HomeMy WebLinkAboutPC_2025-04-01_AgendaPacket
CITY OF ATASCADERO
PLANNING COMMISSION
HOW TO OBSERVE THE MEETING:
Interested individuals may attend the meeting in-person at Atascadero City Hall. To observe
remotely, the meeting may be livestreamed on Zoom. The video recording of the meeting will be
available through the City’s website and on the City’s YouTube Channel. To observe remotely
using the Zoom platform please visit:
https://us02web.zoom.us/j/83250238111
HOW TO SUBMIT PUBLIC COMMENT:
Public comment may be provided in-person.
Written public comments are accepted at pc-comments@atascadero.org . Comments should identify the
Agenda Item Number in the subject line of the email. Such comments will be forwarded to the Planning
Commission and made a part of the administrative record. To ensure distribution to the Planning
Commission before consideration of an item, please submit comments not later than 12:00 p.m. the
day of the meeting. All correspondence will be distributed to the Planning Commission, posted on the City’s
website, and be made part of the official public record of the meeting. Please note, comments will not be read
into the record. Please be aware that communications sent to the Planning Commission are public records
and are subject to disclosure pursuant to the California Public Records Act and Brown Act unless exempt from
disclosure under applicable law. Communications will not be edited for redactions and will be printed/posted as
submitted.
AMERICANS WITH DISABILITIES ACT ACCOMMODATIONS:
Any member of the public who needs accommodations should contact the City Clerk’s Office at
cityclerk@atascadero.org or by calling 805-470-3400 at least 48 hours prior to the meeting or time
when services are needed. The City will use their best efforts to provide reasonable accommodations
to afford as much accessibility as possible while also maintaining public safety in accordance with
the City procedure for resolving reasonable accommodation requests.
Planning Commission agendas and minutes may be viewed on the City's website:
www.atascadero.org/agendas.
Copies of the staff reports or other documentation relating to each item of business referred to on
the Agenda are on file in the Community Development Department and are available for public
inspection on our website, www.atascadero.org. Contracts, Resolutions and Ordinances will be
allocated a number once they are approved by the Planning Commission. The Minutes of this
meeting will reflect these numbers. All documents submitted by the public during Planning
Commission meetings that are either read into the record or referred to in their statement will be
noted in the Minutes and available for review by contacting the Community Development
Department. All documents are available for public inspection by appointment during City Hall
business hours.
t:\~ planning commission\pc agendas\pc 2024\24 pc meeting cover page.docx Updated 10/24/24
WEBSITE: www.atascadero.org
http://www.facebook.com/planningatascadero
@atownplanning
Scan this QR Code
with your smartphone
to view the Planning
Commission Website.
CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
REGULAR MEETING
Tuesday, April 1, 2025
6:00 P.M.
City Hall Council Chambers
6500 Palma Avenue, 4th Floor
Atascadero, California 93422
CALL TO ORDER
Pledge of Allegiance
ROLL CALL: Chairperson Tori Keen
Vice Chairperson Jason Anderson
Commissioner Victoria Carranza
Commissioner Catherine David
Commissioner Greg Heath
Commissioner Maggie O’Malley
Commissioner Eric Pennachio
APPROVAL OF AGENDA
PUBLIC COMMENT (This portion of the meeting is reserved for persons wishing to
address the Commission on any matter not on this agenda and over which the
Commission has jurisdiction. Speakers are limited to three minutes. Please state your
name for the record before making your presentation. The Commission may take action
to direct the staff to place a matter of business on a future agenda.)
CONSENT CALENDAR (All items on the consent calendar are considered to be routine
and non-controversial by City staff and will be approved by one motion if no member of
the Commission or public wishes to comment or ask questions.)
1. APPROVAL OF THE DRAFT MINUTES OF MARCH 4, 2025
• Recommendation: Commission approve the March 4, 2025 Minutes.
City of Atascadero Planning Commission Agenda Regular Meeting April 1, 2025
Page 2 of 3
WEBSITE: www.atascadero.org
http://www.facebook.com/planningatascadero
@atownplanning
Scan this QR Code with
your smartphone to
view the Planning
Commission Website.
PLANNING COMMISSION BUSINESS
COMMUNITY DEVELOPMENT STAFF REPORTS
Staff will give an overview of the General Plan Update project, and provide a progress
report. (GPA21-0067)
PUBLIC HEARINGS - NONE
(For each of the following items, the public will be given an opportunity to speak. After a staff report, the
Chair will open the public hearing and invite the a pplicant or applicant’s representative to make any
comments. Members of the public will be invited to provide testimony to the Commission following the
applicant. Speakers should state their name for the record and can address the Commission for three
minutes. After all public comments have been received, the public hearing will be closed, and the
Commission will discuss the item and take appropriate action(s).
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Prior to a project hearing, Planning Commission Members must disclose any communications they have had on any
quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, Variances,
Conditional Use Permits and Planned Development Permits. This does not d isqualify the Planning Commission
Member from participating and voting on the matter, but gives the public and applicant an opportunity to comment on
the ex parte communication.
COMMISSIONER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next regular meeting will be on April 15, 2025, at City Hall, Council Chambers, 6500
Palma Ave., Atascadero, CA.
Please note: Should anyone challenge in court any proposed development entitlement listed on this Agenda, that person
may be limited to raising those issues addressed at the public hearing described in this notice or in written correspondence
delivered to the Planning Commission at, or prior to, this public hearing.
City of Atascadero Planning Commission Agenda Regular Meeting April 1, 2025
Page 3 of 3
WEBSITE: www.atascadero.org
http://www.facebook.com/planningatascadero
@atownplanning
Scan this QR Code with
your smartphone to
view the Planning
Commission Website.
City of Atascadero
WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING
The Planning Commission meets in regular session on the first and third Tuesday of each month at 6:00 p.m. at City Hall, Council
Chambers, 6500 Palma Avenue, Atascadero. Matters are considered by the Commission in the order of the printed Agenda. Copies
of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the of fice of the
Community Development Department and are available for public inspection during City Hall business hours at the Front Counter of
City Hall, 6500 Palma Avenue, Atascadero, and on our website, www.atascadero.org. All documents submitted by the public during
Commission meetings that are either read into the record or referred to in their statement will be noted in the minutes and a vailable
for review in the Community Development Department. Commission meetings are audio recorded, and may be reviewed by the
public. Copies of meeting recordings are available for a fee. Contact the City Clerk for more information at (805) 470-3400.
TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA
Under Agenda item, “PUBLIC COMMENT”, the Chairperson will call for anyone from the audience having business with the
Commission to approach the lectern and be recognized.
1. Give your name for the record (not required).
2. State the nature of your business.
3. All comments are limited to 3 minutes.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other individual,
absent or present.
This is when items not on the Agenda may be brought to the Commission’s attention. A maximum of 30 minutes will be allowed for
Public Comment Portion (unless changed by the Commission).
TO SPEAK ON AGENDA ITEMS (from Title 2, Chapter 1 of the Atascadero Municipal Code)
Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will give their report,
and the Commission will ask questions of staff. The Chairperson will announce when the public comment period is open and will
request anyone interested to address the Commission regarding the matter being considered to step up to the lectern. If you wish to
speak for, against or comment in any way:
1. You must approach the lectern and be recognized by the Chairperson.
2. Give your name (not required).
3. Make your statement.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any other individual,
absent or present.
6. All comments limited to 3 minutes.
If you wish to use a computer presentation to support your comments, you must notify the Community Development Department at
(805) 461-5035 at least 24 hours prior to the meeting. Digital presentations brought to the meeting should be on a USB drive or CD.
You are required to submit to the Recording Secretary a printed copy of your presentation for the record. Please check in with the
Recording Secretary before the meeting begins to announce your presence and turn in the printed copy.
The Chairperson will announce when the public comment period is closed, and thereafter, no further public comments will be heard
by the Commission.
HOW TO SUBMIT PUBLIC COMMENT:
If you wish to comment, please email public comments to:
pc-comments@atascadero.org by 12:00 pm on the day of the meeting. Such email comments must identify the Agenda Item
Number in the subject line of the email. The comments will be forwarded to the Planning Commission and made a part of the
administrative record. If a comment is received after the deadline for submission but before the close of the meeting, the comment will
still be included as a part of the administrative record of the meeting but will be forwarded to the Planning Commission the next business
day. Please note, email comments will not be read into the record.
AMERICAN DISABILITY ACT ACCOMMODATIONS:
Any member of the public who needs accommodations should contact the City Clerk’s Office at cityclerk@atascadero.org or by calling
805-470-3400 at least 48 hours prior to the meeting or time when services are needed. The City will use their best efforts to provide
reasonable accommodations to afford as much accessibility as possible while also maintaining public safety in accordance with the
City procedure for resolving reasonable accommodation requests.
Planning Commission agendas and minutes may be viewed on the City's website: www.atascadero.org.
Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the
Community Development Department and are available for public inspection on our website, www.atascadero.org. Contracts,
Resolutions and Ordinances will be allocated a number once they are approved by the Planning Commission. The Minutes of this
meeting will reflect these numbers. All documents submitted by the public during Planning Commission meetings that are either read
into the record or referred to in their statement will be noted in the Minutes and available for review by contacting the Com munity
Development Department. All documents are available for public inspection during City Hall business hours by appointment.
Item 1
PC Draft Minutes of 3/4/2025
Page 1 of 3
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT MINUTES
Regular Meeting – Tuesday, March 4, 2025 – 6:00 P.M.
City Hall
6500 Palma Avenue, Atascadero, California
CALL TO ORDER - 6:00 p.m.
Chairperson Keen called the meeting to order at 6:02 p.m. and Commissioner David led
the Pledge of Allegiance.
ROLL CALL
Present: Vice Chairperson Anderson, Commissioners Carranza, David,
Heath, O’Malley, Pennachio, and Chairperson Keen
Absent: None
Vacant: None
Others Present: Annette Manier, Recording Secretary
Taylor Foland, Assistant City Attorney
Erick Gomez, Associate Planner
Terrie Banish, Director of Community Services & Promotions
Staff Present: Phil Dunsmore, Community Development Director
Kelly Gleason, Planning Manager
APPROVAL OF AGENDA
MOTION: By Commissioner Carranza and
seconded by Vice Chairperson Anderson
to approve the Agenda.
Motion passed 7:0 by a roll-call vote.
PUBLIC COMMENT
None.
Chairperson Keen closed the Public Comment period.
1
Item 1
PC Draft Minutes of 3/4/2025
Page 2 of 3
CONSENT CALENDAR
1. APPROVAL OF THE DRAFT MINUTES OF FEBRUARY 4, 2025
• Recommendation: Commission approve the February 4, 2025 Minutes.
MOTION: By Commissioner Carranza and seconded
by Commissioner Heath to approve the
Consent Calendar.
Motion passed 7:0 by a roll-call vote.
PLANNING COMMISSION BUSINESS
Chairperson Keen acknowledged that all Commissioners received a letter regarding Oak
Ridge Estates and stated that staff is working with the developer on this. (Exhibit A)
COMMUNITY DEVELOPMENT STAFF REPORTS
PUBLIC HEARINGS
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Prior to a project hearing, Planning Commission Members must disclose any communications they have had on any
quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, Variances,
Conditional Use Permits and Planned Development Permits. This does not d isqualify the Planning Commission
Member from participating and voting on the matter, but gives the public and applicant an opportunity to comment on
the ex parte communication.
2. AMENDMENT TO TITLE 9, EXTENDED STAY HOTELS
The project is a request to consider Amendments to Title 9 of the Municipal Code to
establish land use standards for extended stay hotels. (ZCH24-0107)
CEQA: This action is exempt from the California Environmental Quality Act (California
Public Resources Code §§ 21000, et seq., “CEQA”) because it can be seen with
certainty that there is no possibility that the enactment of this Ordinance would have
a significant effect on the environment (Public Resources Code §21605, CEQA
Guidelines §15061(b)(3).
• Recommendation: Staff’s recommendation is for the Planning Commission to
adopt the Draft Resolution recommending that the City Council approve
ZCH24-0107 (Zone Change) based on findings.
DISCLOSURE OF EX PARTE COMMUNICATIONS:
None
Planning Manager Gleason provided the staff report , and she and Director Banish
answered questions from the Commission.
2
Item 1
PC Draft Minutes of 3/4/2025
Page 3 of 3
PUBLIC COMMENT
None
Chairperson Keen closed the Public Comment period.
MOTION: By Commissioner O’Malley and seconded by
Vice Chairperson Anderson to adopt PC
Resolution 2025-0001 recommending the
City Council adopt a text amendment to Title
9, adding extended stay hotel/motel as a use,
modifying definitions, and providing
standards and a fee for such uses, based on
findings.
Motion passed 7:0 by a roll-call vote.
COMMISSIONER COMMENTS AND REPORTS
Commissioner O’Malley stated that she went to the State of the City presentation, and
thought it was done very well.
DIRECTOR’S REPORT
Director Dunsmore announced that we have two vacancies on the Design Review
Committee (DRC), and so the Council inquired if any of the Commissioners would be
interested in serving. Interested Commissioners should email Director Dunsmore.
Director Dunsmore stated that there are no items scheduled for the next meeting, so that
meeting may be cancelled. There will be an update on the General Plan April 1 st. He also
gave updates on the downtown paving project, Valley Fresh, Barrel Creek, the UCLA
Health/Oncology building at Del Rio, and Strategic Planning.
Attorney Foland stated that there will be a training session on the Brown Act.
ADJOURNMENT – 6:43 p.m.
The next regular meeting of the Planning Commission will be held on March 18, 2025.
MINUTES PREPARED BY:
____________________________
Annette Manier, Recording Secretary
Administrative Assistant
The following Exhibit is available in the Community Development Department:
Exhibit A – Letter from Claudia and Joe Berkman regarding Oak Ridge Estates
Adopted
3
4
5
6
CITY OF ATASCADERO
PLANNING COMMISSION STAFF REPORT
TO: PHIL DUNSMORE, COMMUNITY DEVELOPMENT DIRECTOR
FROM: KELLY GLEASON, PLANNING MANAGER
PREPARED BY: LORELI CAPPEL, DEPUTY DIRECTOR AND KELLY GLEASON,
PLANNING MANAGER
SUBJECT: General Plan Project Update (GPA21-0067)
RECOMMENDATION:
Planning Commission receive an update on the General Plan Update (GPU) project.
BACKGROUND
The City began the four-phased General Plan Update process in July 2021. In concert with the consultant,
MIG, City staff has been guiding the process along with Community and City Council feedback. As the
community’s "blueprint" for development, the General Plan contains seven (7) state-mandated elements:
Land Use, Open Space, Conservation, Housing, Circulation, Noise, and Safety. Other elements may be
added or these elements may be combined at the City’s desire. The current General Plan includes goals,
policies, and programs that are designed to guide short and long-range decision making through 2025.
The updated plan will provide a similar framework for the City through 2045.
This project began with extensive public outreach which resulted in vision statements and guiding
principles. These principles have become the foundation for the establishment of a new General Plan Map
and revised General Plan policies. Now in draft form, the new map and policies have allowed the team to
begin work on the Environmental Impact Report. The General Plan Update Project has included a robust
public outreach program to solicit feedback from a broad range of community members and interested
parties including outreach at community events, targeted community forums, Council and Commission
study sessions, and a dedicated website with various community surveys.
The following is an overview of General Plan Update Phases and progress:
• Phase 1: Scoping: included project process refinements and development of a community
outreach strategy (done 2022).
• Phase 2: Discovery: included development of the Existing Conditions Report, Vision and Guiding
Principles, and a range of community engagement meetings and activities to hear early feedback
on the City’s assets, challenges, and opportunities (done 2022-2023).
• Phase 3: Exploring Alternatives: included the development of growth and policy alternatives for
Atascadero’s future. This phase includes the selection of a draft land use map, projected
population and growth estimates, and general policy direction (done 2023-2024).
Item: 2
Department: Community
Development
Date: 4/1/2025
7
4/1/25 | Item 2 | Staff Report
• Phase 4: A Plan for Atascadero 2045: Involves development of the draft General Plan document,
including goals, policies and programs and commencing work on the Draft Environmental Impact
Report (in progress).
• Phase 5: Celebrating our Future: Final outreach on the draft plan, creation of the final General
Plan document and final Environmental Impact Report (mid 2025).
The General Plan Vision Statement was crafted to reflect ideas, thoughts, and desires from residents, local
business and property owners, community groups, elected and appointed officials, and other members
of the Atascadero community. The statement expresses the community’s desires for Atascadero’s future
and describes the community’s overall philosophy. Ultimately, all goals, policies, strategies, and actions
contained in the new General Plan should be consistent with this Vision Statement.
DISCUSSION:
The updated General Plan will include policies and programs that implement the City’s vision to 2045. The
long-range view allows the City to plan for services, develop and support activities that enhance
community resiliency, target growth in specific areas, support revenue generating and emerging
commercial sectors, and maintain the character of Atascadero. Key land use objectives and strategies that
will help advance the communities vision include the following “big moves”. These objectives and the
policies that support them are included as Attachment 1.
Vision Statement: Authentic Atascadero
Atascadero is a well-balanced and complete city, with a blend of urban and rural character
that promotes a range of lifestyles and business opportunities, supported by a strong and
active downtown and community-focused culture serving current and future generations.
Atascadero is safe, resilient, friendly, supportive, healthy, connected, accessible, and
inclusive for all residents, workers, and visitors, with places and opportunities for people of
all interests to interact, recreate, innovate, collaborate, and thrive.
8
4/1/25 | Item 2 | Staff Report
In March 2024, City Council provided general direction on the key policy approaches and identified a
Preferred Land Use Alternative Map (Attachment 2) as the basis for the EIR, policy, and fiscal analysis. This
Draft Land Use Map outlines the future potential zoning for most locations in the City. In general, the
westside and more rural areas of the City remain unchanged with increased residential density throughout
the City’s urban core and expansion of commercial and mixed-use opportunities along the El Camino Real
and Morro Rd corridors. Higher density residential is located within Mixed-Use areas and neighborhoods
adjacent to commercial areas while a more gentle-density infill approach is envisioned for other
surrounding neighborhoods.
POPULATION ESTIMATES
The new General Plan is designed to accommodate future growth projections, both in terms of residential
units and commercial retail and employment sectors. The plan uses historic growth rates, incorporating
current and anticipated growth trends, to identify anticipated growth. Looking to the 2045 horizon, the
plan anticipates the following:
Existing
(2024)
GP Horizon
(2045)
Net Change
(2024-2045)
Dwelling Units 12,660 15,506 2,846
Population 30,683 37,175 6,492
Jobs 9,729 13,126 3,397
LAND USE MAP
The Preferred Land Use Alternative Map uses the term “Placetypes” which not only convey use and
density but also create a visual representation of the character, mass, and scale of land uses consistent
with the community’s vision. The new plan incorporates residential, commercial, industrial, public,
agricultural, and open space/recreation placetypes that maintain the rural westside character while
expanding opportunities within the City’s urban core (see Attachment 3). Initial efforts were focused on
9
4/1/25 | Item 2 | Staff Report
key areas of change that helped shape character defining elements and honed in on commercial uses and
residential densities to support the City’s fiscal health and vision for the future.
ZONING CODE UPDATE
In addition to the General Plan Update effort, the City has begun a comprehensive Zoning Code update
that will respond to the new General Plan. The Zoning Code update is intended to dovetail into the 2045
General Plan Update to minimize the gap between General Plan adoption and corresponding Zoning Code
updates. The Zoning Code will refine uses and development standards for each of the placetypes.
Specifically, the code will look at standards for mixed-use development, minimum lot sizes in residential
districts, and defining where different types of commercial uses are most appropriate. Key topics have
included the following:
1. DEVELOPMENT STANDARDS FOR MIXED-USE ZONES.
During the development of the Draft Land Use Map, a new “Mixed-Use” placetype was identified. This
placetype was applied to the Morro Rd corridor, smaller parcels along El Camino Real outside of
Downtown, and at specific commercial nodes where the addition of residential units could bolster
redevelopment and support commercial growth. These new mixed-use areas will have different
standards that dictate the amount and location of residential units that can be combined with
commercial land uses. The new zoning standard will define more than one type of mixed-use zone,
each with different commercial/residential ratios.
Mixed-use projects can be vertical, with all residential units above ground floor, or horizontal, with a
mix of commercial and residential units on the ground floor. The City’s current code allows for mixed-
use in all general commercial districts; however, the code prohibits ground floor residential unless
required to accommodate an accessible unit. The 2002 General Plan noted that some commercial
sites would be suitable for ground floor residential; however, the zoning to allow for that was never
implemented.
Three distinct districts within the mixed-use placetype have been identified to respond to different
locations in the City. The locations are:
10
4/1/25 | Item 2 | Staff Report
A. Major Commercial Nodes (areas at or near major intersections) - These areas would allow for
vertical mixed-use projects only
B. Morro Road and secondary commercial nodes – These areas would allow for horizontal mixed-
use projects with viable commercial spaces fronting the major street(s)
C. Mid-block areas along ECR – These areas would allow for horizontal mixed-use and
commercial spaces may be smaller or live-work focused based on factors such as parcel size
and topography
Standards will be refined as part of the zoning code update and may include a minimum commercial
tenant space square-footage or minimum percentage of ground-floor space dedicated to commercial
uses. Standards will also include building orientation and siting to ensure that the commercial spaces
front the major commercial frontages and achieve an active pedestrian interface.
2. BUILDING HEIGHTS IN DOWNTOWN
The current height limit in Downtown is 45 feet, which allows a 3-story development with typical
ceiling heights. Additional height is required to encourage new development Downtown. Downtown
should have an allowance for the tallest building heights in the City to define the center of town and
set it apart from other commercial areas. The maximum height for Downtown will be increased to 55-
feet to allow for a potential of 4-stories. Additional height may be permitted for roof projections to
accentuate design features while ensuring that City Hall remains the focal piece of Downtown.
3. INNOVATION/FLEX PLACETYPE
A new Innovation/Flex placetype has been identified to encourage light industrial and maker’s space
style developments. These areas are focused on north El Camino Real with some other underutilized
commercial areas identified as well. This placetype will focus on roll-up door spaces that can
accommodate a variety of uses, such as micro-breweries, small-scale manufacturing, indoor building
support services, restaurants, artisan eateries/manufacturing, and other compatible uses. This
designation will focus on design of tenant spaces, allowing for uses to evolve over time and create
flexible spaces for emerging industries and economic incubator spaces.
4. VISIONING WITHIN SERVICE AND INDUSTRIAL AREAS
The City has limited areas that can accommodate industrial or semi-industrial service type uses. There
are two distinctive land uses that rely on these areas:
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4/1/25 | Item 2 | Staff Report
1. “Commercial service” oriented uses are generally located on the west side of El Camino Real
between Curbaril Ave. and Santa Rosa Road or along Traffic Way. These include automotive
service uses and related uses that need outdoor storage space and frequent visitation.
2. Industrial land uses are generally located within the Industrial Zone along Traffic Way with a
portion along Sycamore adjacent to the Salinas River. These uses typically include fabrication
and outdoor storage with minimum public visitation.
These areas are adjacent to retail-oriented commercial uses as well as residential uses along Traffic
Way. As the City looks toward a vision of the next 25 years, some uses may not be appropriate or
necessary given our land constraints and goals for economic development. Within the General Plan,
policies will be considered aimed at limiting the types of uses allowed in these zones to those with
the greatest economic and community benefit. Outdoor storage uses could be reduced or very limited
to ensure adequate land availability for automotive service and other community serving uses in
addition to tech and light manufacturing. Appropriate Industrial uses might be focused toward indoor
manufacturing, wholesale distribution, automotive repair and restoration, and related land uses that
shift to primarily indoor operations. This will provide greater compatibility with neighboring uses and
maintain appropriate spaces for uses that support the local economy and residents. Specific uses will
be refined as part of the zoning code update process.
5. LOT SIZES IN SINGLE-FAMILY ZONES
The preferred alternative land use plan consolidates the single-family designation and differentiates
between larger rural properties outside the urban services line (Rural Residential) and properties
within the urban services line (Single-Family Residential). The established density range for the Single-
Family residential designation is between 1 and 4 dwelling units per acre.
Three different single-family districts are identified for implementation through the zoning code
update:
1. one-acre minimum lot size;
2. one-half acre minimum lot size;
3. and 4 units per acre.
These districts remain consistent with City goals to increase elbow room as you get farther from the
urban core and respond to sewer availability. These areas are primarily near Atascadero Avenue south
of Hwy 41 and some of the neighborhoods east of Hwy 101 and near El Camino Real. Some areas
within this district may not currently have access to sewer and would remain as one acre and above.
For locations eligible for smaller lot sizes, a traditional small-lot single-family subdivision would be
allowed in addition to State allowances through SB9 and ADU law. The district would allow for
subdivisions similar to the Colony Homes subdivision on the north end of town, which is based on
units per acre rather than a minimum lot size. Development standards will be enacted to ensure that
each lot meets community design criteria.
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4/1/25 | Item 2 | Staff Report
NEXT STEPS:
The draft General Plan chapters, including policies and programs, are underway and the environmental
analysis has begun. Staff anticipate a community outreach event to review identified goals, policies, and
environmental determinations as well as to provide input on zoning code implementation this summer.
The following milestones and timeframes are anticipated for the next phase of the project:
1. Draft General Plan (Spring-Summer 2025)
Staff and consultants are currently developing detailed goals, policies, actions, and programs for
the updated 2045 General Plan. Council feedback and direction on the above policy questions
will be used to further refine this material before they are presented to the community and
Council in early 2025.
2. Draft Environmental Impact Report (Summer 2025)
Staff and consultants are currently preparing the Draft EIR. The Draft EIR will analyze a range of
potential environmental impacts associated with implementation of the 2045 General Plan.
Mitigation of these potential impacts will be developed as new or refined policies for the 2045
General Plan.
3. Community Engagement Series #3 (Summer 2025)
With the draft document in hand, and the draft map solidified, additional outreach, study
sessions, a Staff Technical Advisory Committee Meeting, and other discussions will be crucial to
finalizing the draft plan.
4. The Grand Finale (Fall 2025)
The culmination of the update will be the City Council adoption of the new General Plan and
certification of the EIR. We hope to be at the finish line by Spring 2025. Following EIR
certification and plan adoption, we will need to move immediately into preparing a new Zoning
Ordinance and zoning map that corresponds to the new General Plan.
REVIEWED BY OTHERS:
This item has been reviewed by the Community Development Director.
REVIEWED AND APPROVED FOR COMMISSION AGENDA
_____________________________
Kelly Gleason, Planning Manager
ATTACHMENTS:
1. “Big Moves” summary
2. Preferred Alternative Land Use Map
3. Placetypes
13
“BIG MOVES”
CREATE A MIX OF
HOUSING TYPES
A
ATTRACT NEW
INDUSTRIES AND
HIGHER WAGE JOBS
B
IMPROVE MOBILITY,
ACCESS, AND
SAFETY
C
ADDRESS PUBLIC
INFRASTRUCTURE
NEEDS
D
ENSURE FISCAL
SUSTAINAIBLITY
E
The Big Moves represent key land use objectives and strategies that will help
advance the Council’s True North Statements, General Plan Vision and Guiding
Principles, and community desires . . .
14
“BIG MOVES”
CREATE A MIX OF
HOUSING TYPES
Support current and future community
needs and choices by expanding the
types, formats, and affordabilities of new
housing in Atascadero.
A Key Policy Considerations
1. Allow higher-density residential and
mixed-use projects within downtown and
along key parts of El Camino Real that are
accessible to a range of community
services, amenities, and activities.
2. Consider development incentives for
projects that provide needed workforce
housing near areas of employment.
3. Encourage incremental infill housing in
traditionally single-family areas that is in
character with the neighborhood scale
(second units, duplexes).
15
“BIG MOVES”
ATTRACT NEW INDUSTRIES
AND HIGHER WAGE JOBS
Cultivate a successful, resilient, and
diverse business environment that
supports existing and new businesses,
attracts innovative and emerging
industries, and increases higher wage
jobs in Atascadero.
B Key Policy Considerations
1. Encourage business investment within
key Focus Areas through targeted
regulatory and financial incentives (onsite
parking reductions, infrastructure
upgrades).
2. Actively market Atascadero as a business-
friendly city, and engage technology,
research and development, and similar
industries to locate in the city.
3. Provide opportunities for flexible building
uses and conversion of spaces within key
commercial and mixed-use Focus Areas.
16
“BIG MOVES”
IMPROVE MOBILITY,
ACCESS, AND SAFETY
Create and maintain a citywide
circulation network that provides safe,
efficient, and convenient mobility
choices for all people in Atascadero.
C Key Policy Considerations
1. Enhance multi-modal street design and
amenities along El Camino Real and
Morro Road within housing and
employment Focus Areas to encourage
and accommodate more walking and
biking.
2. Create a network of emergency routes for
wildfire-prone areas that provide both safe
evacuation for residents and efficient
entry for first responders.
17
“BIG MOVES”
ADDRESS PUBLIC
INFRASTRUCTURE NEEDS
Maintain adequate and efficient
backbone infrastructure to support
current and future community ,
business, and development needs in
Atascadero.
D Key Policy Considerations
1. Expand telecommunications
infrastructure and public utilities to and
within key employment Focus Areas.
2. Implement streetscape improvements
along El Camino Real and Morro Road
near major planned residential and
employment nodes to incentivize new
development.
18
“BIG MOVES”
ENSURE FISCAL
SUSTAINABILITY
Balance new public investment and
private development to maintain
sustainable and resilient fiscal resources
for the City of Atascadero.
E Key Policy Considerations
1. Prioritize public investments that have a
positive influence on long-term economic
growth, including focusing infrastructure
improvements within employment-
generating Focus Areas.
2. Use financing mechanisms that provide
for new development that contributes to
both near-term investment and long-term
infrastructure maintenance.
3. Acknowledge the fiscal implications of
different land use types and the necessity
of maintaining a balanced land use mix to
mitigate fiscal vulnerabilities during
variable market cycles.
19
T E M P L E T O N
C S D
S A N L U I S
O B I S P O C O U N T Y
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AppleValleyPark
ColonyPark
SunkenGardens
StadiumPark
HeilmannRegional Park
AtascaderoLake Park
PalomaCreek Park
ThreeBridgesOakPreserve
CharlesPaddock Zoo
PineMountain
A-TownSkate Park
Adobe SpringsNature Preserve
Chalk MountainGolf Course
101
101
41
41
Basemap Features
Atascadero Planning Area
Atascadero City Limit
Urban Services Line
Rivers + Waterbodies
Placetypes
Rural Residential
Single-Family Residential
Low Density Multi-Family
Medium Density Multi-Family
High Density Multi-Family
Mixed Use
Downtown Mixed Use
Commercial
Industrial
Innovation/Flex
Public/Quasi-Public
Agriculture
Conservation/Parks/Open Space
R.O.W.
Rural Residential (SOI)
Conservation/Parks/Open Space
(SOI)
Land Use Plan
Figure 3-1
0 1 2 30.5
Miles City of Atascadero, 2024.
Source(s): Esri, USDA, CADOT, CNRA, County of San Luis Obispo Open Data,
20
RURAL RESIDENTIAL | 0.1 – .67 du/ac | One home on a lot one acre
or larger in size, depending on slope conditions
PLACETYPES
SINGLE-FAMILY RESIDENTIAL | 1 - 4 du/ac | One home on a lot
generally less than one acre in size
Single-family Single-family
21
LOW DENSITY MULTI-FAMILY | 5 - 12 du/ac | Detached and attached single-unit homes,
duplexes, triplexes, fourplexes, and cottage courts
PLACETYPES
MEDIUM DENSITY MULTI-FAMILY | 13 - 24 du/ac | Cottage clusters, duplexes, triplexes,
fourplexes, and townhomes
MULTI-FAMILY
MULTI-FAMILYMULTI-FAMILYMULTI-FAMILY
MULTI-FAMILYMULTI-FAMILY
22
HIGH DENSITY MULTI-FAMILY | 25 - 36 du/ac | Apartments and condominiums
PLACETYPES
MULTI-FAMILYMULTI-FAMILYMULTI-FAMILY
23
MIXED USE | 20 - 36 du/ac | Combined commercial and residential uses within a project site
PLACETYPES
DOWNTOWN MIXED USE | 20 - 45 du/ac | Mix of civic, dining, shopping, recreation,
residential, and other pedestrian oriented uses
24
COMMERCIAL | Retail stores, offices, restaurants, entertainment, service uses
PLACETYPES
25
INNOVATION/FLEX | R&D, light manufacturing, creative industries, and dining
PLACETYPES
INDUSTRIAL | Manufacturing, materials processing, assembly, and equipment and more
intensive service uses than other commercial areas
26
CONSERVATION/PARKS/OPEN SPACE | Parks and recreation and community-serving uses,
habitat preserves, rivers and creeks, other protected lands
PLACETYPES
PUBLIC/QUASI PUBLIC | Government facilities, public schools, and private utilities
27