / Triplex / Fourplex
Multiplex (5+ units)
RMF-10 – Medium Density Residential Multifamily
Duplex / Triplex / Fourplex
Multiplex (5+ units) /
Cottage Cluster
(f) Building Design and Articulation.
(1) Number of Strategies Required by Building Type. All buildings shall incorporate the number of
design strategies indicated in Table 9-4.130-2. Where “all” is indicated, all design strategies in
that Subsection must be incorporated. Where a number is indicated, projects must include that
number of design strategies, choosing from the design strategy options listed in respective
Subsections (3), (4), and (5) below.
Table 9-4.130-2: Minimum Required Number of Design Strategies by Building Type
Building Type Minimum Number of Required
Design Strategies Incorporated
Tier 1 Tier 2 Tier 3 Tier 4
Mixed-use in Commercial Zones:
Buildings 25 ft or less in width All 0 3 1
Buildings between 25 ft - 50 ft in width All 1 3 1
Buildings more than 50 ft in width All 2 3 2
Mixed Use in DC or DO Zones
Buildings 25 ft or less in width All 0 3 1
Buildings between 25 ft - 50 ft in width All 1 3 1
Buildings more than 50 ft in width All 2 3 1
Multiplex (5+ units):
Buildings 50 ft or less in width All 1 3 2
Buildings more than 50 ft in width All 2 3 2
Duplex, Triplex, Fourplex, or Cottage Cluster All 0 2 1
(2) Tier 1 Design Strategies: Required Components. Projects shall comply with all standards listed in
this Subsection, as required by Table 9.4.130-2.
(i) Minimum Ground Floor Height in Nonresidential Zoning Districts.
a. Ground Floor Height. The minimum floor-to-unfinished ceiling height of ground
floor spaces shall be ten (10) feet.
b. Measured. Floor-to-ceiling height shall be measured from the top of the finished
floor to the bottom of the ceiling joists.
(ii) Transparencies. All façades that face streets or pedestrian plazas shall incorporate
windows and openings providing light to adjacent spaces, rooms, and uses as follows:
a. Nonresidential Ground-Floor Uses.
City of Atascadero
Ordinance No. 671
Exhibit APage 2 of 22
ATASCADERO OBJECTIVE DESIGN STANDARDS
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1. Windows and openings of nonresidential uses on the ground floor facing
primary streets shall constitute a minimum of thirty percent (30%) of the
ground floor street-facing building façade.
2. Windows and openings of nonresidential uses on the ground floor facing a
street other than a primary street shall constitute a minimum of twenty
percent (20%) of the ground floor street-facing building façade.
Figure 4-a: Transparencies
3. Windows shall provide a clear and transparent view into ground-floor
nonresidential uses, or shall display merchandise to reinforce a pedestrian
scale. See Section 9-4.130(i)(2)(ii) regarding allowed tinting.
4. The ground floor street-facing building façades shall be measured from the
ground floor of the first story to the finished floor of the second story.
b. Nonresidential Upper-Floor Uses. Windows and openings of nonresidential uses
on upper floors that face streets shall constitute a minimum of fifteen percent
(15%) of upper floor street-facing building façades. Upper-floor street-facing
building façades shall be measured from the finished floor of the second story to
the finished ceiling of the uppermost story.
c. Residential Uses. Windows and openings of residential uses shall constitute a
minimum of fifteen percent (15%) of all street-facing and common area facing
building façades.
(iii) Windows. A minimum of eighty percent (80%) of windows (based on window square
footage) shall be inset by at least two (2) inches from face of glass to face of trim (or
to face of exterior wall if there is no trim).
(iv) Blank Walls. The maximum length of any blank wall that is visible to adjacent
properties or rights of way, (meaning without a window, opening, or other massing
City of Atascadero
Ordinance No. 671
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ATASCADERO OBJECTIVE DESIGN STANDARDS
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break), shall be limited to twenty (20) feet in length, applicable to each story of any
development.
(v) Corner Treatments. For mixed-use projects, the corner(s) of a building located at the
intersection of two streets (or a street and a public plaza) shall incorporate at least
two (2) of the features listed below within twenty-five (25) feet of the corner of the
building:
a. An entry to ground floor retail or primary building entrance.
b. Change in material from the rest of the façade, applied to a minimum of eighty
(80) percent of the building height. See Section 9-4.130(i)(1).
c. Change in color from the rest of the façade, applied to a minimum of eight (80)
percent of the building height. Colors shall be returned at least four (4) feet from
exterior corners or dead end into a projecting or recessed massing break on the
perpendicular wall, whichever is less. (This option may not be chosen as one of
the two required features if a change in material is chosen as the other required
feature.)
d. Change in fenestration pattern from the rest of the façade, applied to a minimum
of eight (80) percent of the building height.
e. A three-dimensional tower element, which extends between three (3) and six (6)
feet in height above the top of the adjacent building façades or a change in height
of at least four (4) feet above or below the height of the abutting adjacent
façade; and/or
f. A different roof type from the roof type associated with the abutting adjacent
façade. (see section 9-4.130(g)(3))
(3) Tier 2 Articulation/Design Strategies: Wall Plane Variation. All façades facing the public right-of-
way shall include variation that cumulatively equals at least twenty-five percent (25%) of the
total façade plane area that faces the public right-of-way. To achieve the twenty-five percent
(25%) wall plane variation, projects shall incorporate, at a minimum, the number of design
strategies identified in Table 9.4.130-2 for Tier 2, choosing from the list of design strategies in
Subsection (f)(3)(i).
(i) Menu of Wall Plane Variation Design Strategy Options.
a. Plaza or forecourt. Provide a plaza or forecourt framing the entrance. The
minimum dimensions of a plaza or forecourt shall be a minimum of twelve (12)
feet in depth by twenty percent (20%) in length, measured as a percentage of the
building façade's length.
b. Upper story stepback. Provide an upper story (top-most or all stories above
ground floor) front stepback, a minimum of eight (8) feet in depth by at least
fifteen percent (15%) in length of the primary street-facing building façade.
c. Balconies. Provide balconies in compliance with Section 9-4.130[g][2]), which may
be recessed or projected.
d. General Massing Break. Provide a general massing break (recessed or projected)
with minimum dimensions of one (1) foot in depth by three (3) feet in length by
eight (8) feet in height.
City of Atascadero
Ordinance No. 671
Exhibit APage 4 of 22
ATASCADERO OBJECTIVE DESIGN STANDARDS
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e. Full Brick Façade. Brick or brick veneer shall cover at least ninety percent (90%) of
the total nontransparent façade, allowing ten percent (10%) for trim and accents.
For building facades less than fifty (50) feet in length, if all façades fronting the
public right-of-way are finished with brick or brick veneer, the project is exempt
from the twenty-five percent (25%) wall plane variation requirement indicated in
Subsection 9-4.130(f)(3). See also Subsection 9-4.130(i)(1)(ii) regarding returning
materials at corners.
Figure 4-b: Wall Plane Variation Options
Figure 4-c: How to Measure Wall Plane Variation
City of Atascadero
Ordinance No. 671
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ATASCADERO OBJECTIVE DESIGN STANDARDS
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(ii) Vertical Elements on Horizontal Buildings. Buildings wider than fifty (50) feet shall
include at least one (1) Tier 2 design strategy that adds a vertical element to offset the
horizontal width of the building. The vertical element shall be taller than it is wide.
Figure 4-d: Vertical Elements
(iii) Wall Plane Variation Projections into Front Setbacks. Up to fifty percent (50%) of the
wall plane variation requirement shall be allowed to encroach into a required front
setback two (2) feet or more beyond the required front setback. However, in no case
shall a building encroach into the public right-of-way.
Figure 4-e: Projections into Front Setbacks
(iv) Measurement. Wall plane variations shall be measured from the building’s ground-
floor footprint, regardless of the setback.
(4) Tier 3 Articulation/Design Strategies: Fenestration and Materials. Projects shall incorporate, at
a minimum, the number of design strategies identified in Table 9.4.130-2 for Tier 3, choosing
from the following list of design strategies:
City of Atascadero
Ordinance No. 671
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ATASCADERO OBJECTIVE DESIGN STANDARDS
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(i) For nonresidential uses, provide awnings with a minimum three-foot (3) depth,
covering at least seventy-five percent (75%) of windows and doors on the ground
floor (see Section 9-4.130[g][1]) on street facing façades.
(ii) Exceed all applicable minimum transparency requirements (per Section 9-
4.130[f][2][ii]) by an additional five (5) percentage points on façades facing streets
and common open space areas.
(iii) Window trim, with a minimum width of three and a half (3½) inches and depth of
three-quarters (3/4) of an inch, applied to one hundred percent (100%) of all windows
on façades facing streets and common open space areas.
(iv) Window frame material that is not white vinyl (all windows).
(v) Lintels applied over at least fifty percent (50%) of all window and door openings on
façades facing streets and common open space areas.
(vi) Windowsills projecting a minimum of two (2) inches beyond the building façade,
applied to at least fifty percent (50%) of all window openings on façades facing streets
and common open space areas.
(vii) Decorative trim materials applied to define a façade plane change between stories
(not at the roof level) such as molding, cornice, corbeled end beams, and/or rafter
tails, projecting a minimum of 18 inches beyond the building façade and running the
length of the façade plane change, which shall be applied to no less than 50 percent
of the street-facing façade length.
Figure 4-f: Decorative Trim
(viii) Post and beam supports, with a minimum dimension of six inches, applied under all
balconies.
City of Atascadero
Ordinance No. 671
Exhibit APage 7 of 22
ATASCADERO OBJECTIVE DESIGN STANDARDS
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Figure 4-g: Post and Beam Supports
(ix) Use of a secondary cladding material that is different from the primary cladding
material as follows (see Section 9-4.130[i][1] for materials requirements):
a. Duplex, Triplex, Fourplex, or Cottage Cluster. Secondary cladding material applied
for a minimum of ten percent (10%) of any street-facing façade area (excluding
windows and doors), or four (4) feet of cladding along the base for the full width
of the street-facing façade.
b. Multiplex and Mixed Use. Secondary cladding material applied for a minimum of
twenty-five percent (25%) of any street-facing façade area (excluding windows
and doors), or the first story of the street-facing façade (measured from the
finished floor of the first story to the finished floor of the second story).
(5) Tier 4 Articulation/Design Strategies: Roofs. Development projects subject to this Section shall
implement the number of components listed in Table 9.4.130-2 (Minimum Required Number of
Articulation/Design Strategies by Building Type) for Tier 4 (Roofs), choosing from the following
list of strategies:
(i) Eaves and rakes, with an eighteen-inch (18) minimum projection, on all roof sections.
(ii) Corbeled end beams or rafter tails at eaves, projecting a minimum of sixteen (16)
inches beyond the building façade and placed at a distance of between two (2) and
three (3) feet between each corbeled end beam/rafter tail, for the length of each roof
eave.
(iii) A cornice either:
a. Projecting a minimum of one (1) inch and a maximum of eight (8) inches,
extending the length of the building except for areas with a continuous vertical
feature; or
b. On an all brick building, a soldier row.
(iv) Variation in the roof profile, by either:
City of Atascadero
Ordinance No. 671
Exhibit APage 8 of 22
ATASCADERO OBJECTIVE DESIGN STANDARDS
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a. Varying the height of the same roof type by at least eighteen (18) inches in height
for one (1) to three (3) unit exposed on that elevation;
b. Varying the pitch of the same roof type by fifteen percent (15%);
c. Adding gables, equal to at least forty percent (40%) of the façade length.
Figure 4-h: Gables
(v) Combining more than one roof type; the secondary roof type shall represent at least
fifteen percent (15%) of the total roof line. See Section 9.4-130[g][3] for roof
standards. Implementation of this option may also be used to comply with Section 9-
4.130(f)(2)(v)(f) if applied at a corner.
(vi) Dormers applied to at least fifty percent (50%) of the windows of a street-facing
upper floor, but no less than two (2) windows.
(g) Requirements for All Awnings, Balconies, Roofs, Mechanical Equipment, and Detached Accessory
Structures. The following standards shall apply to all awnings, balconies, roofs, mechanical equipment,
and detached accessory structures:
(1) Awnings.
(i) Awnings shall be a minimum of five percent (5%) larger than the width of the opening
to emphasize building proportions.
(ii) Awnings shall be aligned with awnings on adjacent buildings within plus or minus one
(1) foot in height unless the ground-floor elevation is more than plus or minus one (1)
foot from other buildings due to topography changes.
(iii) Awnings shall be constructed of canvas, wood, or metal.
(iv) Awnings or canopies may encroach into the public right-of-way over the sidewalk,
extending to a distance within two (2) feet from the face of a curb. Any awning that
City of Atascadero
Ordinance No. 671
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ATASCADERO OBJECTIVE DESIGN STANDARDS
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encroaches into the public right-of-way shall maintain a minimum vertical clearance
above the sidewalk of eight (8) feet as measured from grade.
(2) Balconies.
(i) When private balconies project from a building façade, the maximum depth shall be
ten (10) feet, measured from the building’s ground-floor footprint.
(ii) To count toward required open space, balconies shall be a minimum of six (6) feet in
width and four (4) feet in depth, and eight (8) feet in height. Balconies that do not
meet these minimum dimensions may still be used as a design strategy to meet Tier 2
minimum requirements per Table 9-4.130.2.
(iii) When balconies project into the public right-of-way, such balconies shall maintain a
minimum vertical clearance above the sidewalk of sixteen (16) feet.
Figure 4-i: Balcony Project/Recess
(3) Roofs.
(i) Allowed Roof Types. Roofs shall be one of the following types:
a. Gable;
b. Flat;
c. Shed; or
d. Hipped.
(ii) Regulations for Flat Roofs. Flat roofs, applied as either a primary or secondary roof
type, are allowed provided they incorporate at least one of the following:
a. A cornice, projecting a minimum of four (4) inches and a maximum of eight (8)
inches, extending the length of the flat roof.
City of Atascadero
Ordinance No. 671
Exhibit APage 10 of 22
ATASCADERO OBJECTIVE DESIGN STANDARDS
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b. Eaves with an eighteen (18) inch minimum projection, extending the length of the
flat roof.
c. For buildings with a full brick façade in compliance with Section 9.4-130(f)(3)(i)(e),
use of a soldier course on the topmost row (perpendicular to the rest of the
field), as a border treatment.
(iii) Regulations for Gable Roofs. Where the nonvertical side of a gable roof faces the
street or a common area, additional gables equal to at least twenty-five percent (25%)
of the façade length are required along the street-facing or common area facing side.
If no additional gables are provided, the vertical side of a gable shall be oriented
toward the street.
(iv) Regulations for Shed Roofs. Shed roof types, applied as either a primary or secondary
roof type, shall be subject to the following standards:
a. A pitch of at least two (2) in twelve (12); and
b. Eaves with a two (2) foot minimum projection, extending the length of the shed
roof.
(v) Prohibited Roof Types. Mansard roof types are prohibited.
(4) Mechanical Equipment. Mechanical equipment shall be screened pursuant to Section 9-4.128
(Fencing and screening).
(5) Detached Accessory Structures. Detached accessory structures shall be designed to be
consistent with the architecture of the main building, using the same materials and colors.
(h) Entryway Standards.
(1) Allowable Entryway Types by Building Type.
(i) All building designs shall incorporate at least one (1) of the entryway types allowed
for that building type, as identified in Table 9.4.130-3 and described in Subsections (2)
and (3) below.
Table 9.4.130-3: Allowed Entryway Types by Building Type
Building Type Entryway Type
Shopfront Arcade Stoop/Porch
Mixed-use Allowed Allowed --
Multiplex (5+ units) -- Allowed Allowed
Duplex, Triplex, Fourplex, or Cottage Cluster -- -- Allowed
(2) Requirements for All Entryway Types.
(i) Entries associated with individual ground-floor dwelling units or a lobby entrance
serving several units shall be oriented toward a street or internal pathway/courtyard.
(ii) Within vertical mixed-use buildings, pedestrian access to the residential uses shall be
separate from access points to commercial uses, such as via a lobby.
(3) Standards for Individual Entryway Types.
(i) Shopfront Entryway Requirements.
City of Atascadero
Ordinance No. 671
Exhibit APage 11 of 22
ATASCADERO OBJECTIVE DESIGN STANDARDS
DRAFT – MARCH 2024 12
Table 9.4.130-4: Shopfront Entryway Elements
Shopfront Element Minimum
Width of storefront bay(s) 6 feet
Height to bottom of awning/canopy (clear) 8 feet
Height of bulkhead 2 feet
a. A shopfront entry may be recessed or in line with building footprint.
b. Storefront glass must be clear without reflective coating and must comply with
Section 9-4.130(i)(2)(ii).
c. Glass in transom and clerestory windows may be clear, stained glass, or frosted
glass.
d. Doors shall use the same materials and design as display windows and framing.
e. Bulkheads, where used, may include any of the following materials: ceramic tile,
wood panels, polished stone, or glass tile.
f. Awnings shall comply with Section 9-4.130(g)(1).
Figure 4-j: Shopfront Entry
City of Atascadero
Ordinance No. 671
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ATASCADERO OBJECTIVE DESIGN STANDARDS
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(ii) Arcade Entryway Requirements.
Table 9.4.130-5: Arcade Entryway Elements
Arcade Element Minimum
Depth - façade to interior column face 8 feet
Length along frontage - percent of building
façade width
75%
Height - sidewalk to ceiling 12 feet
a. Along primary frontages, arcade column spacing shall correspond to building
entries.
b. Column height shall be between four (4) to six (6) times the column width.
Column spacing and colonnade detailing, including lighting, shall be consistent
with the style of the building to which it is attached.
c. If applied to a stand-alone residential building, an arcade’s elevated walkway
shall not count as a design strategy to meet the wall plane variation requirements
of Section 9-4.130(f)(3).
Figure 4-k: Arcade Entry
(iii) Porch Entryway Requirements.
Table 9.4.130-6: Porch Frontage Elements
Cottage Cluster,
Duplex/Triplex/Fourplex
Multiplex
Frontage Element Minimum Maximum Minimum Maximum
Depth (not including stairs) 4 feet -- 7 feet --
Width 6 feet -- 12 feet --
City of Atascadero
Ordinance No. 671
Exhibit APage 13 of 22
ATASCADERO OBJECTIVE DESIGN STANDARDS
DRAFT – MARCH 2024 14
Table 9.4.130-6: Porch Frontage Elements
Cottage Cluster,
Duplex/Triplex/Fourplex
Multiplex
Frontage Element Minimum Maximum Minimum Maximum
Floor Height (measured from
adjacent finished grade)
-- 5 feet -- 4 feet
Height (measured from porch
floor to ceiling)
8 feet 12 feet 9 feet 12 feet
a. Porches shall correspond directly with the building entry(s) to which the porch
provides access. Porches may include a gabled entry, distinct change in roof line
or columns, or have some other significant architectural distinction to define the
entryway.
b. Exterior stairs leading to the porch may be perpendicular or parallel to the
adjacent sidewalk.
c. Landscaping shall be planted to the sides of the landing, either at grade or in
raised planters. For porches greater than six (6) feet in width, landscaping may be
provided next to the porch or on the porch landing, either at grade or in raised
planters.
d. For projecting porches, porch depth shall be measured between the wall and the
outside column face. Porch width shall be measured from the outside of corner
columns. Where no columns exist (in the case of a cantilever or half wall), porch
width and depth shall be measured from the edge of any stoop and the inside
edge of any half wall.
e. For recessed porches, porch depth shall be measured between the recessed
portion of the wall and the ultimate building façade. Porch width shall be
measured between the walls, with no point being less than the required
minimum width.
Figure 4-l: Projecting Porch Entry
City of Atascadero
Ordinance No. 671
Exhibit APage 14 of 22
ATASCADERO OBJECTIVE DESIGN STANDARDS
DRAFT – MARCH 2024 15
Figure 4-m: Recessed Porch Entry
(i) Building Materials and Colors.
(1) Exterior Wall Building Materials.
(i) Allowed and Prohibited Exterior Wall Materials. Table 9-4.130-7 identifies allowed
and prohibited exterior building wall materials.
Table 9-4.130-7: Exterior Wall Building Materials
Wall Materials Standard Additional Regulations
Brick (including brick veneer) P
Stone (unpainted) P Veneer (not panels)
Stucco P Fine sand or hand troweled only
Finished wood, wood veneer,
engineered wood, wood siding
P
Fiber cement siding and panels P
Plaster (rated for outdoor use) P
Metal (standing seam, coreten, or
corrugated)
P If colored, must be factory powder
coated and not applied after market.
Exterior Insulation Finishing System
(EIFS)
P
Concrete (poured in place or
precast)
S
Ceramic tile S
Glass (transparent spandrel) A
Glass (block) A
Vinyl N
Plastic N
Gloss tiles N
T-111 Plywood N
Rough stucco N
City of Atascadero
Ordinance No. 671
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Table 9-4.130-7: Exterior Wall Building Materials
Wall Materials Standard Additional Regulations
P: Primary or secondary material
S: Secondary or accent material only
A: Accent material only
N: Not allowed/prohibited
(ii) Veneers and Secondary Cladding Materials. Veneers and secondary cladding materials
shall be returned at least four (4) feet from exterior corners or dead end into a
projecting or recessed massing break on the perpendicular wall, whichever is less.
(iii) Application Requirement. Detailed drawings shall indicate how sheet or panelized
materials will be joined, and how lines formed by control joints related to other
architectural details shall be provided.
(2) Windows and Doors.
(i) Mirrored glass is prohibited.
(ii) Dark tinted glazing is prohibited; lightly tinted glazing that is less than fifteen percent
(15%) and low emissivity is acceptable.
(iii) Simulated divided lites are prohibited.
(3) Cornices. Exterior decorative molding and cornices constructed with polyurethane foam are
prohibited.
(4) Color Variety.
(i) The number of colors appearing on the entire building wall exterior shall be at least
two (2) and not more than four (4) (or four (4) tones of the same color), including trim
and accent colors. A different color roof shall not count as a different color for the
purposes of this subsection.
(ii) Certain materials (such as brick or stone) have distinct coloring in their natural state
and shall count as an element of color, to be incorporated into the overall design.
(j) Transition to Abutting Rural and Single Family Uses. Where the side or rear property line abuts a
property in the RR, RS, RSF, or LSF zoning districts, the following standards shall apply.
(1) Minimum Setback. Multiplex (5+ units) and Mixed-Use with five units or more shall be setback at
least ten (10) feet from the abutting RR, RS, RSF, or LSF zoning district property line.
(2) Upper Story Stepback/Building Setback. Multiplex (5+ units) and Mixed-Use with five units or
more shall comply with one of the following:
(i) Upper Story Stepback. For buildings within fifteen (15) feet of an abutting RR, RS, RSF,
or LSF zoning district, a minimum six-foot (6) stepback shall be provided on any of the
portions of the building above 25 feet, applied to the façade of the building that faces
the abutting RR, RS, RSF, or LSF zoning district; or
(ii) Building Setback. Alternatively, the entire building may be set back at least fifteen (15)
feet from the abutting RR, RS, RSF, or LSF zoning district property line.
City of Atascadero
Ordinance No. 671
Exhibit APage 16 of 22
ATASCADERO OBJECTIVE DESIGN STANDARDS
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Figure 4-n: Upper Story Stepback
Figure 4-o: Building Setback
City of Atascadero
Ordinance No. 671
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ATASCADERO OBJECTIVE DESIGN STANDARDS
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(3) Balcony Orientation. Balconies on buildings visible from and within 30 feet of the adjacent RR,
RS, RSF, or LSF zoning district shall not be oriented toward the adjacent RR, RS, RSF, or LSF zoning
district property line.
(4) Landscape Buffer. A minimum five-foot-wide (5) landscape buffer (clear of any wall footings)
shall be provided adjacent to a RR, RS, RSF, or LSF zoning district. Evergreen screening trees shall
be:
(i) Planted at a minimum interval of fifteen feet (15) along interior property lines
abutting an RS, RSF, or LSF zoning district;
(ii) Consist of species that attain a twenty-foot (20) minimum height at maturity; and
(iii) Minimum fifteen-gallon (15) size at time of planting.
(5) Screening Wall. A solid wall or fence not less than six (6) feet in height shall be placed and
maintained on interior lot lines abutting property zoned for single-family residential use.
(k) Additional Standards for Mixed-use
(1) Ground Floor Space. Ground floor residential-serving spaces shall be limited to essential
residential amenities including lobbies, mail areas, access to units, bicycle storage, and
mechanical equipment, and shall not include gyms or other common interior gathering or
recreation areas.
(2) Mailboxes. In mixed-use developments, separate mailboxes and package delivery/pick-up areas
shall be provided for the residential and commercial components of a project.
(l) Additional Standards for Cottage Clusters
(1) Applicability. All detached dwelling units, including attached single-family duplex units,
constructed in multifamily zoning districts shall comply with this Section. Any housing project
seeking a small lot subdivision must meet all of the following standards:
(2) Site Planning.
(i) A single cottage cluster must contain a minimum of three (3) and a maximum of
twelve (12) cottages. A cottage cluster project may include more than one (1) cluster
with more than one (1) associated common courtyard. There is no limit to how many
cottage clusters are permitted on a single lot.
(ii) All cottages within a single cottage cluster, with five (5) or more units, must share a
common courtyard. Four (4) or fewer cottages within a cottage cluster are not
required to provide a common courtyard.
(iii) Garages and carports (whether shared or individual) shall not abut more than twenty-
five percent (25%) of a common courtyard’s perimeter.
(iv) Allowed building types include single units and duplexes.
(v) Where the parent parcel frontage is less than 100-feet, access shall be consolidated
with one driveway serving all units, with the exception of existing access to an existing
unit proposed to remain where that access cannot be designed to become the shared
accessway.
(3) Setbacks.
(i) The setbacks from adjacent property lines along the perimeter of the cottage cluster
development shall be the same as required by the underlying zoning district.
City of Atascadero
Ordinance No. 671
Exhibit APage 18 of 22
ATASCADERO OBJECTIVE DESIGN STANDARDS
DRAFT – MARCH 2024 19
(ii) Cottage structures (comprised of either individual units or duplexes) shall be
separated by a minimum distance of six (6) feet between walls.
(4) Maximum Footprint. The footprint of each cottage shall not exceed eight hundred (800) square
feet for a single detached unit and one thousand (1,000) square feet for a duplex. A communal
garage or parking structure is permitted and is not subject to the maximum footprint
requirements for cottages. The building footprint shall be measured by calculating the total
square foot area of a building, when viewed directly from above, that covers a portion of a lot,
except that the following structures or parts of structures shall themselves not be included in
calculating building footprint:
(i) Any part of a structure without a roof.
(ii) Roof eaves.
(iii) Carports, porches, and balconies that are open at least 50 percent of their respective
sides.
(iv) Detached garages or accessory buildings.
(5) Open Space. All cottage cluster developments shall comply with Section 9-3.262(c) requirements
for outdoor recreation or gathering areas, except cottage cluster developments with five (5) or
more units shall have a common open space area (courtyard) to be shared by residents, subject
to the following standards:
(i) The common courtyard shall be at least fifteen (15) feet wide at its narrowest point
and no less than four hundred (400) square feet.
(ii) Each cottage within a cluster must either:
f. Abut the common courtyard;
g. Have a main entrance facing the common courtyard; or
h. Be within ten (10) feet from a pedestrian path connecting to the common
courtyard, measured from the façade of the cottage, to the nearest edge of the
pedestrian path. A pedestrian path may include a common driveway crossing
with alternative paving.
(iii) The common courtyard shall be developed with a mix of landscaping, passive
recreation area, pedestrian paths, and/or paved courtyard area, and may also include
recreational amenities. Impervious elements of the common courtyard shall not
exceed seventy-five percent (75%) of the total common courtyard area.
(iv) Construction and installation of common area amenities shall be completed prior to
approval of the final building permit for any unit abutting the courtyard.
(6) Fences.
(i) Exterior Fences Delineating the Original Project Boundary. Fences located along the
original project boundary’s front, side, and rear property lines shall comply with
Section 9-4.128(c)(1)(ii).
(ii) Interior Fences Delineating Private Yards and Common Open Spaces.
a. Fencing located within the interior of the original project site perimeter used to
delineate private yards and common open space areas:
1. Shall not exceed forty-two (42) inches in height;
City of Atascadero
Ordinance No. 671
Exhibit APage 19 of 22
ATASCADERO OBJECTIVE DESIGN STANDARDS
DRAFT – MARCH 2024 20
2. Shall be at least fifty percent (50%) transparent; and
3. Shall not consist of solid (e.g., board, cinder block), chicken wire, or white
vinyl fencing (examples of allowed fencing material include split rail and
framed welded wire fencing.
b. Exception: Fencing used to delineate private yards within 10 feet of the original
project boundary’s side and rear property lines may choose to instead comply
with Section 9-4.128(c)(1)(ii).
(7) Pedestrian Access.
(i) A pedestrian path shall be provided that connects the main entrance of each cottage
to the following:
a. The common courtyard (for clusters of five or more units)
b. Shared parking areas;
c. Sidewalks; and
d. Public rights-of-way abutting the site.
(ii) The pedestrian path must be hard-surfaced (concrete, asphalt, or pavers) and a
minimum of three (3) feet wide.
(8) Existing Structures. An existing single-family dwelling and accessory uses and buildings on a lot
to be used for a cottage cluster project may remain within the cottage cluster project area
provided the structures comply with the standards in Subsections i – iii below.
(i) The existing dwelling may remain and be nonconforming with respect to the
requirements of Section 9-4.130(l) (Additional Standards for Cottage Clusters).
(ii) The existing dwelling may be altered or expanded up to the allowed maximum height
and maximum building footprint per Section 9-4.130(l)(4) (Maximum Footprint).
Existing dwellings that exceed the maximum height and/or footprint standards may
not be expanded.
(iii) The existing dwelling shall be excluded from the calculation of maximum average
dwelling size of a cottage cluster, per Section 9-3.331(g).
(9) Small Lot Subdivisions. For housing developments pursuing subdivision under the provisions of
this Section, the following shall also be required:
(i) All small-lot subdivisions within a multifamily zoning district must meet the cottage
cluster standards (Section 9-4.103[l]) in addition to all applicable objective design
standards for multi-family development (Section 9-4.130).
(ii) A Master Plan of Development (approved in the form of a Conditional Use Permit) of
the site shall be approved in accordance with applicable objective design standards
set forth in Section 9-4.130. All construction and development shall be completed in
conformance with the approved Master Plan of Development.
(iii) No subsequent tentative parcel or tract map shall be approved unless found to be
consistent with the approved Master Plan of Development.
(iv) Deed covenants and easements for shared amenities shall be recorded prior to
recordation of the final map.
City of Atascadero
Ordinance No. 671
Exhibit APage 20 of 22
ATASCADERO OBJECTIVE DESIGN STANDARDS
DRAFT – MARCH 2024 21
(iv) Alternative Compliance. For projects that meet the definition of a “small home lot development” pursuant to
Government Code Section 66499.40, where a conflict exists between this Section and Government Code Section
66499.40, Government Code Section 66499.40 shall prevail.
(m) Definitions
1. Abut. Contiguous to having district boundaries or lot lines in common (i.e., not separated by an alley,
public or private right-of-way, or street).
2. Arcade. An Entryway Type where the facade is a colonnade on the ground floor that overlaps a
walkway parallel to the front elevation of a building.
3. Articulation. The breaking up of a flat and uniform building façade by using recessed wall areas,
indents, projections, changes in building materials, and detailed projecting features such as stoops,
bay windows, awnings, canopies, and/or balconies.
4. Bay Window. A window or series of windows projecting from the outer wall of a building and forming
a recess within.
5. Building Footprint. The area of the ground surface occupied by an existing or proposed structure,
measured from exterior wall to exterior wall at the base of the structure.
6. Cornice. A molded and projecting horizontal feature that crowns a façade.
7. Cottage Cluster. A grouping of no fewer than three detached dwellings.
8. Duplex. A residential building with two units.
9. Dormer. A vertical window that projects from a sloping roof, which may be gabled or hipped.
10. Façade. Any exterior face or wall of a building.
11. Flat Roof. A roof without any sloped sides, with a pitch of ten (10) degrees or less.
12. Forecourt. Open area in front of a building’s entrance surrounded by walls on at least three sides.
13. Fourplex. A residential building with four units.
14. Gable Roof. A roof with two slopes joining at a single ridge line and a gable at each end.
15. General Massing Break. See “Massing Break.”
16. Hipped Roof. A roof with four sloped sides. The sides meet at a ridge at the center of the roof. Two of
the sides are trapezoidal in shape, while the remaining two sides are triangular, and thus meet the
ridge at its endpoints.
17. Lintel. A horizontal element over an opening, often found spanning doors or windows. Lintels can be
structural/load bearing or ornamental.
18. Mansard Roof. A roof with two slopes on each of four sides, the lower steeper than the upper, or
culminating in a flat roof at the ridge line.
19. Massing. The three-dimensional bulk of a structure: height, width, and depth.
20. Massing Break. Recess/projection measured from the building footprint with minimum dimensions of
one (1) foot in depth by three (3) feet in length by eight (8) feet in height.
21. Mixed-use. A development that has a vertical separation of commercial and residential land uses in a
building. Residential units within a commercial district are subject to compliance with allowed density
and shall not be located on the ground floor.
City of Atascadero
Ordinance No. 671
Exhibit APage 21 of 22
ATASCADERO OBJECTIVE DESIGN STANDARDS
DRAFT – MARCH 2024 22
22. Multiplex (5+ units). A residential building with five or more units.
23. Occupied Space. An enclosed space in a building intended for human activities, including bathrooms
and circulation, but not including vehicle parking or space for other building functions such as
storage, solid waste storage, building equipment, or computer servers.
24. Plaza. A public square or open space accessible to the public.
25. Porch. An Entryway Type, usually with outdoor steps, stairs, and/or a raised platform, where an entry
door and corresponding landing area (entrance) are provided on the front elevation of a building on
the ground floor, for the purpose of providing pedestrian access from the outdoor ground elevation
to a building interior. A porch can be recessed or projected, but must be covered.
26. Public Realm. The area outside a building accessible or visible to the public, including public right-of-
way, sidewalk easement, and publicly accessible open space.
27. Shed Roof. A roof shape having only one (1) sloping plane.
28. Stepback. The required or actual placement of a building a specified distance away from a road,
property line, or other structure at a level above the first floor.
29. Street. A public or private right-of-way.
30. Transparency. The ability of a building or structure to visually transmit light, allowing for a clear view
of the interior or exterior spaces via doors and windows.
31. Triplex. A residential building with three (3) units.
32. Unoccupied Space. An enclosed space in a building not intended for human activities but only for
building services, such as storage, trash, equipment, building utilities.
33. Wall Plane Variation. Change in condition, character, or form of a continuous exterior wall
implemented through one or more options outlined Section 9-4.130(f)(3)(ii).
City of Atascadero
Ordinance No. 671
Exhibit APage 22 of 22
Quality Code Data 11/1/2022, Page 1
EXHIBIT B: Proposed Municipal Code Text Amendment – Title 9
9-2.107 Design Review Committee.
(a) Purpose. The Design Review Committee is established to implement the goals and policies of the
General Plan. The intent is to ensure that the physical design of new development meets the
following objectives:
(1) Maintaining the rural character and identity of Atascadero;
(2) Enhancing the appearance and character of the City by reviewing the architecture and site plans
for commercial, office, industrial, single-family residential subject to CEQA, and multifamily or
mixed-use residential projects that are requesting a discretionary approval or exception;
(3) Ensuring that development is compatible with surrounding uses and improvements by requiring
building designs that provide appropriate visual appearance and site plans to mitigate
neighborhood impacts.
(b) Design Review Committee—Composition. The City Council shall appoint the Design Review
Committee. The Design Review Committee shall consist of the following:
(1) Two (2) members of the City Council;
(2) Two (2) members of the Planning Commission;
(3) One (1) at large member resident of the City. This at large member shall be a resident of the
City. The Council shall choose an at large member that best fits the intent of the Design Review
Committee.
(c) Terms of Service. The Design Review Committee members from the City Council and Planning
Commission shall serve a two (2) year term. This service term shall commence at the date of
appointment. The at large member resident shall have a service term of two (2) years. This term
shall begin at the date of appointment by the City Council.
(d) Authority. The Design Review Committee has the authority to approve and make recommendations
to the review authority (Director, Planning Commission, or City Council, depending on the project)
in regards to the architectural appearance, signage, site plan, and landscape plan of the following
projects:
(1) All multifamily residential and mixed-use projects that do not comply with Section 9-4.130
(Multifamily and Mixed-use Building Design Standards) or that require discretionary action;
(2) All nonresidential projects, including commercial, office, and industrial, unless determined to be
minor and incidental by the Community Development Director;
(3) Public facility projects and buildings located in a highly visible area;
(4) Development in an open space zoning district;
(5) Development projects requiring a conditional use permit, zone change (including requests for a
planned development overlay zone), or general plan amendment.
(e) Meeting. The Design Review Committee shall convene as needed. This meeting shall be open to the
public and consist of a quorum of the Committee, the Community Development Director or their
designee, and pertinent City staff members.
(f) Appearance Review Approval. The Design Review Committee shall take into consideration the
following criteria in either approving or endorsing the design of a project, or making
recommendations for projects that require Planning Commission and/or City Council approval. The
Design Review Committee may require or recommend additional conditions of approval. The
following is a list of criteria that the Design Review Committee shall take into consideration:
City of Atascadero
Ordinance No. 671
Exhibit B
Page 1 of 40
Quality Code Data 11/1/2022, Page 2
(1) Project design consistency with the goals and policies established by the General Plan;
(2) Project design consistency with the guidelines and standards for development set forth in the
Atascadero Municipal Code and by the Appearance Review Manual;
(3) Finding that the proposed development plan is compatible with, and is not detrimental to,
surrounding land uses, and improvements provide appropriate visual appearance.
(g) Determination.
(1) The Community Development Director shall provide the applicant with correspondence
regarding the outcome of the meeting, including any additional recommendations or conditions
of approval that are required or recommended by the Committee.
(h) Compliance. All requirements imposed by the Design Review Committee shall be incorporated into
a building permit and completed prior to permit final, unless altered by the decision-making body.
Failure to comply with the requirements of the Design Review Committee for projects over which
they have approval authority constitutes a violation of this code.
(i) Appeals. Appeals of final decisions from the Design Review Committee, where the committee acts
as the decision-making body, shall be made to the Planning Commission and filed within fourteen
days (14) days of the Design Review Committee’s decision. Any additional appeals shall be
consistent with Section 9-1.111 of this chapter. If the Design Review Committee cannot reach a
decision on a design review issue, the Committee may refer this issue to the Planning Commission.
9-2.107
9-2.109 Precise plan.
(a) Precise plan approval is required when a development or use of land is listed in a particular zoning
district as an allowable use and when it is determined by the Community Development Director that
the development project, or the establishment of a use of land which is not a development project, is
not eligible for a categorical exemption pursuant to Public Resources Code Section 21084 and the
State EIR Guidelines. Precise plans consider the greater effects such uses may have upon their
surroundings, and the characteristics of adjacent uses which could have detrimental effects upon a
proposed use. The preparation and processing of a precise plan shall be as follows:
(b) Precise Plan Content. Precise plan applications shall include, as may be necessary, site plans, written
descriptions of activities to be conducted, technical studies of site characteristics, and any other
materials set forth on the application form or otherwise prescribed by City policy.
(c) Review and Approval. The Community Development Director shall approve a precise plan
application at the end of the public notice period when the proposed project or use satisfies all
applicable provisions of this title. The approval shall become effective for the purpose of issuance of
a building or grading permit, or establishment of a use not involving construction, fourteen (14) days
after approval, unless an appeal is filed with the Planning Department as set forth in subsection (d)
of this section.
(d) Appeal of Precise Plan Decision. Any person may appeal a decision on a precise plan application as
set forth in Section 9-1.111.
9-2.109
9-2.110 Conditional use permit.
(a) The conditional use permit is the process used to review land use proposals of a nature or magnitude
which could significantly affect their surroundings. Such land use proposals include:
(1) Uses that are shown as conditional uses in a particular zoning district; or
(2) Multifamily and mixed-use residential developments, even if such a development is listed as an
allowed use in a particular zoning district, if the proposed development is not compliant with
City of Atascadero
Ordinance No. 671
Exhibit B
Page 2 of 40
Quality Code Data 11/1/2022, Page 3
Section 9-4.130 (Multifamily and Mixed-use Building Design Standards), and/or if the project
includes fifty (50) or more dwelling units.
(3) Nonresidential development containing fifty thousand (50,000) square feet or more of building
footprint area, even if such a development is listed as an allowable use in a particular zoning
district; or
(4) Outdoor commercial and industrial sales and storage developments as defined by Section 9-
9.102 of ten thousand (10,000) square feet or more, even if such a development is listed as an
allowable use in a particular zoning district.
(b) Because of the intensity or specific characteristics of such uses, public review and input into
decisions on whether to approve such proposals is needed. That input is given in a public hearing
before the Planning Commission. The conditional use permit is a discretionary approval and the
Planning Commission may approve or disapprove a conditional use permit or may adopt additional
conditions of approval. Conditional use permit applications may be denied by the Planning
Commission because of specific findings identified through public hearing testimony or because of
provisions of this title. When conditional use permit approval is required, preparation and processing
of the application shall be as follows:
(1) Conditional Use Permit Content. Applications shall be made to the Community Development
Department in the form prescribed by the Community Development Director or their designee,
including, as may be necessary, site plans, written descriptions of activities to be conducted,
technical studies of site characteristics, and any other materials set forth on the application form
or otherwise prescribed by City policy.
(2) Approval. The authority to take final action on a conditional use permit as set forth in this
subsection is assigned to the Planning Commission, provided that such decisions may be
appealed to the City Council (Section 9-1.111, Appeal), and unless combined with other
applications requiring City Council approval.
(i) Conditions of Approval. After the conclusion of a public hearing, the Planning Commission
may approve, conditionally approve, or disapprove the conditional use permit. In
conditionally approving a conditional use permit, the Planning Commission shall designate
such conditions to satisfy any requirements of CEQA, and to:
a. Secure compliance with the objectives and requirements of this title and the General
Plan; and
b. Designate time limits or phasing schedules other than those specified in Section 9-2.112
for the completion of projects when deemed appropriate.
(ii) Additional Conditions. In addition to the conditions of Section 9-2.110(b)(3)(i), the
Planning Commission may adopt other conditions, including, but not limited to:
a. Requiring that security be provided to guarantee performance and/or compliance with
conditions of approval, as set forth in Section 9-2.121;
b. Requiring installation of specific on-site or off-site improvements;
c. Requiring periodic review or limiting the permit to a specified period of time;
d. Requiring that the permit be personal to the applicant or be applicable to the property;
e. Any other conditions as are judged by the Planning Commission to be necessary to
achieve compatibility between the proposed use and its site, its immediate surroundings,
and the community
(iii) Effect of Conditions. Whenever a conditional use permit approval is granted or amended
subject to conditions, use or enjoyment of the conditional use permit approval in violation,
City of Atascadero
Ordinance No. 671
Exhibit B
Page 3 of 40
Quality Code Data 11/1/2022, Page 4
or without observance of any conditions shall constitute a violation of this title. In the event
of such a violation, the approval may be revoked or modified as provided in Section 9-
8.105. The duration of conditions is established in Section 9-2.118. Any change in the
conditions of approval of a conditional use permit shall only be allowed after following all
procedures undertaken for the original approval.
(iv) Required Findings. The following findings must be made to approve a Conditional Use
Permit:
a. The proposed project or use is consistent with the General Plan; and
b. The proposed project or use satisfies all applicable provisions of this title; and
c. 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
d. The proposed project or use will not be inconsistent with the character of the immediate
neighborhood or contrary to its orderly development; and
e. 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
f. The proposed project is in compliance with any pertinent city policy or criteria adopted
by ordinance or resolution of the city council; and
g. Any additional findings deemed necessary or listed within specific code sections.
h. For a project that is defined as a “Housing Development Project” by the Housing
Accountability Act (California Government Code Section 65589.5(h)(2)), the reviewing
body must approve or conditionally approve the project unless it makes one of the
following findings supported by a preponderance of the evidence in the record:
1. The project does not comply with all applicable objective General Plan, Zoning
Regulations, Subdivision, and development standards including objective design
review standards.
2. The project would result in a specific adverse impact to public health and safety that
cannot be feasibly mitigated without denying the project or reducing its density.
As used in this Section, a “specific, adverse impact” is defined by California
Government Code Section 65589.5(j) and means a significant, quantifiable, direct,
and unavoidable impact, based on objective, identified written public health or
safety standards, policies, or conditions as they existed on the date the application
was deemed complete.
3. Effective Date. The approval of a conditional use permit shall become final and
effective for the purposes of issuing a construction permit or establishing a
nonstructural use fourteen (14) days following the Planning Commission approval
unless prior to that time an appeal to the decision is filed as set forth in Section 9-
1.111(b).
4. Types of Conditional Use Permits. The City has established three levels of use
permit review related to project scale: Minor, Standard, and Major, with fees
established for each by resolution of the City Council. Each type of conditional use
permit shall follow the review process outlined in this Subsection 9-2.110(b).
City of Atascadero
Ordinance No. 671
Exhibit B
Page 4 of 40
Quality Code Data 11/1/2022, Page 5
9-2
9-2.122 Housing Accountability Act Streamlined Review
(a) Projects defined as “housing development projects” by Government Code Section 65589.5(h)(2) are
subject to unique regulations, including review timeframes, a limit on the number of public
meetings, and specific findings in case of denial or a reduction in density. If conflicts occur between
other procedures in Title 9 and the procedures of Government Code Section 65589.5(h)(2),
Government Code Section 65589.5(h)(2), as it may be amended from time to time, control.
-3.244
9-3.245 Minimum lot size—RMF Zone.
The minimum lot size in the Residential Multiple-Family Zone shall be one-half (1/2) acre. Smaller lot sizes
may be allowed for planned residential developments, including condominiums and mobilehome
developments, provided that the overall density within the project conforms with Section 9-3.252. There
shall be no minimum lot size for lots designed consistent with the small lot subdivision standards as set forth
in Subsection 9-4.130(l)(9) (Small Lot Subdivisions).
9-3.252 Density—RMF Zone.
The allowable base density in the Residential Multiple-Family Zone shall be designated on the official
zoning maps as provided by Section 9-3.104(c) and be consistent with the General Plan for new residential
subdivisions as follows, provided that no minimum density is required for parcels of one-half acre or less:
(a) Areas Designated Low Density Multiple-Family Residential. The minimum number of dwelling
units per net acre is two (2). The maximum number of dwelling units per net acre is ten (10).
(b) Areas Designated High Density Multiple-Family Residential.
(1) Base Density. The minimum number of dwelling units per net acre is twenty (20). The
maximum number of dwelling units per net acre is twenty-four (24).
(2) To encourage smaller units that are affordable by design, maximum density may be calculated
based on unit size.
(c) Fractional Density. To encourage smaller units that are affordable by design, maximum density may
be calculated based on unit size. Fractional density shall not be used to determine minimum density.
(1) Calculation. The following density unit value attributed to unit sizes may be used for the
purpose of calculating multi-unit maximum development density allowed on a high-density
multifamily zoned parcel:
(i) Units up to six hundred (600) square feet = one half (0.50) unit
(ii) Units of six hundred one (601) square feet up to one thousand (1,000) square feet =
two thirds (0.66) unit
(iii) Units over one thousand (1,000) square feet = one (1) unit
(2) Rounding. Maximum residential development potential shall be the net lot area (in whole and
fractional acres), multiplied by the maximum density allowed. The resulting number (in density
units, carried out to the nearest one hundredth [0.01] unit) shall be the maximum residential
development potential. For example, when a calculation results in a density of 4.74 units, up to
nine (9) units that are less than six hundred (600) square feet in size would be permitted; when a
calculation results in a density of 4.75 units, up to ten (10) units less than six hundred (600)
square feet in size would be permitted). Any combination of dwelling types and numbers may
be developed, so long as their combined density unit values do not exceed the maximum
potential. The rules of rounding stated in this section for fractional density shall supersede the
rules of rounding stated in Section 9-1.109(b)(4).
City of Atascadero
Ordinance No. 671
Exhibit B
Page 5 of 40
Quality Code Data 11/1/2022, Page 6
(3) For all regulations other than maximum density, (e.g., parking requirements, minimum density
etc.), regulations shall be based on the number of units, not based on the number of fractional
density units.
(d) Hillside Density Standards. The densities permitted by subsections (a), (b), and (c) of this section
shall be modified to the following base densities (prior to any fractional density calculation) based
on site topography, as follows:
Average Slope
Low Density Multiple-Family
(units/acre)
High Density Multiple-Family (units/acre)
Minimum Maximum
0—10.99% 10 20 24
11—15.99% 7 14 17
16—20.99% 5 10 12
21—25.99% 3 6 7
26—30.0% 2 4 5
> 30% 1 2 2
(e) For medical extended care services, where residents are primarily non-ambulatory, the following
maximum bed/net acre densities may be permitted:
RMF-10 District 34 beds/net acre
RMF-24 District 55 beds/net acre
Such approval shall require a finding that the average daily traffic generated by the project would not exceed
that of a multifamily project. The project must also meet all property development standards and objective
design standards of this code pertaining to multifamily developments and all pertinent code sections.
(f) Sewer Service. Sewer service and the inclusion of property within the urban services line (USL)
shall be a prerequisite to developing multiple-family projects to the density standards of the RMF
zone.
(g) Density Bonus. A density bonus and/or development concessions or waivers may be granted
consistent with Sections 9-3.801 through 9-3.806.
-3.260
9-3.262 Property development standards—RMF.
In addition to the standards specified in Chapter 4 of this title, General Site Design and Development
Standards, the following development standards shall apply to all residential projects of two or more units,
including those projects that utilize modular units, mobile homes, or stock plans:
(a) Reserved.
(b) Enclosed Storage – Accessible from Exterior. Each dwelling unit must be provided a minimum of
one hundred thirty (130) cubic feet of enclosed storage space, exclusive of closets located within
units. Enclosed storage must provide an exterior entrance and may be located in either a principal or
accessory building. Storage space for each unit or a portion thereof may be combined for the
provision of bicycle parking and storage. All bicycle parking/storage must meet the following
standards:
City of Atascadero
Ordinance No. 671
Exhibit B
Page 6 of 40
Quality Code Data 11/1/2022, Page 7
(1) Bicycle parking/storage must be enclosed, lockable, and located within the residential or
accessory building on the ground floor unless the building includes elevator access to upper
floors.
(2) 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.
(3) 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.
(c) Outdoor Recreation or Gathering Areas.
(1) Size and Type of Open Space. Outdoor recreational or gathering open space must be provided at
a ratio of two (200) square feet per unit.
(i) Two-, three-, or four-unit projects must provide outdoor space as: (1) a private amenity
designed for exclusive use of a dwelling unit; or (2) as common open space provided that no
individual common open space area is less than four hundred (400) square feet; or (3) a
combination of private and common open space provided no individual common open space
is less than four hundred (400) square feet.
(ii) For developments of five (5) to nine (9) dwelling units, outdoor space must be provided as
common open space or a combination of private and common areas, provided no more than
50 percent of the open space is private and no common open space is less than eight
hundred (800) square feet.
(iii) For developments of ten (10) or more dwelling units, outdoor open space shall be provided
as common open space or a combination of private and common areas, provided no more
than 50 percent of the open space is private and no common open space is less than one
thousand (1,000) square feet. Open space may include upper floor private or common
gathering spaces.
(2) Private Open Space Standards. Any private outdoor open space used to satisfy Section 9-
3.262(c)(1) must meet the following standards:
(i) Minimum dimensions must be six (6) feet (width and depth) in any direction.
(ii) The private open space must be adjacent to, and directly accessible from, the residential unit
being served.
(3) Common Open Space Standards. Any common open space areas used to satisfy Section 9-
3.262(c)(1) must meet the following standards:
(i) Minimum dimensions must be ten (10) feet (width and depth) in any direction.
(ii) May be located at grade, on an upper floor terrace or courtyard, or a building rooftop, in the
form of a roof deck.
(iii) May not be located in drainage basins with a depth of two (2) feet or greater, areas without a
flat bottom, and/or areas not accessible via pedestrian paths or trails to the units being
served.
(4) Common Open Space – Required Amenities. All projects shall incorporate the number of
common open space amenities indicated in Table 9-3.262-1, choosing from the options listed in
respective Subsections (i), (ii), and (iii) below.
Table 9-3.262-1: Minimum Number of Required Common Open Space Amenities by Project Size
Project Size Tier 1 Tier 2 Tier 3
City of Atascadero
Ordinance No. 671
Exhibit B
Page 7 of 40
Quality Code Data 11/1/2022, Page 8
2-4 units 1 1 1
5-9 units 1 2 1
10+ units 1 2 2
(i) Tier 1 Amenities. Projects must incorporate, at a minimum, the number of open space
amenities identified in Table 9-3.262-1 for Tier 1, choosing from the following list of
amenities:
a. Open space that is designed as a courtyard entry for three (3) or more units that is
physically separated from the parking area and directly accessible from, and oriented
towards, a public street with a pedestrian pathway. For flag lots, the courtyard and
pedestrian connection must be oriented to a shared parking lot.
b. Shade covering a minimum of fifty percent (50%) of the outdoor common open space,
which must include at least one canopy tree and may also be supplemented with shade
covers.
c. Art installation, such as sculpture, murals, or water features. A mural must measure at
least one-hundred twenty (120) square feet; sculptures (including any decorative base)
and water features must have a minimum cumulative footprint of twenty-five (25)
square-feet and must be part of a communal amenity space.
d. Preservation of an on-site native tree, heritage tree, as defined in Chapter 11 (Native
Tree Regulations), or other healthy, mature tree, defined as a non-protected tree with a
diameter-at-breast-height (DBH) of 12 inches or greater.
(ii) Tier 2 Amenities. Projects must incorporate, at a minimum, the number of open space
amenities identified in Table 9-3.262-1 for Tier 2, choosing from the following list of
amenities:
a. Fixed or movable seating or outdoor dining areas such as picnic-style tables, at a ratio of
no less than one seat per unit with a maximum of 15 seats per project.
b. An enclosed, off-leash dog run/relief/wash area that includes signage, pet waste bag,
and disposal receptacle(s), and potable water connection for dog bowl refilling and dog
wash capabilities.
c. Children’s play area, subject to the following:
(1) Projects of less than three (3) units: at least one (1) piece of permanent play
equipment designed for children of all abilities and ages.
(2) Projects of five (5) to nine (9) units: at least two (2) pieces of permanent play
equipment designed for children of all abilities and ages, or the equivalent in size,
scale, and recreation diversity.
(3) Projects of ten (10) or more units: at least four (4) pieces of permanent play
equipment designed for children of all abilities and ages, or the equivalent in size,
scale, and recreation diversity.
d. Sports court or other outdoor activity stations (ping pong, etc.).
e. Pool or spa.
f. Outdoor kitchen, subject to the following:
(1) Equipment must be located at least twenty (20) feet from adjacent existing or
proposed residential units.
(2) Barbeque with a permanent natural gas line installed
City of Atascadero
Ordinance No. 671
Exhibit B
Page 8 of 40
Quality Code Data 11/1/2022, Page 9
(3) A sink with waste line must be provided
(4) An electrical outlet must be provided within the gathering space
g. Fire pit with permanent natural gas line installed located at least twenty (20) feet from
adjacent existing or proposed residential units surrounded by hardscape that allows for
seating.
h. Patio area with a minimum one hundred fifty (150) square feet and minimum dimension
of ten (10) feet in any direction, constructed with decorative pavers or stamped/colored
concrete without steps or grade changes more than five percent (5%). Up to fifty (50)
square feet of the required area may be occupied by plantings and landscaping either in
ground or potted.
i. Preservation of twenty-five percent (25%) of existing mature tree canopy over the
entirety of the project site based on recommendations of a qualified arborist.
(iii) Tier 3 Amenities. Projects must incorporate, at a minimum, the number of open
space amenities identified in Table 9-3.262-1 for Tier 3, choosing from the
following list of amenities:
a. Vertical landscaping, either climbing or cascading vines or plants.
b. Community garden, which must include the following:
(1) At least one (1) potable water connection and irrigation to all gardening
areas;
(2) One (1) potting station, including a table no less than two (2) feet by four
(4) feet;
(3) One (1) compost bin; and
(4) One (1) tool storage structure that is either designed to match the main
structure’s appearance or is placed behind a principal building and designed
and constructed with agrarian appearance, and sized adequately to contain
gardening tools.
c. Flowering plants or edible landscape.
d. One hundred percent (100%) native, drought-tolerant plants and habitat, unless
combined with edible landscape, in which case at least seventy-five percent
(75%) must be native, drought-tolerant plants, with the remainder edible
landscape.
e. Interpretive or educational information about geography, history, ecology, or
indigenous history.
f. Nature trail measuring no less than one quarter (¼) mile in length, defined as a
path through undeveloped (no buildings, pavement, or utilities), vegetated
areas, used for walking and seeing plants and wildlife.
(5) Open Space Area – Additional Standards and Restrictions. Private and common open space
areas intended to comply with Section 9-3.262(c)(1) must meet the following standards:
(i) Except for trails, required open space areas must be located in a flat or terraced area of six
percent slope (6%) or less;
(ii) Required open space areas must not be met with areas designed primarily as walkways to
doors, or other areas that cannot accommodate people gathering and/or are meant for a
different purpose (such as a passageway); and
(iii) If located in a primary, secondary, or corner street setback, open space use areas must
be set back at least five (5) feet from the property line/edge of right-of-way.
City of Atascadero
Ordinance No. 671
Exhibit B
Page 9 of 40
Quality Code Data 11/1/2022, Page 10
(d) Open Space Reductions. Open space requirements may be reduced as follows:
(1) Up to twenty-five percent (25%) of the required open space (Section 9-3.262(c)(1)) may be
reduced if the project site is located within one thousand (1,000) feet of a publicly accessible
park, or up to fifty percent (50%) if located within five hundred (500) feet of a publicly
accessible park.
(2) For developments of fifty (50) units or more, up to twenty-five percent (25%) of the open space
area may be satisfied with an indoor recreation area measuring at least two thousand (2,000)
square feet and directly accessible to an outdoor common area.
(e) Transition Zones Adjacent to Single Family. See 9-4.130(j) (Transition to Abutting Rural and Single
Family Uses).
(f) Laundry Facilities. Laundry facilities must be provided in the form of either: (1) laundry hook-ups
within each individual dwelling unit; or (2) a shared laundry facility equipped with washers and
dryers at a ratio of one (1) washer and dryer for every six (6) units.
(g) Maintenance Requirement. The site must be maintained and kept clear of any debris or storage
including construction debris, unless part of an active, approved construction permit. All finishes,
structures, paved areas, and landscaping must be repaired or replaced as needed. Any dead or non-
thriving landscaping must be immediately replaced. All landscaping required for screening of any
use, structure, or utility/mechanical equipment must be maintained at a height and density to achieve
maximum screening while appearing groomed and orderly. Irrigation systems must be maintained to
ensure long-term viability of the planted areas. All site lighting must remain in good working order.
Movable furniture or amenities must be replaced by the owner when damaged. All frontage or on-
site trees must be maintained in a manner that allows the tree to grow to its full natural height and
natural canopy. No growth suppressants are permitted that result in stunting or modifying the natural
growth pattern of the tree. Should such trees be maintained contrary to this condition, the owner will
be responsible for replacement.
(l) RMF-24 properties identified in the Housing Site Inventory of the General Plan Housing
Element shall be permitted “by right” and will not be subject to conditional use permit.
Proposed planned development projects or other relief from property development standards on
these parcels shall be subject to discretionary review per the requirements of the municipal code.
9-3.262
9-3.330 Nonresidential district allowable land uses.
Table 3-2 identifies the uses of land allowed by this Zoning Code in each nonresidential district, and the
entitlement required to establish each use, in compliance with Chapters 9-1 and 9-2 of this code. Where the
last column in the tables (“Specific Use Regulations”) includes a section number, the regulations in the
referenced section apply to the use. Provisions in other sections of this article may also apply.
City of Atascadero
Ordinance No. 671
Exhibit B
Page 10 of 40
Quality Code Data 11/1/2022, Page 11
Table 3-2 – Nonresidential Use Table
Allowed Land Uses and Permit Requirements
Nonresidential Zones
A Allowed Use, Zoning Clearance Required
CUP Conditional Use Permit Required
AUP Administrative Use Permit Required
Not Permitted
Permitted Uses By Zones Special
Regulation(s) CN CP CR CS CT CPK DC DO IP I
Mixed-Use CUP1 CUP1 CUP1 CUP1 A1 A1 9-3.331
Multifamily Dwelling CUP2 CUP2 CUP2 CUP2 9-3.262
9-3.331 Mixed-use residential requirements.
(a) Mixed-Use Development. Mixed-Use developments are defined as developments that have a
vertical separation of commercial and residential land uses in a building, with commercial uses on
the ground floor and residential uses above.
(b) Density and Fractional Density.
(1) Mixed-use developments have a maximum base density of twenty-four (24) dwelling units per
acre.
(2) To encourage smaller units that are affordable by design, the City authorizes fractional density
units wherein maximum density may be calculated based on unit size in mixed-use
developments.
(i) The following density unit value attributed to unit sizes may be used for the purpose of
calculating multi-unit maximum development density allowed on a parcel:
(A) Units up to six hundred (600) square feet = one half (0.50) units
(B) Units of six hundred one (601) square feet up to one thousand (1,000) square feet = two
thirds (0.66) unit
(C) Units over one thousand (1,000) square feet = one (1) unit
(ii) Maximum residential development potential is the gross lot area (in whole and fractional
acres), multiplied by the maximum density allowed. The resulting number (in density units,
carried out to the nearest one hundredth unit) will be the maximum residential development
potential. For example, when a calculation results in a density of 4.74 units, up to nine units
that are less than 600 square feet in size would be permitted; when a calculation results in a
density of 4.75 units, up to 10 units less than 600 square feet in size would be permitted).
Any combination of dwelling types and numbers may be developed, so long as their
combined density unit values do not exceed the maximum potential. The rules of rounding
stated in this section for fractional density supersede the rules of rounding stated in Section
9-1.109(b)(4).
(iii) For all regulations other than maximum density, (e.g., parking requirements, minimum
density etc.), regulations shall be based on the number of units, not based on the number of
fractional density units.
(c) Building Design Standards. See Section 9-4.130 (Multifamily and Mixed-use Building Design
Standards).
(d) Mechanical equipment. Mechanical equipment must be set back no less than five feet from property
lines, may not be visible from a public right-of-way, and must comply with Section 9-4.128
(Fencing and screening).
City of Atascadero
Ordinance No. 671
Exhibit B
Page 11 of 40
Quality Code Data 11/1/2022, Page 12
(e) Storage. Each dwelling unit must be provided a minimum of one hundred thirty (130) cubic feet of
enclosed storage space, which do not include closets accessed from the interior of units. Storage
space for each unit or a portion thereof may be combined for the provision of bicycle parking and
storage. All bicycle parking/storage must meet the following standards:
(1) Long-term bicycle parking spaces must be enclosed, lockable, and located within the residential
building on the ground floor unless the building includes elevator access to upper floors
(2) Long-term bicycle parking spaces must provide a minimum of one 110-volt electrical outlet and
an additional outlet per ten bicycle parking spaces for charging electric bicycles.
(3) Long-term bicycle parking 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.
(f) Transitions Zones Adjacent to Single Family. See 9-4.130(j) (Transition to Abutting Rural and
Single Family Uses).
(g) Downtown Maximum Average Unit Size. The maximum average size of all dwelling units within a
new mixed-use project in the Downtown districts (DO or DC) must be no greater than 1,200 square
feet. Any existing units that comply with zoning use standards (are located on upper floors with
commercial space below) may be excluded from this calculation.
(h) Common and Private Open Space Requirements.
(1) Size and Type of Open Space. Recreational or gathering open space (that is separate from the
living space of a unit) must be provided at a ratio of thirty (30) square feet per unit.
(i) Exemption. Projects with four or fewer units within commercial zones, or developments of
10 or fewer units within the Downtown Zoning districts (DO or DC) are exempt from open
space requirements.
(ii) For non-exempt developments with forty-nine (49) dwelling units or less, recreational or
gathering open space may be provided as private open space, common open space, or a
combination of private and common space.
(iii) For developments of fifty (50) or more dwelling units, recreational or gathering open space
must be provided as common open space or a combination of private and common areas,
provided no more than fifty (50) percent of the open space is private.
(2) Private Open Space Standards. Any private outdoor open space used to satisfy Section 9-
3.331(h)(1) must meet the following standards:
(i) Minimum dimensions must be five (5) feet (width and depth) in any direction.
(ii) The private open space must be adjacent to, and directly accessible from, the residential unit
being served.
(3) Common Open Space Standards. Any common outdoor open space used to satisfy Section 9-
3.331(h)(1) must meet the following standards:
(i) Minimum dimensions shall be ten (10) feet (width and depth) in any direction.
(ii) Common open space areas must be at least seven hundred fifty (750) square feet.
(iv) May be located at grade, on an upper floor terrace or courtyard, or a building rooftop, in the
form of a roof deck, except it may not be located at grade within the Downtown Districts
nor adjacent to a public street unless in the form of a publicly accessible plaza.
(v) May not be located in drainage basins with a depth of two (2) feet or greater and/or areas
not accessible via pedestrian paths or trails to the units being served.
City of Atascadero
Ordinance No. 671
Exhibit B
Page 12 of 40
Quality Code Data 11/1/2022, Page 13
(vi) Required open space areas must not be met with areas designed primarily as walkways to
doors, or other areas that cannot accommodate people gathering and/or are meant for a
different purpose (such as a passageway).
9-3.340 Property development standards.
New subdivisions, land uses, structures, and alterations to existing land uses and structures shall be
designed, constructed and established in compliance with the Sections 9-3.62 and 9-3.341 through 9-3.444,
in addition to applicable standards (e.g., landscaping, parking, fencing, etc.) in Chapter 9-4, and Special
Land Use Regulation in Chapter 9-6 of this title.
9-3.340
9-3.341 CN Zone.
The following are property development standards for the CN in addition to those found in Chapters 9-3, 9-
4, 9-6, and other special use regulations found in this title:
(a) Lot Size. The minimum lot size in the Commercial Neighborhood Zone shall be one-half (1/2) acres.
Smaller lot sizes may be allowed for planned commercial and industrial developments, including
condominiums, where the Planning Commission determines that such smaller lot sizes will not be
detrimental to the purpose and intent of the Commercial Neighborhood Zone.
(b) Multifamily Dwellings. Multifamily dwellings are permitted with a minor conditional use permit
when located on the second floor or above.
(c) Fire Backflow Devices. Fire backflow devices are required to be integrated into the site or building
design, are prohibited in any public right-of-way, and must also be accessible to Fire Department
and Water Company personnel at all times.
(d) Fire Connection Devices. Fire department connections shall be installed in accordance with the
NFPA standard applicable to the system design and shall comply with Sections 912.2 through 912.7
of the California Fire Code.
9-3.341
9-3.342 CP Zone.
The following are property development standards for the CP in addition to those found in Chapters 9-3, 9-4,
9-6, and other special use regulations found in this title:
(a) Lot Size. The minimum lot size in the Commercial Professional Zone shall be one-half (1/2) acre.
Smaller lot sizes may be allowed for planned commercial and industrial developments, including
condominiums, where the Planning Commission determines that such smaller lot sizes will not be
detrimental to the purpose and intent of the Commercial Professional Zone.
(b) Fire Backflow Devices. Fire backflow devices are required to be integrated into the site or building
design, are prohibited in any public right-of-way, and must also be accessible to Fire Department
and Water Company personnel at all times.
(c) Fire Connection Devices. Fire department connections shall be installed in accordance with the
NFPA standard applicable to the system design and shall comply with Sections 912.2 through 912.7
of the California Fire Code.
9-3.343 CR Zone.
The following are property development standards for the CR in addition to those found in Chapters 9-3, 9-
4, 9-6, and other special use regulations found in this title:
(a) Lot Size. The minimum lot size in the Commercial Retail Zone shall be one-half (1/2) acre. Smaller
lot sizes may be allowed for planned commercial and industrial developments, including
City of Atascadero
Ordinance No. 671
Exhibit B
Page 13 of 40
Quality Code Data 11/1/2022, Page 14
condominiums, where the Planning Commission determines that such smaller lot sizes will not be
detrimental to the purpose and intent of the Commercial Retail Zone.
(b) Parking. Parking areas designated to have vehicles facing El Camino Real or the freeway shall be
screened with a landscaped berm a minimum of thirty (30) inches in height.
(c) Setback. A minimum freeway setback of ten (10) feet shall be provided. Said setback area shall be
landscaped.
(d) Utilities. All new and existing utilities shall be installed underground.
(e) Fire Backflow Devices. Fire backflow devices are required to be integrated into the site or building
design, are prohibited in any public right-of-way, and must also be accessible to Fire Department
and Water Company personnel at all times.
(f) Fire Connection Devices. Fire department connections shall be installed in accordance with the
NFPA standard applicable to the system design and shall comply with Sections 912.2 through 912.7
of the California Fire Code.
9-3.344 CS Zone.
The following are property development standards for the CS in addition to those found in Chapters 9-3, 9-4,
9-6, and other special use regulations found in this title:
(a) Lot Size. The minimum lot size in the Commercial Service Zone shall be one (1) acre. Smaller lot
sizes may be allowed for planned commercial and industrial developments, including
condominiums, where the Planning Commission determines that such smaller lot sizes will not be
detrimental to the purpose and intent of the Commercial Service Zone.
(b) Fire Backflow Devices. Fire backflow devices are required to be integrated into the site or building
design, are prohibited in any public right-of-way, and must also be accessible to Fire Department
and Water Company personnel at all times.
(c) Fire Connection Devices. Fire department connections shall be installed in accordance with the
NFPA standard applicable to the system design and shall comply with Sections 912.2 through 912.7
of the California Fire Code.
9-3.347 DC/DO Zone.
The following are property development standards for both the DC and DO zoning districts, in addition to
those found in Chapters 9-4, 9-6, and other special use regulations found in this title.
City of Atascadero
Ordinance No. 671
Exhibit B
Page 14 of 40
Quality Code Data 11/1/2022, Page 15
Development Feature
Requirement by Zoning District
DC DO
Downtown Commercial Downtown Office
Minimum lot size No minimum
Setbacks Minimum and maximum setbacks required. See Section 9-4.103 for setback
requirement, allowed projections into setbacks, and exceptions to setbacks.
Primary Street None allowed, except for building insets
designed to accommodate outdoor eating and
seating areas, and except for East Mall
between El Camino Real and Palma Avenue,
where a minimum of 20 feet is required.
As required by Section 9-4.106
when adjacent to a residential zone,
none required otherwise.
Sides (each) None required
Rear None required
Creek To be determined through Design Review
Height limit 45 feet; 18 feet on the west side of El Camino
Real between Atascadero Creek and the lot
line common to Lots 19 and 20, Block H-B,
Atascadero Colony Map.
35 feet
Landscaping As required by Section 9-4.124 et seq. (Landscaping, screening and fencing)
Off-street parking None required, except as required by Section
9-4.114 for hotels, motels, residential uses,
offices, government offices and facilities, and
health care services, and for all development
east of Atascadero Creek.
As required by Section 9-4.114 et
seq.
Signs See Chapter 9-15
Density 24 dwelling units/acre maximum
See also Section 9-3.331(b) (Density and
Fractional Density).
24 dwelling units/acre maximum
See also Section 9-3.331(b) (Density
and Fractional Density).
Fire backflow devices (a) Fire Backflow Devices. Fire backflow devices are required to be integrated into
the site or building design, are prohibited in any public right-of-way, and must also be
accessible to Fire Department and Water Company personnel at all times.
(b) Fire Connection Devices. Fire department connections shall be installed in
accordance with the NFPA standard applicable to the system design and shall comply
with Sections 912.2 through 912.7 of the California Fire Code.
Article 30. Density Bonus
9-3.801 Purpose.
The purpose of this Article is to establish a program in accordance with California Government Code
Section 65915 through 65918 (State Density Bonus Law to provide both density increases and other
incentives to encourage the creation of housing affordable to moderate-, low-, and very low-income
households, seniors, and other qualifying households under State law.
9-3.802 Applicability.
(a) General. All proposed housing developments that qualify under California Government Code
Section 65915 for a density increase and other incentives, and any qualified land transfer under
California Government Code Section 65915 shall be eligible to apply for a density bonus (including
incentives and/or concessions) consistent with the requirements, provisions and obligations set forth
in California Government Code Section 65915, as it may be amended from time to time.
(b) Compliance. The applicant shall comply with all requirements stated in California Government
Code Sections 65915 through 65918. The requirements of California Government Code Section
City of Atascadero
Ordinance No. 671
Exhibit B
Page 15 of 40
Quality Code Data 11/1/2022, Page 16
65915 through 65918, and any amendments thereto, shall prevail over any conflicting provision of
this Code.
(c) Excluded development. An applicant shall not receive a density bonus or any other incentive or
concession if the housing development would be excluded under California Government Code
Section 65915.
(d) Interpretation. The provisions of this subdivision shall be interpreted to implement and be
consistent with the requirements of California Government Code Section 65915. Any changes to
California Government Code Section 65915 shall be deemed to supersede and govern over any
conflicting provisions contained herein. If any portion of this Article conflicts with State Density
Bonus Law or other applicable State law, State law shall supersede this Section. Any ambiguities in
this Section shall be interpreted to be consistent with State Density Bonus Law.
(e) Replacement Housing Requirement. Pursuant to subdivision (c)(3) of California Government
Code Section 65915, an applicant will be ineligible for a density bonus or other incentives unless the
applicant complies with the replacement housing requirements therein, including in the following
circumstances:
(1) The housing development is proposed on any parcel(s) on which rental dwelling units are
subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to
persons and families of lower or very low income;
(2) The housing development is proposed on any parcel(s) on which rental dwelling units that were
subject to a recorded covenant, ordinance, or law that restricted rents to levels affordable to
persons and families of lower or very low income have been vacated or demolished in the five-
year period preceding the application;
(3) The housing development is proposed on any parcel(s) on which the dwelling units are occupied
by lower- or very low-income households; or
(4) The housing development is proposed on any parcel(s) on which the dwelling units that were
occupied by lower- or very low-income households have been vacated or demolished in the
five-year period preceding the application.
9-3.803 Density Increase and Other Incentives.
(a) General. If a qualifying affordable housing project or land transfer/cash payment meets the criteria
of California Government Code Section 65915 et seq., the project shall be granted a density bonus,
the amount of which shall be as specified in California Government Code Section 65915 et seq., and
incentives or concessions also as described in California Government Code Section 65915 et seq.
(b) Density Bonus Units. Except as otherwise required by California Government Code Section 65915,
the density bonus units shall not be included when calculating the total number of housing units that
qualifies the housing development for a density bonus.
(c) Market-rate senior citizen housing developments. Market-rate senior citizen housing
developments that qualify for a density bonus shall not receive any other incentives or concessions,
unless California Government Code Section 65915 is amended to specifically require that local
agencies grant incentives or concessions for senior citizen housing developments.
City of Atascadero
Ordinance No. 671
Exhibit B
Page 16 of 40
Quality Code Data 11/1/2022, Page 17
9-3.804 Physical Constraints and Parking Waivers.
(a) Physical Constraints. Except as restricted by California Government Code Section 65915, the
applicant for a density bonus may submit a proposal for the waiver or reduction of development
standards that have the effect of physically precluding the construction of a housing development
incorporating the density bonus and any incentives or concessions granted to the applicant. A
request for a waiver or reduction of development standards shall be accompanied by documentation
demonstrating that the waiver or reduction is physically necessary to construct the housing
development with the additional density allowed pursuant to the density bonus and incorporating
any incentives or concessions required to be granted. The City shall approve a waiver or reduction
of a development standard, unless it finds that:
(1) The application of the development standard does not have the effect of physically precluding
the construction of a housing development at the density allowed by the density bonus and with
the incentives or concessions granted to the applicant;
(2) The waiver or reduction of the development standard would have a specific, adverse impact, as
defined in paragraph (2) of subdivision (d) of Section 65589.5, upon health, safety, or the
physical environment, and for which there is no feasible method to satisfactorily mitigate or
avoid the specific adverse impact;
(3) The waiver or reduction of the development standard would have an adverse impact on any real
property that is listed in the California Register of Historical Resources; or
(4) The waiver or reduction of the development standard would be contrary to state or federal law.
(b) Parking. The applicant may request, and the City may grant, a reduction in parking requirements in
accordance with California Government Code Section 65915(p), as that section may be amended
from time to time.
(c) Order of Election of Development Standard Waivers/Reductions. Applications for waivers and
reductions to development standards shall be approved for all other development standards prior to
the waiver or reduction in required open space or additional parking reductions beyond 9-3.804(b).
9-3.805 Retention of Density Bonus Units.
Consistent with the provisions of California Government Code Section 65915 et seq., prior to a density
increase or other incentives being approved for a project, the City of Atascadero and the applicant shall
agree to an appropriate method of ensuring the continued availability of the density bonus units.
9-3.805
9-3.806 Application procedure for Density Increase or Other Incentives.
(a) Application Requirements. An application for a density increase or other incentives under this
Article for a housing development shall be submitted in writing to the Planning Division to be
processed concurrently with all other entitlements of the proposed housing development. The
application for a housing development shall contain information sufficient to fully evaluate the
request under the requirements of this Article, and in connection with the project for which the
request is made, including, but not limited to, the following:
(1) A brief description of the proposed housing development;
(2) The total number of housing units and/or shared housing units (as defined in California
Government Code Section 65915(o)(6)) proposed in the development project, including unit
sizes and number of bedrooms;
(3) The total number of units proposed to be granted through the density increase and incentive
program over and above the otherwise maximum density for the project site;
City of Atascadero
Ordinance No. 671
Exhibit B
Page 17 of 40
Quality Code Data 11/1/2022, Page 18
(4) The total number of units to be made affordable to or reserved for sale, or rental to, very low-,
low- or moderate-income households, or senior citizens, or other qualifying residents;
(5) The zoning, general plan designations, and assessor’s parcel number(s) of the project site;
(6) A vicinity map and preliminary site plan, drawn to scale, including building footprints,
driveway(s) and parking layout;
(7) The proposed method of ensuring the continued availability of the density bonus units; and
(8) Within zones that rely on a form-based code, a base density study that identifies the density
feasible on the site without incentives, concessions or density bonuses;
(9) A list of any concession(s) or incentive(s) being requested to facilitate the development of the
project, and a description of why the concession(s) or incentive(s) is needed.
(b) Application Processing. The application shall be considered by the Planning Commission and/or the
City Council at the same time each considers the project for which the request is being made. If the
project is not to be otherwise considered by the Planning Commission or the City Council, the
request being made under this Article shall be considered by the Community Development Director
or designee, separately. The request shall be approved if the applicant complies with the provisions
of California Government Code Section 65915 et seq.
9-4.102 Applicability of the standards.
The standards of this chapter apply to all new land uses which are required to have a zoning approval
pursuant to this title, except where the standards of Chapter 9-6 or Chapter 9-3 conflict with the provisions
of this chapter, the more restrictive provisions prevail.
9-4.106 Street setbacks.
A street setback is measured at right angles from the nearest point on the property line to the building line.
Setback landscaping and fencing standards are in Sections 9-4.125(a) and 9-4.128 of this chapter,
respectively.
(a) A, RS, RSF, and LSF Zones. All residential uses shall have a minimum primary street setback of
twenty-five (25) feet, except as follows:
(1) Shallow Lots. The primary street setback shall be a minimum of twenty (20) feet for any lot less
than ninety (90) feet deep.
(2) Flag Lots and Lots without Street Frontage. Determination of that portion of the site to
constitute the required front yard within the flag shall be at the discretion of the applicant. The
front setback of the flag of the lot shall be a minimum of ten (10) feet. The front setback within
the accessway shall be as in subsection (a) of this section.
(3) Sloping Lot Adjustment. Where the elevation of the natural grade on a lot at a point fifty (50)
feet from the centerline of the adjacent street right-of-way is seven (7) feet above or below the
elevation of the centerline, a private garage may be located, at the discretion of the applicant, as
close as five (5) feet to the street property line, subject to the approval of an administrative use
permit (Section 9-1.112 of this title), provided that portions of the dwelling other than the
garage shall be established at the setback otherwise required.
(4) Variable Setback Block. Where a residential block is partially developed with single-family
dwellings having less than the required primary street setbacks and no uniform setback is
established, the primary street setback may be adjusted by approval of an administrative use
permit (Section 9-1.112 of this title) at the option of the applicant, as follows:
City of Atascadero
Ordinance No. 671
Exhibit B
Page 18 of 40
Quality Code Data 11/1/2022, Page 19
(i) Prerequisites for Adjustment. Adjustment may be granted only when twenty-five percent
(25%) of the lots on the block with the same frontage are developed and the entire block is
within a single zone.
(ii) Allowed Adjustment. The normally required minimum primary street setback is to be
reduced to the average of the primary street setbacks of the existing dwellings, which
include attached garages but not detached garages, to a minimum of ten (10) feet.
(5) The Design Review Committee (DRC) may grant an exemption to the primary street setback
requirement based on neighborhood compatibility for structures that meet the following criteria:
(i) Structures are no greater than ten (10) feet in height;
(ii) Structures do not exceed primary street setback area coverage of more than fifty percent
(50%);
(iii) Structures do not impair sight distances for vehicular traffic as reviewed by the City
Engineer.
(b) RMF Zones.
(1) Primary Street Setbacks.
(i) El Camino Real and Morro Road. For properties with street frontage on El Camino Real or
Morro Road, all residential units must have a setback of fifteen (15) feet. Section 9-4.106(g)
does not apply for any street frontage on El Camino Real or Morro Road.
(ii) All Other Primary Street Frontages. For properties with street frontage on all other streets
besides El Camino Real or Morro Road, all residential units must have a minimum primary
setback of twelve (12) feet.
(2) Garages and Accessory Structures Street Setbacks.
(i) All garages or covered parking areas oriented toward the street must have a minimum
setback of twenty (20) feet from the street to which it is oriented.
(ii) All other accessory structures associated with the residential use must comply with 9-
4.106(b)(1).
(c) CN, CP, CR, CS, CT, CPK, IP and I Zones. No primary or secondary street setbacks are required.
(d) L, LS and P Zone. A minimum ten (10) foot primary street setback is required, provided that
residential uses are subject to the setback requirements of subsection (a) of this section.
(e) Flag Lots. Any accessway adjacent to a public street shall be subject to the front setback
requirements of subsections (a), (b), (c), and (d) of this section. Determination of that portion of the
site to constitute the required front yard within the flag shall be at the discretion of the applicant.
The front setback of the flag of the lot shall be subject to the side setback requirements of Section
9-4.107 of this chapter.
(f) Double Frontage Lots.
(1) Selecting the Setback Location. Where double frontage setback locations are not specified by
subdivision requirements or other applicable regulations, the applicant may select the front
setback street unless fifty percent (50%) of the lots on a double frontage block are developed
with the same front yard orientation. In that case, all remaining lots are to orient their front
setbacks with the majority.
(2) Double Frontage Setback Requirements. A full-front setback is to be provided adjacent to one
frontage, and a setback of one-half (1/2) the required front setback depth adjacent to the other
frontage.
(g) Corner Street Setback (Corner Street Frontage). The primary street setback on the street side of a
corner lot is to be a minimum of 10 feet from the property line.
City of Atascadero
Ordinance No. 671
Exhibit B
Page 19 of 40
Quality Code Data 11/1/2022, Page 20
(h) Establishment of Front Setback on Zoning Map. The Planning Commission may establish greater
front setbacks than those required in this section by delineating the setback on the zoning map.
Procedures specified by Section 9-1.115 of this title shall be followed in establishing such
setbacks.
9-4.106
9-4.107 Side setbacks.
The side setback is measured at right angles to the side property line to form a setback line parallel to the
side property line, which extends between the front and rear setback areas. The minimum side setback is to
be as follows:
(a) A, RS, RSF, LSF and RMF Zones and Residential Uses in Commercial and Industrial Zones. All
residential uses must have a minimum side setback of five (5) feet, unless built as a common wall or
zero lot line development. Exceptions:
(1) Access Easements. All access easements shall have a minimum setback of five (5) feet,
measured from the edge of the easement.
(2) Transition to Adjacent Rural and Single Family Uses. Where the side property line abuts a
property in a RR, RS, RSF, or LSF zoning district, Section 9-4.130 (Transition to Adjacent
Rural and Single Family Uses) applies.
(b) CN, CP, CR, CS, CT, CPK, IP, I and P Zones. No side setbacks are required, unless adjacent to
property in the RR, RS, RSF, LSF zoning districts, in which case Section 9-4.130 (Transition to
Adjacent Rural and Single Family Uses) applies. Ground floor residential uses are subject to the
setback requirements of subsection (a) of this section.
(c) L and LS Zones. A minimum five (5) foot side setback is required.
9-4.107
9-4.108 Rear setbacks.
The rear setback is measured at right angles to the rear property line to form a setback line parallel to the
rear property line.
(a) A, RS, RSF, LSF, and RMF Zones and Permitted Ground Floor Residential Uses in Commercial and
Industrial Zones. All residential uses except for second story dwellings over commercial and
industrial uses shall have a minimum rear setback of ten (10) feet, except as follows:
(b) CN, CP, CR, CS, CT, CPK, IP and I Zones. No rear setback is required in commercial or industrial
zones, except as follows:
(1) Adjacent to an Alley. The rear setback shall be a minimum of five (5) feet, except where the
alley provides vehicular access to the interior of the building, in which case the setback shall be
ten (10) feet.
(2) Adjacent to Residential Use Zone. Where the rear property line abuts a residential zone, no rear
setback is required for buildings or portions of buildings which do not exceed twelve (12) feet in
height within ten (10) feet of the rear property line, except for the landscape buffer required by
Section 9-4.130(j)(4). The rear setback must be a minimum of ten (10) feet for buildings or
portions of buildings that exceed twelve (12) feet in height, unless adjacent to property in the
RR, RS, RSF, LSF zoning districts, in which case Section 9-4.130 (Transition to Adjacent Rural
and Single Family Uses) applies.
(c) L, LS and P Zones. A minimum of ten (10) foot rear setback is required.
9-4.108
9-4.109 Interior setbacks and open areas.
Detached buildings located on the same site are to be separated as follows:
City of Atascadero
Ordinance No. 671
Exhibit B
Page 20 of 40
Quality Code Data 11/1/2022, Page 21
(a) Non-Habitable Structures. Minimum (5) foot setback required for enclosed structures. No minimum
setback for open-sided structures.
(b) Habitable Structures. Minimum six (6) foot setback required.
(c) Exemptions. The following structures are exempt from the provisions outlined in this section:
(1) Decks;
(2) Patio covers and landscape structures;
(3) Structures under one hundred twenty (120) square feet when exempt from a building permit
based on the adopted Building Code and consistent with the standards set forth in Section 9-
6.106(b)(3);
(4) Similar accessory structures as determined by the Community Development Director.
9-4.109
9-4.110 Projections into required setbacks.
(a) Uncovered Decks. When constructed with a height more than thirty (30) inches above the
surrounding finish grade, a wood deck may extend into required setbacks as follows (decks less than
thirty (30) inches high are exempt from these requirements). See Section 9-4.104(a)):
(1) Front Setback. A deck is not to be located therein.
(2) Side Setback. As determined by the Uniform Building Code.
(3) Rear Setback. A deck may occupy up to thirty percent (30%) of a required rear setback, but is to
extend no closer than three (3) feet to the rear property line.
(b) Fire Escapes. A ladder or stairs designed to be used exclusively as an upper floor fire escape may
project into a required setback only as provided by the Uniform Building Code.
(c) Roof and Wall Features. Cantilevered and projecting architectural features including chimneys, bay
windows, balconies, cornices, eaves, rain gutter, signs (where allowed), display windows, and solar
collectors may project into a required setback only as allowed by the Uniform Building Code.
(d) Porches.
(1) Front Porch. A covered front porch may project up to six (6) feet into a required primary street
setback (Section 9-4.106), provided that the floor level of the porch is to be no higher than the
ground level of the building. An unenclosed front porch is not limited on its projection, provided
it is one hundred (100) square feet or less in area.
(2) Side Porch. A porch and/or outside stairway may be located in a required side setback provided
the porch is not roofed or enclosed below the steps and does not extend into the side setback
more than allowed by the Uniform Building Code.
(3) Rear Porch. A porch in the required rear setback is subject to the same limitations as a deck,
pursuant to subsection (a)(3) of this section.
(e) Flag Lots. Six (6) foot fences shall be allowed within the front yard setback area, but in no case shall
a six (6) foot fence be allowed within an area connecting the required front yard setback areas for
any adjoining lots. Trash enclosures may encroach into the front yard setback area but shall maintain
a five (5) foot setback from adjoining property lines and shall not be located within the access strip.
9-4.
9-4.112 Measurement of height.
(a) Buildings and Structures. The height of a building or structure is to be measured as the vertical
distance from the highest point of the structure to the average of the highest and lowest points where
the exterior walls touch the finish grade.
(b) Fences, Walls, and Hedges. The measurement of heights for fencing, walls, arbors or hedges shall
be subject to Section 9-4.128.
City of Atascadero
Ordinance No. 671
Exhibit B
Page 21 of 40
Quality Code Data 11/1/2022, Page 22
9-4.113 Height limitations.
The maximum height for new structures is as follows:
(a) Limitation by Zone.
Zone Maximum Height
A, RS, RSF, LSF 30 feet
CN, CP, CR, CS, CT 35 feet
CPK, IP, I 45 feet
LS, L, P 35 feet
RMF 35 feet
(b) Exceptions to Height Limitations.
(1) Planning Commission Waiver. The height limitations of this section may be modified through
conditional use permit approval, provided the Planning Commission first finds the project will
not result in substantial detrimental effects on the enjoyment and use of adjoining properties and
that the modified height will not exceed the lifesaving equipment capabilities of the Fire
Department.
(2) Height Adjustment. The height limitations specified by subsection (a) of this section may be
adjusted for a single-family residential building in a single family residential zoning district to
allow additional height. , to a maximum of thirty-five (35) feet, provided that the required side
and rear setbacks are increased one (1) foot in width for each foot of height over thirty (30) feet.
Additional height up to forty (40) feet may be granted by the approval of an administrative use
permit (Section 9.1-112), provided that the required side and rear setbacks are increased one (1)
foot in width for each foot of height over thirty (30) feet.
(3) Downhill Lot. Where the average front-to-back slope of a lot is greater than one (1) foot of fall
in seven (7) feet of distance from the centerline of the street to the rear face of the proposed
building, up to ten (10) feet may be added to the rear building face, which is to be excluded
from the height measurement (Section 9-4.112).
(4) Uninhabited Structures. The height limits specified in subsection (a) of this section do not apply
to the following structures (measurement of height is to be from the ground, as set forth in
Section 9-4.112):
(i) Radio and television receiving antennas of the type customarily used for home radio and
television receivers, when fifty (50) feet or less in height.
(ii) Transmitting antennas used by licensed amateur (ham) radio operators when fifty (50) feet
or less in height.
(iii) Flagpoles fifty (50) feet or less in height.
(iv) Grain elevators, silos, water tanks, windmills, wind generators, and all other similar
structures not containing residential uses and located in the A, RS, CR, CS, CPK, IP and I
Zones.
(v) Chimneys no more than one hundred (100) feet in height located in the CPK, IP and I Zones
and all other chimneys and roof vents extending no more than two (2) feet above the height
limit specified in subsection (a) of this section.
(vi) Industrial towers, nonportable equipment and other uninhabited structures no more than
sixty (60) feet in height located in the CPK, IP and I Zones.
City of Atascadero
Ordinance No. 671
Exhibit B
Page 22 of 40
Quality Code Data 11/1/2022, Page 23
(vii) All portable construction equipment.
(viii) Public utility poles and structures for providing electrical and communications services.
(ix) Solar collectors not more than five (5) feet above the height limit specified in subsection (a)
of this section.
(x) Satellite receiving and similar communication dishes and devices in commercial and
industrial zones, when no more than ten (10) feet above the maximum height in the zone.
(5) Architectural Projections/Features and Mechanical Equipment. The following structures and
structural features for multifamily residential and mixed-use structures may exceed the height
limits of this section provided the added features do not block solar access to adjacent
properties, as follows:
(i) Nonhabitable architectural features. Nonhabitable architectural features may be allowed to
exceed maximum heights by ten (10) feet including, but not limited to, varied roof forms,
tower elements, and cupolas with the intent of encouraging creative building design,
provided the feature is an integral part of the structure’s architecture, materials, and style.
(ii) Rooftop Mechanical Equipment. Rooftop mechanical equipment and associated
architectural screening may exceed maximum height limits by up to five (5) feet provided
the screening uses the same architectural style and materials as the primary structure, the
screening does not use temporary materials, such as lattice, and the enclosure and equipment
is set back a minimum of ten (10) feet from the building’s edge or integrated into the
building roof form.
(iii) Elevator Shafts and Stairways. An elevator or stairway to a rooftop deck/upper story
open space may exceed the maximum height limits by up to ten (10) feet.
9-4.115 Off-street parking required.
All uses requiring an entitlement shall be provided off-street parking as set forth in this section, except
parking lots in the following situations:
(a) Compact Car Spaces. Lots with twenty (20) or more spaces may substitute compact car spaces for
up to twenty percent (20%) of the total number of spaces. Compact car spaces shall be a minimum
of eight (8) by fourteen (14) feet in size. Compact spaces shall be designated by painting the word
“compact” or similar, on the surface of the space.
(b) Motorcycle Parking. Lots with twenty (20) or more spaces may replace regular spaces with
motorcycle spaces at a ratio of one (1) motorcycle space for each twenty (20) spaces. Motorcycle
spaces shall be a minimum size of three (3) by six (6) feet. Motorcycle spaces shall be designated by
painting the word “motorcycle,” or similar, on the surface of the space.
(c) Bicycle Spaces. Lots with twenty (20) or more spaces may substitute a bicycle rack providing space
for at least five (5) bicycles at a ratio of one (1) bicycle rack for each twenty (20) spaces. It is
recommended that all shopping centers provide some bicycle spaces in the project.
(d) Parking District. Parking requirements may be modified within a parking district where the district
provides adequate parking within the limits of the district and the parking requirements of a new use
are accommodated by the parking district.
(e) Shared On-Site Parking Adjustment. Where two (2) or more nonresidential uses are on a single site,
the number of parking spaces may be reduced through administrative use permit approval (Section
9-1.112) at a rate of five percent (5%) for each separate use, up to a maximum of twenty percent
(20%); as long as the total number of spaces is not less than required for the use requiring the largest
number of spaces.
City of Atascadero
Ordinance No. 671
Exhibit B
Page 23 of 40
Quality Code Data 11/1/2022, Page 24
(f) Shared Peak-Hour Parking. In addition to the reduction of required parking allowed by subsection
(e) of this section, where two (2) or more uses have distinct and differing peak traffic usage periods
(for example, a theater and a bank), the required number of parking spaces may be reduced through
conditional use permit approval, provided that the parking lots of each use are located within three
hundred (300) feet of each other (as measured along the most direct pedestrian path). The amount of
reduction may be up to seventy-five percent (75%) of the amount of spaces required for the most
intensive of the two (2) or more uses sharing the parking.
(g) On-Street Parking Adjustment.
(1) Subject to approval of an administrative use permit, multifamily residential and mixed-use
developments may meet a portion of required guest parking with on-street parking along the site
frontage. Where on-street parking is not marked, twenty-two (22) lineal feet of curb space
constitutes an on-street parking space. Where an on-street parking space is adjacent to multiple
lots, the credit is given to the development on the lot whose frontage contains more than fifty
percent (50%) of the parking space length.
(2) Where a proposed driveway from a street to a new parking area would eliminate on-street
parking spaces equal to or greater in number than the off-street spaces required, the requirement
for off-street spaces may be eliminated through administrative use permit approval (Section 9-
1.112 of this title) where the access or proposed building cannot reasonably be redesigned to
avoid a net loss of parking.
(h) Planning Commission Modification. The parking standards of this title may be modified through
conditional use permit approval based upon specific findings of fact that the characteristics of a use
or its immediate vicinity do not necessitate the number of parking spaces, type of design, or
improvements required by this title and that reduced parking will be adequate to accommodate on
the site all parking needs generated by the use.
9-4.115
9-4.116 Location of parking on a site.
Required parking spaces may be located as needed on a proposed site, subject to the design and construction
standards of Sections 9-4.117 and 9-4.119 of this chapter and the following:
(a) Use of Primary Street Setback. Required parking spaces are not to be located within the required
primary street setback (Section 9-4.106).
(b) Parking Between Front Property Line and Residential Buildings. For residential-only and mixed-use
residential projects, parking spaces must not be located between the residential structures and the
front property line. However, this configuration may be allowed with administrative use permit
approval, provided the parking is constructed of pavers or integral color stamped concrete and based
on a finding that superior outdoor common open space results from the parking configuration.
(c) Use of Side and Rear Setbacks. Side and rear setbacks may be used for vehicle parking. A minimum
of five (5) feet of landscaping is required on the street side of a corner lot between the property line
and the parking area. This can be reduced to three (3) feet when decorative concrete (integral color
and stamped) or pavers are utilized, consistent with Section 9-4.125(b)(6).
(d) Garages for Multifamily Uses. Individual garages attached to and serving an individual residential
unit are allowed as follows:
(1) Each garage must be no more than fourteen (14) feet wide and the garage door must be
recessed five (5) feet from the adjacent façade, with the following exception:
City of Atascadero
Ordinance No. 671
Exhibit B
Page 24 of 40
Quality Code Data 11/1/2022, Page 25
(i) First floor garages with units above are permitted to be up to a 2-car garage (maximum
interior dimensions of 24-feet by 24-feet) providing that garage doors face a parking lot and the unit
entries face a shared amenity space or pedestrian sidewalk/walkway.
(2) Other required parking spaces, including required parking for the unit and guest parking,
must be provided in a shared parking area.
9-4.117 Parking design standards.
All off-street parking areas shall be designed and improved as set forth in this section.
(a) Parking Space and Aisle Dimensions. All off-street automobile parking spaces are to be a minimum
of nine (9) by eighteen (18) feet in size, except for compact car spaces, handicapped spaces,
motorcycle spaces, and bicycle spaces (Section 9-4.115). Parking lot aisles shall be as follows:
(1) Angle Parking. The aisle dimensions for angle parking are to be based upon the angle and width
of the parking space as set forth in the following chart. The use of a wider parking space enables
reducing the aisle width, as shown.
City of Atascadero
Ordinance No. 671
Exhibit B
Page 25 of 40
Quality Code Data 11/1/2022, Page 26
Angle Space Width (a) Space to Curb (b) Aisle1 (c) Tier2 Width (d)
90 degree 8′ — 0″3 14′ — 0″ 20′ — 0″ 52′ — 0″
9′ — 0″ 18′ — 0″ 24′ — 0″ 60′ — 0″
10′ — 0″ 18′ — 0″ 22′ — 0″ 58′ — 0″
60 degree 8′ — 0″3 16′ — 0″ 14′ — 0″ 48′ — 0″
9′ — 0″ 20′ — 0″ 18′ — 0″ 58′ — 0″
10′ — 0″ 20′ — 8″ 16′ — 0″ 57′ — 4″
45 degree 8′ — 0″3 15′ — 6″ 12′ — 0″ 43′ — 0″
9′ — 0″ 19′ — 0″ 16′ — 0″ 54′ — 0″
10′ — 0″ 20′ — 0″ 14′ — 0″ 54′ — 0″
Notes:
1 Aisle widths for 45 degree and 60 degree spaces are one-way only.
2 Tier means 2 rows of parking spaces, plus an aisle.
3 Compact car spaces only, see Section 9-4.115(a) of this chapter.
City of Atascadero
Ordinance No. 671
Exhibit B
Page 26 of 40
Quality Code Data 11/1/2022, Page 27
(2) Parallel Parking. Space dimensions are to be nine (9) by twenty-two (22) feet. Aisle dimensions
for parallel parking are to be twelve (12) feet for one-way aisles, and twenty-four (24) feet for
two-way aisles.
(3) Access Drive Location. A driveway from a street to a parking area with two (2) or more spaces
is to be located and designed as follows:
(i) Distance from Street Corner. Parking area driveways are to be located a minimum of fifty
(50) feet from the nearest street intersection, as measured from the centerline of the
driveway to the nearest travel lane of the intersecting street.
(ii) Number of Driveways. Entrance and exit driveways crossing the street property line of a
single site are to be limited to two (2) along the frontage of any single street except
properties in excess of five hundred (500) feet of frontage may have one additional drive for
each two hundred fifty (250) feet. One-way driveways on the same non-single-family
property are to be separated by a minimum of sixty 60 feet. Two-way driveways on the
same non-single-family property must be separated by a minimum of one hundred forty-five
(145) feet if located on an arterial street and ninety-five (95) feet if on a non-arterial street.
Distance is measured from the centerline of the driveway(s).
(iii) Driveway Design. Driveways shall be designed to provide for entrance and exit in a forward
direction and to avoid backing directly into public streets.
(iv) Reciprocal Access Driveways. Driveways that provide access to more than one (1)
residential or mixed-use residential project must provide a reciprocal access easement and
may waive the landscaping required by Section 9-4.125(a)(6).
(4) Drop-Off Points Required. Parking areas for public assembly facilities shall include a
designated on-site location for dropping off passengers at an entrance to the facility in advance
of parking the vehicle. Drop-off points are to be provided for: hotels and motels; schools with
fifty (50) or more students; churches with a capacity of one hundred (100) or more; restaurants
with a capacity of fifty (50) or more customers; public transportation terminals; places of public
assembly; public buildings; and offices larger than five thousand (5,000) square feet.
(5) Tandem Parking. Each space in a parking lot, area or garage is to be individually accessible,
except that automobiles may be parked in tandem in the following situations:
(i) In a parking area serving a single-family dwelling or individual mobilehome where the
tandem parking is not more than two (2) cars in depth; provided that both spaces are for the
same dwelling, and are not located in a required front setback.
(ii) In a public garage or public parking area where all parking is performed by attendants at all
times, or for public assembly facilities and temporary events where user arrivals and
departures are simultaneous and where parking is attendant-directed.
(iii) For all-day employee parking lots restricted to employee use, provided that required aisle
widths are maintained, and no more than fifty (50) percent of the employee spaces are
designed for tandem use.
(b) Residential Garage and Carport Standards.
(1) Interior Dimensions.
a. Single Car Garages and Carports. Parking spaces in a single-car garage or carport
must have a minimum width of twelve (12) feet and a minimum length of twenty (20)
feet.
b. Multi Car Garages and Carports. All parking spaces in a garage or carport intended
for more than one (1) vehicle must have a minimum width of ten (10) feet and a
City of Atascadero
Ordinance No. 671
Exhibit B
Page 27 of 40
Quality Code Data 11/1/2022, Page 28
minimum length of twenty (20) feet for each parking space. If the garage or carport
sides are enclosed, one (1) additional foot is required on each enclosed side.
c. Measurement. The minimum width and length must be measured from within the
interior dimensions of the garage or carport.
(2) Single-car garage doors must have a minimum clearance width of nine (9) feet, and double-
car garage doors must have a minimum clearance width of sixteen (16) feet. No chain link
doors or walls will be permitted.
(3) Garages for Multifamily uses. See Section 9-4.116(d).
9-4.117Amend
Amend 9-4.118 section (a) to read as follows:
(a) Use of Charts. The charts in subsection (c) of this section determine the number of parking spaces
required for each use of land, as follows:
(1) Uses Not Listed. For uses not specifically listed in this subsection that do not have parking
requirements set by Chapter 9-6, the same parking and loading space is required as for the most
similar use of equivalent intensity; except where a use not listed requires conditional use permit
approval, in which case the amount of parking and loading space required shall be as determined
by the Planning Commission.
(2) Parking and Loading Intensity. Parking lot and loading bay intensity describes the rate of
vehicle turnover in parking and loading areas. Turnover factors are assigned to each use by the
charts in subsection (c) of this section. High intensity areas have rapid turnover; medium
intensity areas are those where vehicles are parked from two (2) to four (4) hours; low intensity
areas have minimum turnover and few repeat users, such as long-term and employee parking
lots. Loading bay intensity is used in Section 9-4.121.
(3) Mixed Use Sites. Where a site contains more than one principal land use (such as a shopping
center), the amount of parking required shall be the total of that required for each individual use,
except as otherwise provided by Section 9-4.115.
(4) Mixed Function Buildings. Where a building occupied by a single use contains several
functions, such as sales, office and storage areas, parking shall be as required for the principal
use for the gross floor area (total area of all internal functions); except that when storage areas
are larger than two thousand (2,000) square feet, the parking requirement is to be determined
separately for those areas, as specified for warehousing.
(5) Assigned parking. For projects where a parking reduction is granted, assigned parking spaces
are prohibited unless approved by the Community Development Director in conjunction with a
parking management plan.
(6) Terms Used in Charts.
(i) Active Use Area. All developed areas of a site and buildings except storage, parking and
landscaping.
(ii) Floor Area. Gross floor area within buildings.
(iii) Site Area. Gross site area.
(iv) Use Area. All developed areas of a site and buildings, except parking and landscaping.
(v) Number of Spaces. Where subsection (c) sets parking requirements based on building area
(square footage), site or use area, the number of spaces is to be as set forth for each footage
increment specified or fraction thereof.
City of Atascadero
Ordinance No. 671
Exhibit B
Page 28 of 40
9-4.119 Parking lot construction standards.
All parking areas containing three (3) or more off-street parking spaces are to be improved as follows,
except as otherwise provided by this section.
(a) Surfacing. All parking areas are to be surfaced with an asphalt, concrete, chip seal, or crushed rock
surface, or similar, as specified in the following chart or as required by property development
standards listed in this Code. Where concrete or asphalt is required, brick or other masonry paving
units may be substituted, including turf block. Where surfacing is intended to function as both
emergency vehicle access and open space with appropriate amenities, surface must include pavers,
integral color stamped concrete, masonry, brick, or permeable paving units.
Minimum Required Surface
Parking Lot Turnover
Location High Medium Low
Inside urban services line Asphalt or concrete Asphalt or concrete Asphalt or concrete
Outside urban services line Asphalt or concrete Asphalt or concrete Crushed rock or chip seal
(b) Lining and Marking. Parking spaces in paved parking areas shall be marked with paint striping, a
minimum of two (2) inches in width. Parking spaces in other types of lots may be identified by
wheel stop barriers.
(c) Wheel Stops. Wheel stops or continuous concrete or asphalt curbing are required in all parking lots
to define the perimeter of the parking area and to protect landscaping from vehicle encroachment. In
addition, wheel stops are required for each parking space in a high turnover parking lot. Wheel stops
shall be provided as follows:
(1) Materials and Installation. Wheel stops shall be constructed of concrete, continuous concrete
curbing, asphalt, timber, or other durable material not less than six (6) inches in height, or an
approved functional equivalent. Wheel stops are to be securely installed and maintained as a
safeguard against damage to adjoining vehicles, machinery or abutting property.
(2) Setback. Wheel stops or other vehicle barriers shall be located approximately three (3) feet from
the front of the parking space.
(3) Functional Equivalent. Wherever possible, functional equivalents in the form of raised
sidewalks or curbs surrounding planters or similar may be used in lieu of wheel stops.
(d) Vertical Clearance. Covered parking spaces are to have a vertical clearance of at least seven (7) feet
six (6) inches above the parking lot surface for all uses, except residential.
(e) Slope. The finished grade of a parking lot is not to exceed five percent (5%) slope, unless approved
by an administrative use permit (Section 9-1.112 of this title).
(f) Landscaping. Shade trees are to be provided at a maximum spacing of thirty-five (35) feet along
parking rows, except shade trees are not required where solar panel covered carports are located.
These landscaping requirements do not apply to parking lots that are underground or within
buildings.
(g) Screening.
(1) From Residential Areas. Parking lots that abut a residential zone shall be separated from such
property by a landscaping strip with a minimum width of five (5) feet and a six (6) foot high
solid fence or wall.
City of Atascadero
Ordinance No. 671
Exhibit B
Page 29 of 40
(2) From Streets. Parking lots abutting a public street shall be separated from the street right-of-way
by a landscaping strip with a minimum width of ten (10) feet; and, where parking spaces are
arranged to head toward the street, by a minimum three (3) foot high solid fence decorative wall
or landscape equivalent located on the parking lot side of the landscaping strip.
9-4.1199-4.123
9-4.124 Landscaping, screening and fencing.
The purposes of landscaping, screening, and fencing standards are to: provide areas on sites which can
absorb rainfall to assist in reducing storm water runoff; control erosion; reduce glare and noise; enhance the
appearance of structures and property; provide visual privacy; consider the native flora and fauna; provide
shade and reduce heat island effect; and screen buildings and associated non-structural site elements to the
extent practicable. Landscaping, screening and fencing standards are organized in the following sections:
9-4.125 Landscape standards.
9-4.126 Standards for landscaping materials.
9-4.127 Landscaping plans.
9-4.128 Fencing and screening.
9-4.129 Solid waste collection and disposal.
9-4.125 Landscape standards.
(a) Where Required. The sites of all projects requiring approval, except for single family dwellings, are
to be landscaped as follows:
(1) Setbacks. All setback areas required by Section 9-4.103 or Chapter 9-6 of this title, except
where enclosed as a private yard and except where a required setback is traversed by a driveway
or sidewalk;
(2) Unused Areas. All areas of a building site not identified on a site plan intended for a specific use
or purpose, except enclosed private yards;
(3) Parking Areas. As required by subsections (f) and (g) of Section 9-4.119 of this chapter;
(4) Trash Enclosures. All trash enclosures shall be screened with landscaping unless built into the
building or built in compliance with Section 9-4.129 (Solid waste collection and disposal);
(5) Street Trees. Minimum fifteen (15)-gallon street trees shall be provided along all public and
private street frontages. Number of trees shall be determined based on property frontage and
required spacing. Rounding of non-whole numbers shall be per section 9-1.109(b)(4).
(i) Street Tree Defined. Street trees shall be those trees planted between buildings and
public rights of way, as part of a required landscape plan.
s and public rights of way, as part of a required landscape plan.
(ii) Downtown street trees shall be planted in accordance with adopted downtown
streetscape standards.
(iii) Menu of Options. All projects shall provide street trees along street frontages between
the public right of way and building face. Any street trees within the public right-of-
way must be approved by the City Engineer. Projects may choose one of the options
listed in Subsection a, b, or c to fulfill this requirement. Trees within the below listed
tree size categories shall be those trees listed in the City’s Engineering standard list, or
as otherwise approved by the City based on similar size characteristics (height and
spread) and appropriateness for urban planting.
a. Large Trees. Large Trees shall be planted within an unpaved planting area and
in compliance with Section 9-4.126 as follows:
City of Atascadero
Ordinance No. 671
Exhibit B
Page 30 of 40
1. With a maximum spacing of seventy (70) feet on center between trees;
2. With a three (3)-foot minimum distance from back of sidewalk; and
3. With a twelve (12)-foot minimum distance to buildings on all sides.
4. Encroachment with flatwork for outdoor amenity spaces may occur
provided that a minimum 6-feet by 6-feet open planter area is
maintained.
b. Medium Trees. Medium Trees shall be planted within an unpaved planting area
and in compliance with Section 9-4.126 as follows:
1. Within a maximum spacing of forty (40) feet on center between trees;
2. With a three (3)-foot minimum distance from back of sidewalk; and
3. With an eight (8)-foot minimum distance to buildings on all sides.
4. Encroachment with flatwork for outdoor amenity spaces may occur
provided that a minimum 6-feet by 6-feet open planter area is
maintained.
c. Accent Trees. Accent Trees shall be planted within an unpaved planting area
and in compliance with Section 9-4.126 as follows:
1. Within a maximum spacing of twenty-five (25) feet on center between
trees;
2. With a three (3)-foot minimum distance from back of sidewalk; and
3. With a five (5)-foot minimum distance to buildings on all sides.
4. Encroachment with flatwork for outdoor amenity spaces may occur
provided that a minimum 4-feet by 4-feet open planter area is
maintained.
(iv) Tree Species. Tree species shall be consistent with the City’s Engineering standard.
Another comparable tree not on the City’s Engineering standard list may be
allowed, subject to the approval of the City Engineer and Community Development
Director.
(v) Location. Street trees shall be planted outside of the public right of way unless
approved by the Public Works Department.
(vi) Groupings. Naturalized tree groupings that total the same number of trees indicated
in Subsections 9-4.125(a)5.i.a.1 and 9-4.125(a)5.i.b.1 may be allowed for Large and
Medium Trees where warranted by unique site conditions, subject to the approval
of the City Engineer and Community Development Director.
(vii) Installation. All trees within 10-feet of a public sidewalk or road surface shall
be installed with a root barrier and deep root watering system.
(viii) Maintenance. Maintenance responsibilities shall be per AMC 4-6.04. All street
trees must be maintained in a manner that allows the tree to reach its natural height
and spread. The use of growth inhibiting substances or pruning practices is
prohibited.
(ix) Removal and Replacement. Damaged or failing street trees may be removed
provided replacements are provided within 8 weeks of removal, unless otherwise
approved by the Community Development Director.
(6) Special Use Sites. As required by Chapter 9-6 of this title for specific land uses, for the purposes
of screening, buffering or general landscaping;
City of Atascadero
Ordinance No. 671
Exhibit B
Page 31 of 40
(7) Where Required by Conditions of Approval. As set forth in conditions of approval adopted
pursuant to Section 9-2.110(b)(3)(ii);
(8) A minimum five (5) foot landscape strip must be provided within the side yard setback of all
commercial and multifamily project sites, except in locations where a reciprocal access
easement exists with the adjacent lot or commercial building is located (see Section 9-
4.117[a][3][iv]). This side yard width may be reduced to three (3) feet if decorative concrete
pavement is utilized.
(b) Exceptions to Required Landscaping.
(1) Agricultural Use. Except where required for a special use by Chapter 9-6 of this title, setback
and unused area landscaping is not required where such areas are cultivated or maintained in
native vegetation in association with agricultural uses.
(2) Planning Commission Modification. Where conditional use permit approval is required, the
Planning Commission may modify the landscaping requirements of this section. If landscaping
is decreased from the requirements listed above, findings must be made as follows:
(i) Existing vegetation, topography, or structural arrangement preclude the need for
landscaping.
(ii) Use of decorative pavement material such as pavers or colored stamped concrete has been
incorporated over a minimum of twenty-five percent (25%) of the paved area of the site;
(iii) The project includes installation of a variety of tree and plant materials, including
ornamental species and native trees;
(iv) Minimum 15-gallon trees and shrubs are used throughout the project site.
(v) For multi-family developments, the project meets the minimum open space requirements of
Section 9-3.262
9-4.125
9-4.126 Standards for landscaping materials.
Materials used and their installation and maintenance is subject to the following provisions, except single-
family residences within a single-family residential zone:
(a) Allowable Materials. Landscaping shall include some combination of the following materials, where
appropriate to achieve the intended or required purpose of the landscaping (e.g., screening, etc.) and
must meet all Wildland Urban Interface (WUI) standards, as applicable:
(1) Trees (minimum fifteen (15)-gallon size), shrubs (minimum one (1)-gallon size), groundcover,
non-invasive vines, flowers or lawns (drought-resistant plantings are preferred in order to
minimize water use for landscaping).
(2) Nonliving landscaping materials, including but not limited to decorative pavement, mulch,
decorative boulders, or other decorative materials in accordance with landscape coverage
standards listed in Section 9-4.125 of this chapter;
(3) Natural features such as rock outcrops;
(4) Structural features, including fountains, ponds, walls, and fences.
(5) For multifamily residential projects, a pedestrian entry feature may be installed that exceeds the
fence height standards but shall not exceed a maximum height of nine feet, width of eight feet,
and depth of four feet.
(b) Excluded Materials. Landscaping proposed to satisfy the requirements of this title shall not include
any plant materials which:
(1) Have root structures that in their mature state may damage or interfere with the normal use of
existing public or private underground electrical lines, cables, or conduits, pipes or other
City of Atascadero
Ordinance No. 671
Exhibit B
Page 32 of 40
underground structures; or public or private sidewalks, curbs, gutters or paved parking and
turnaround areas, drainage improvements, or adjacent structures, foundations or landscape
materials. For residential projects of two units or more, landscaping and planting plan must
demonstrate landscaped area can accommodate proposed plant palette at full maturity;
(2) Will have diminished potential for survival because of proposed locations or grouping that does
not satisfy the needs of the plant material necessary for healthy growth;
(3) Because of proposed location and type, will create a potential hazard of wildfire;
(4) Will obstruct the vision of vehicle operators or pedestrians at points of intersection between
pedestrian and vehicular traffic (refer to engineering standard: Minimum Sight Distance for
Driveways and Intersecting Roads with Stop Control);
(5) Are identified on California Department of Food and Agriculture list as noxious or invasive;
(c) Proper Maintenance Required. All required plantings shall be maintained in good growing
condition, and in any case where a required planting has not survived, shall be replaced with new
plant materials. All landscaping on-site or planted along street frontage shall be maintained in a
manner that allows trees to grow to their full natural height and natural canopy. No growth
suppressants shall be permitted that result in stunting or modifying the natural growth pattern of the
tree. A maintenance agreement may be recorded against the property in a form approved by the
Community Development Director.
-4.126
9-4.127 Landscaping plans.
The purpose of a landscaping plan is to identify the placement and type of plant materials as features of
project design. By detailing the plantings and method of irrigation proposed, a landscaping plan provides an
effective means for evaluating whether chosen plant materials will: survive in the climate and soils of a
given site; satisfy the functional objectives of landscaping (such as erosion control, screening, recreational
opportunities, and shade) within a reasonable time; and whether a proposed irrigation system will adequately
support landscaping while conserving water. Landscaping plans shall be prepared, processed, and used as
follows:
(a) Where Required. Landscaping plans are required for all commercial, mixed-use, and multi-family
projects, except for Agricultural uses not involving buildings and agricultural accessory buildings.
(b) Landscaping Plan Content. Landscaping plans are to be neatly and accurately drawn, at an
appropriate scale, that will enable ready identification and recognition of information submitted.
Where a project covers only a portion of a site, the landscaping plan need show only the areas where
existing soil contours and vegetation will be disturbed by construction or use, or other areas where
landscaping is required. Landscaping plans shall show the following details, in accordance with the
applicable design standards:
(1) The location of all trees existing in or within fifty (50) feet of areas proposed for grading or
other construction. Trees proposed to be removed are to be identified (refer to Section 9-11.105
for tree removal standards);
(2) Any shrubs or plants identified as rare, endangered or critical by the San Luis Obispo County
Native Plant Society;
(3) Proposed landscaping details, including the location, species, container size, and number of
trees, shrubs and groundcover, and provisions for irrigation;
(4) Details and location of proposed fencing, entries, trash collection areas and freestanding signs;
(5) Walkways, plazas and sitting areas, play areas, including related street furniture and permanent
outdoor equipment;
City of Atascadero
Ordinance No. 671
Exhibit B
Page 33 of 40
(6) Outdoor light fixtures, including their location, height and wattage;
(7) Irrigation system details, where an automatic irrigation system is proposed or required.
Irrigation plan details shall include:
(i) A plan and schedule of equipment, including gate valve, backflow preventer, control valves,
piping, sprinkler heads, meter size and location,
(ii) Water source, including type, size of service connection, flow in gallons per minute (GPM),
static water pressure in pounds per square inch (PSI), and maximum pressure in PSI
required to operate the irrigation circuit with the greatest pressure loss in the system.
9-4.127
9-4.128 Fencing and screening.
Standards for fencing and screening are established by this section to protect certain uses from intrusion, to
protect the public from uses that may be hazardous, and to increase compatibility between different land
uses by visual screening. Fencing is the enclosure of an area by the materials identified in subsection (c) of
this section. Screening is the enclosure of an area by a visual barrier, which may include solid fencing or
other materials, as specified in subsection (c) of this section.
(a) Fencing and Screening—Where Required. Within the urban services line, the uses and areas listed
in this subsection shall be fenced and/or screened, as indicated. Unless otherwise specified, fencing
and screening are to be a minimum height of six (6) feet. Fencing and screening materials of a
height greater than three (3) feet shall not be located within a required primary, secondary, or corner
street setback. All fencing must meet Wildland Urban Interface (WUI) standards, as applicable.
(1) Utility and Mechanical Equipment. When located outside of a building, support equipment,
including all roof mounted equipment, air conditioners, heaters, utility meters, cable equipment,
telephone entry boxes, backflow preventions, irrigation control valves, electrical transformers,
pull boxes, and all ducting for air conditioning, heating, and blower systems but not including
plumbing or exhaust vents, or chimneys, shall not exceed noise levels of 50dB at the property
line and shall be screened to the height of the particular piece of equipment, as follows:
(i) Roof-Mounted Equipment. Mechanical equipment may be mounted on roofs, provided the
equipment is concealed from the view of abutting streets with solid architectural features
that are integrated into the overall architectural design, such as a parapet wall. Temporary
and lattice materials must not be used..
(ii) Equipment at Grade. All exterior support equipment shall be screened or incorporated into
the design of buildings so as to minimize visual impact from the public right-of-way or
adjacent residential zones. Screening materials shall be consistent with the exterior colors
and materials of the building or shall include evergreen landscaping that will grow to fully
screen the equipment within six (6) months of installation. This subsection does not apply to
single-family residential uses.
a. Mechanical equipment located within three (3) feet of a structure shall be fully screened
with structural/architectural screening that matches the architectural style and materials
of the adjacent structure.
b. Mechanical equipment that is set back more than three (3) feet from a structure shall be
fully screened with landscaping, except sides where access for maintenance is required.
Proposed plant materials shall have the capability of achieving sixty percent (60%) of
total view blockage within eighteen (18) months of planting, and one hundred percent
(100%) of total view blockage within thirty-six (36) months of planting. Maintenance
City of Atascadero
Ordinance No. 671
Exhibit B
Page 34 of 40
access sides shall be oriented away from the public way or any common open space
area(s).
(c.) The Design Review Committee (DRC) may grant an exception to these requirements. In
granting a request for an exception, the Design Review Committee (DRC) shall find that
screening is infeasible due to health and safety or utility requirements.
(2) Outdoor Storage. To be screened on all sides by a wall or fencing.
(3) Public Utility Substations. To be screened on all sides in a manner that will provide an effective
visual barrier as well as the necessary safety clearances required by order of the California
Public Utilities Commission.
(4) Side and Rear Lot Lines. The side and rear property lines of all nonresidential uses are to be
screened as follows:
(i) Adjacent to a Residential Use or Zone. A solid wall or fencing shall be located on side and
rear property lines of any nonresidential or nonagricultural use abutting a residential use or
zone.
(5) Swimming Pools. Yard areas with private swimming pools must be constructed per building
code requirements.
(b) Exceptions to Fencing and Screening Requirements.
(1) Buildings Abutting Property Lines. Required screening or fencing may be omitted along any lot
line where a building wall exists immediately abutting the lot line.
(2) Location Adjustment. Where property fencing or screening is required, the location may be
adjusted by approval of an administrative use permit (refer to Section 9-1.112 of this title), so
the fencing may be constructed at or within the setback line, provided the areas between the
fence and the property lines are landscaped, or in rural areas, retained in their natural vegetative
state.
(3) Planning Commission Modification. Any of the requirements of this section may be waived or
modified through conditional use permit approval, provided the Planning Commission first finds
that specifically identified characteristics of the site or site vicinity would make required fencing
or screening unnecessary or ineffective.
(c) Standards for Fencing and Screening Materials. All fencing and screening shall be allowed as
follows:
(1) Height. Fence and screen height shall be permitted as follows:
(i) RS/RR/RSF-Z/RSF-Y (with one (1) acre net or larger) Zones.
a. Fencing within a required street setback may be up to five (5) feet in height, provided
that the top two (2) feet remain a minimum of eighty percent (80%) visibility. The fence
shall not impair safe sight distance for vehicular traffic nor result in any other potential
adverse impact on human health and safety (refer to engineering standard: Minimum
Sight Distance for Driveways and Intersecting Roads with Stop Control).
b. Fencing associated with agriculture type activities including, but not limited to, “deer
fencing” and other fencing that is a minimum of eighty percent (80%) visible may be up
to seven (7) feet in height. Chain link fencing, wrought iron fencing, and any other
decorative type of fencing is not considered “agriculture” type fencing for the purposes
of this subsection.
c. Fencing within a required side or rear setback may be a maximum of six (6) feet in
height.
(ii) RSF-Y (less than one (1) acre net) /RSF-X/LSF-Z/LSF-Y/LSF-X/RMF-10/RMF-20.
City of Atascadero
Ordinance No. 671
Exhibit B
Page 35 of 40
a. Fencing within a required primary or secondary street frontage setback may be a
maximum of four (4) feet in height.
b. Fencing within a required side or rear yard setback shall be a maximum of six (6) feet in
height.
c. Interior fences or landscape delineation between private yards and common open spaces
within multifamily developments, including cottage clusters, shall comply with Section
9-4.130(k)(5).
d. Exterior fencing (along the original project site perimeter for cottage clusters and along
the property lines for other multifamily projects) for multifamily residential projects
shall be consistent in style, design, and materials throughout the project site and subject
to any applicable additional standards of this section.
(iii) Residential Gates:
a. Gates are permitted in single-family residential zoning districts for private driveways.
b. Gates shall be setback a minimum of twenty (20) feet from the right of way in
accordance with engineering standards.
c. Gates shall be a maximum of twelve (12) feet in height and shall remain residential in
nature.
d. Gateposts and other superstructures over site entrances and exits may be up to twelve
(12) feet in height.
e. Gates shall comply with emergency access standards.
f. Gates shall not swing open toward the street unless the maximum swing is not closer
than sixteen (16) feet from the edge of the right-of-way.
g. Gates or associated structures shall comply with minimum sight-distance standards.
h. A construction permit shall be required for all gates that exceed six (6) feet in height or
contain electrical components.
(iv) Height Measurement. Fence height shall be measured from the adjacent grade of the
downhill side of the wall, fence, or hedge.
a. Where fences or walls are located on retaining walls or berms, the height of the
retaining wall or berm shall be considered as part of the overall height of the fence or
wall if the retaining wall or berm exceeds two (2) feet in height.
b. If a retaining wall is terraced and separated by five (5) feet of horizontal space or
greater, they shall be considered individual walls for the purposes of measuring height.
(v) The Design Review Committee (DRC) may grant an exemption to the fence height
requirement in setbacks adjacent to streets, to a maximum of six (6) feet in height if
proposed fence would be consistent with the neighborhood character and does not impair
site distance for vehicular traffic, as reviewed by the City Engineer.
(vi) Permit to Exceed Height. A minor conditional use permit approval is required where
fencing is proposed to be greater than six (6) feet in height within or outside any required
setback, with the exception of fencing described in subsection (c)(1)(i)(b) or subsection
(c)(1)(a).
(2) Additional Fencing Requirements. All fencing shall also comply with the following standards:
(i) Transparency. Fencing within a required primary or secondary street setback shall have at
least fifty percent (50%) transparency. The following designs and/or materials may be used:
hog panel with wood frame, split rail, decorative iron, metal picket, wood picket, welded
pipe rail with wire, or similar as approved by the Community Development Director.
City of Atascadero
Ordinance No. 671
Exhibit B
Page 36 of 40
(ii) Fence Materials.
a. The following designs and/or materials must not be used in any zoning district except as
specified below for Industrial and Industrial Park Zoning designations: chain-link that
does not comply with Section 9-4.128(c)(4)(ii), barbed wire, razor wire, plywood,
particle board, paper, visqueen plastic, plastic tarp, cloth, or similar material, except that
barbed, razor, or concertina wire fencing may be allowed as follows:
i. For agricultural fencing utilized in a low height four (4) feet or less within a rural
setting to enclose livestock
ii. In the industrial and Industrial Park zoning districts, barbed, razor, or concertina
wire is subject to approval of the Design Review Committee (section 9-2.107) if
findings can be made that it will not negatively impact the health and welfare of the
surrounding area and its appearance is consistent with surrounding properties and
land uses.
b. Dog-eared fencing and electric fences for animal control must not be used in any zoning
district except in single-family and agriculture zoning districts,
c. Wood fencing in any multifamily or non-residential development shall include a top and
bottom rail.
d. Fence posts shall be metal or pressure treated wood.
(iii) Fencing around storm drainage basins:
a. Shall not exceed four (4) feet;
b. Shall be at least seventy-five percent (75%) transparent; and
c. May be constructed of split rail or other natural materials that have horizontal material
application.
(3) Screening Materials Substitution. Where screening is required to be a solid wall or fence, the
following materials may be substituted subject to the approval of the Community Development
Director, except where screening is required adjacent to a residential use or zone:
(i) Landscape Screen. Screening plant materials may be substituted for a wall or fence, where:
a. Proposed plant materials are certified in writing by a registered landscape architect as
having the capability of achieving sixty percent (60%) of total view blockage within
eighteen (18) months of planting, and one hundred percent (100%) of total view
blockage within thirty-six (36) months of planting; and
b. The applicant agrees in writing to install solid fencing after the expiration of thirty-six
(36) months, in the event that the landscaping has not totally blocked the view of areas
required to be screened.
(ii) Chain-Link Fencing. Vinyl-coated, chain-link fencing with evergreen landscape screen
planting within a planting area at least three (3) feet in width may be substituted for a solid
wall or fence in commercial and industrial zones.
9-4.128
9-4.129 Solid waste, recycling, and organics collection and disposal.
Within the urban services line, all land uses, except uses that do not create a need for solid waste pickup and
disposal shall provide an enclosed area for the temporary storage of solid waste before disposal truck pickup,
as required by this section.
(a) Application Content. Permit and entitlement applications shall include the location of solid waste
collection areas, collection containers, and maneuvering areas for disposal trucks, including access
driveways where necessary.
City of Atascadero
Ordinance No. 671
Exhibit B
Page 37 of 40
(b) Collection Area Standards.
(1) Required Facilities. The following facilities shall be required for each project type.
(i) Multifamily. Multifamily developments of two (2) units or less may be served by a
consolidated shared waste collection area or may be served by individual trash receptacles
for each unit if the property frontage is greater than fifty (50) linear feet. Multifamily
developments with more than two (2) units shall be served by consolidated common waste
collection area(s).
(ii) Mixed-use. All mixed-use developments shall be served by consolidated common waste
collection area(s) regardless of the number of units.
(iii) Commercial. All commercial developments shall provide a consolidated area(s) for solid
waste collection.
(2) Location of Collection Facilities. The solid waste collection area(s) shall be located within one
hundred (100) feet of the dwellings or buildings served, but is not to be located in any primary
or secondary street setback (Section 9-4.106).
(i) Exception: For multifamily residential projects of two or more units, subject to an
administrative use permit and compliance with the following standards, solid waste
collection areas may be placed within a primary, secondary, or corner street setback:
a. Solid waste collection area shall be placed at least five feet from the primary street
property line;
b. The project shall provide an additional Tier 1 amenity for open space (described in
Section 9-3.262(c)(4)(i));
c. The solid waste collection enclosure shall be designed to include all of the following:
1. Shed, gabled, or trellis-style roof;
2. A walled in area utilizing the same solid primary or secondary siding materials as
the multifamily structure; and
3. Installation of a minimum of five (5) feet of landscaping surrounding non-entry
portions of the structure; and
d. Tree spacing along property frontage in accordance with Section 9-4.125(a)(3).
(2) Enclosure Required. Solid waste collection areas shall be designed to accommodate dumpsters,
cans, compost, and/or recycling containers adequate to serve the project and consistent with
State law, and shall be screened from the view of public streets and adjoining properties by a
solid fence or wall as high as the collection container, but not less than six (6) feet in height.
(3) Enclosure Construction Standards.
(i) The floor or bottom surface of a solid waste collection area shall be of concrete or other
impervious materials.
(ii) The collection shall have adequate vertical clearance, consistent with the solid waste
removal service standards.
(4) Enclosure Construction Standards – Multifamily Residential and Mixed-Use Development. In
addition to the above, the following standards apply to residential projects of two or more units:
(i) Enclosures shall be constructed of the same architectural design and materials of the
primary structures on site, or shall be constructed of a darker earthtone textured block.
(ii) If located between a primary building and a street, enclosures shall be compliant with
Section 9-4.129(b)(i).
City of Atascadero
Ordinance No. 671
Exhibit B
Page 38 of 40
(vi) Every trash enclosure for multifamily residential development shall have a non-combustible,
overhanging trellis or roof cover designed to prevent precipitation from entering trash bins.
(vii) Enclosures shall have solid steel vehicular entry doors and one pedestrian door.
(ix) Wheel stops or curbs shall be provided to prevent dumpsters from hitting walls of enclosure.
9-4.137 Exterior lighting.
The standards of this section are applicable to all outdoor night-lighting sources installed after the effective
date of this title, except for streetlights located within public rights-of-way.
(a) Illumination Only. Outdoor lighting shall be used for the purpose of illumination only and shall not
be designed for or used as an advertising display, except as provided by Title 9, Chapter 15 (Sign
Code).
(b) Exterior Lighting Shielded. All exterior lighting shall be dark-sky compliant or equivalent and shall
be recessed at least two inches or shall be shielded with two-inch shielding as measured from the
lens or light source to direct light toward buildings or the ground and reduce glare. Light sources
shall be designed and adjusted to direct light away from any road or street and away from any
property or buildings outside the ownership of the applicant.
(c) Minimization of Light Intensity. No light or glare shall be transmitted or reflected off-site and must
not exceed four thousand (4,000) Kelvin.
(d) Decorative Exterior Lighting Shielded. The light source for all lights, including those used for the
purpose of illuminating or accenting building walls, signs, flags, architectural features, or
landscaping, shall be shielded so as not to be visible from off-site, and must not exceed four
thousand (4,000) Kelvin. String lights may be allowed in occupied dining and entertainment areas
only and must not exceed three thousand (3,000) Kelvin. String lights shall not be used as landscape
lights. This does not apply to seasonal lighting.
(e) Ground Illuminating Lights. Any light source used for ground area illumination except incandescent
lamps of one hundred fifty (150) watts or less shall be shielded from above in such a manner that the
edge of the shield is level with or below the lowest edge of the light source.
(f) Height of Light Fixtures. Freestanding outdoor lighting fixtures shall not exceed 12-feet in height.
(g) Parking Lot Lighting. Parking lot lighting may not exceed the levels needed to provide low level
safety lighting for parking lot areas, as demonstrated by photometric plans.
(h) Motion Sensors. Lighting must be on motion sensors to minimize lighting when not in use.
(i) Pedestrian Lighting. All lighting near residential units and along pedestrian pathways must be a
pedestrian scale, which may include bollard lighting.
(j) Exceptions: Lighting required for security at ATMs (and similar types of areas) may be exempt from
shielding requirements if it can be shown that shielding will conflict with lighting levels required for
safety.
9-4.137
Amend AMC 9-4.159(b) as follows:
(b) Where Required. Within the urban services line, concrete curb, gutter, and sidewalk is required with
any project in the following areas:
(1) In all commercial zones, except in commercial areas oriented to highway travel unless
pedestrian, vehicular and use characteristics of the project and surrounding area indicate a need
for the improvements.
City of Atascadero
Ordinance No. 671
Exhibit B
Page 39 of 40
(2) In the RMF Zones, except where the right-of-way is not of sufficient width to accommodate
sidewalks on both sides, the City Engineer may allow alternative improvements to
accommodate pedestrian walking surface on one side of the street and parking on the other side
of the street.
(3) In all industrial zones, except that sidewalks may not be required unless pedestrian, vehicular
and use characteristics of the project and surrounding area indicate a need for the improvements.
(4) In areas designated by any Curb, Gutter and Sidewalk Plan adopted by the City Council.
(5) In Planned Developments except where an alternative pedestrian path system is proposed and
accepted by the City Engineer.
(6) Along El Camino Real.
(7) Along Morro Road (Capistrano Avenue to San Gabriel Road).
9-4.
Amend AMC 9-9.102 to add the following definitions:
Abutting/Adjoining. Contiguous to; having district boundaries or lot lines in common (i.e., not
separated by an alley, public or private right-of-way, or street).
Adjacent. The condition of being near to or close to but not necessarily having a common dividing line.
Two properties that are separated by an alley, public or private right-of-way, street, public access easement,
or creek, river, stream, or other natural or artificial waterway shall be considered as adjoining one another.
See also “Abutting/Adjoining.”
Open Space, Common. Open space that is accessible to all dwelling units on the site in the form of
courtyards, landscaping, pedestrian paths, and recreational facilities.
Open Space, Private. Open space that is accessible directly from the living area of a dwelling unit in
the form of a fenced yard or patio, a deck, or balcony.
Open space, usable. Areas designed and intended to support residents’ passive or active use and located
on the same parcel as the dwelling units for which it is required, or development where shared access and
use is provided. Usable open space shall not include any portion of parking areas, streets, driveways,
sidewalks, or turnaround areas. Usable open space shall be measured horizontally (vertical landscape
elements shall not be considered usable open space).
City of Atascadero
Ordinance No. 671
Exhibit B
Page 40 of 40