HomeMy WebLinkAboutPC_2025-10-21_AgendaPacket CITY OF ATASCADERO PLANNING COMMISSION AGENDA
MEETING INFORMATION:
The Planning Commission meeting will be held in the City Council Chambers and in-person attendance will be
available at that location.
HOW TO OBSERVE THE MEETING REMOTELY:
To observe remotely, residents can livestream the meeting 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.
DISCLOSURE OF CAMPAIGN CONTRIBUTIONS:
California Government Code section 84308 (“Levine Act”) requires a party to or participant in a proceeding
involving a license, permit, or other entitlement, including all contracts other than competitively bid, labor, or
personal employment contracts, to disclose any contribution of more than $500 that the party or participant (or
their agent) has made to a member of the Planning Commission within the prior 12 months. The Planning
Commission Member(s) who receive such a contribution are disqualified and not able to participate in the
proceedings and are also required to disclose that fact for the official record of the subject
proceedings. Disclosures must include the amount of the campaign contribution and identify the recipient
Planning Commission Member and may be made either in writing to the City Clerk before the agenda item or
by verbal disclosure during consideration. The Levine Act also prohibits, during the proceeding and for 12
months following a final decision, a party to or participant in (or their agent) a proceeding involving a license,
permit, or other entitlement, including all contracts other than competitively bid, labor, or personal employment
contracts, from making a contribution of more than $500 to any member of the Planning Commission or anyone
running for City Council.
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 office of the Community Development Department and are available for public inspection on
our website, www.atascadero.org. Resolutions 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 Commission meetings that are made a part of 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 will be available for public inspection by appointment during City Hall business hours.
CITY OF ATASCADERO
PLANNING COMMISSION
AGENDA
Tuesday, October 21, 2025, 6:00 p.m.
City Hall Council Chambers, Fourth Floor
6500 Palma Avenue, Atascadero, California
Pages
A.CALL TO ORDER
1.Pledge of Allegiance
B.ROLL CALL
Chairperson Keen
Vice Chairperson Anderson
Commissioner Heath
Commissioner O'Malley
Commissioner Pennachio
C.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.)
D.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 of public wishes to comment or ask questions.)
1.Approval of the Draft Planning Commission Minutes of August 19, 2025 3
Recommendation: Commission approve the August 19, 2025 Planning
Commission Draft Minutes.
E.ADMINISTRATION OF OATHS OF OFFICE
Administration of Oath of Office to new Planning Commissioners: Joey Ferrell
and Tom Jones
Roll Call:
Chairperson Keen
Vice Chairperson Anderson
Commissioner Ferrell
Commissioner Heath
Commissioner Jones
Commissioner O’Malley
Commissioner Pennachio
F.PLANNING COMMISSION BUSINESS
None
G.COMMUNITY DEVELOPMENT STAFF REPORTS
1.Draft of the 2045 Atascadero General Plan 7
Planning Commission receive an overview of the Draft 2045 General
Plan, provide comments on the Draft Plan, and receive an overview of
next steps.
H.PUBLIC HEARINGS
None
I.COMMISSIONER COMMENTS AND REPORTS
On their own initiative, Commissioners may make a brief announcement or a
brief report on their own activities.
J.DIRECTOR'S REPORT
K.ADJOURNMENT
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PC 8/19/2025 | Item D1
PC Draft Minutes of 8/19/2025
Page 1 of 4
stat
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT MINUTES
Tuesday, August 19, 2025
City Hall Council Chambers, Fourth Floor
6500 Palma Avenue, Atascadero
Planning Commission Regular Session: 6:00 P.M.
REGULAR SESSION - CALL TO ORDER - 6:00 p.m.
Chairperson Keen called the meeting to order at 6:02 p.m. and Chairperson Keen led the
Pledge of Allegiance.
ROLL CALL
Present: Chairperson Keen, Vice Chairperson Anderson, Commissioners
Carranza, Heath, and Pennachio
Absent: O’Malley
Vacant: Commissioner David
Others Present: Members of the public
Staff Present: Community Development Director Phil Dunsmore, Planning
Manager Kelly Gleason, Associate Planner Erick Gomez,
Assistant City Attorney Taylor Foland, Recording Secretary, Jessica
Applegate
CONSENT CALENDAR
PUBLIC COMMENT:
Chairperson Keen opened the Public Comment period.
The following person spoke on this item: Jessica Applegate
Recording Secretary Applegate pulled Item 1 for a correction; she explained that the
name of the applicant noted on the draft minutes during public comment for Item 2.,
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PC 8/19/2025 | Item D1
PC Draft Minutes of 8/19/2025
Page 2 of 4
SBDV25-0026 was incorrect. The name of the applicant is Juan Viveros, not Juan
Ramirez.
Chairperson Keen closed the Public Comment period.
1. APPROVAL OF THE DRAFT MINUTES OF AUGUST 5, 2025
Recommendation: Commission approve the August 5, 2025 Minutes as
corrected
MOTION BY: Anderson
SECOND BY: Heath
1. Approve Consent Calendar (#1)
AYES (4): Anderson, Carranza, Heath, Pennachio
ABSTAINED (1): Keen
ABSENT (1): O’Malley
Passed 4-0
PLANNING COMMISSION BUSINESS
None
COMMUNITY DEVELOPMENT STAFF REPORTS
None
PUBLIC HEARINGS
2. Amend Title 9 (Planning and Zoning) of the Atascadero Municipal Code
(ZCH24-0059)
Consider a Resolution recommending the City Council amend Title 9 (Planning and
Zoning) of the Atascadero Municipal Code to establish permitting requirements and land
use standards for the short-term rental of dwelling units.
o CEQA: This action is exempt from the California Environmental Quality
Act (CEQA) Public Resources Code Section 21000 et. seq., because it
can be seen with certainty that there is no possibility that the enactment
of the Ordinance would have a significant effect on the environment
(Pub. Resources Code 21065; CEQA Guidelines 15061 (b)(3).
Recommendation: Staff’s recommendation is for the Planning Commission to
adopt the Draft Resolution recommending the City Council adopt a text
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PC 8/19/2025 | Item D1
PC Draft Minutes of 8/19/2025
Page 3 of 4
amendment to Title 9 to add definitions and standards for short-term rentals,
based on findings.
DISCLOSURE OF EX PARTE COMMUNICATIONS
Chairperson Keen and Commissioner Carranza had a brief conversation together on the
topic.
PUBLIC COMMENT:
Chairperson Keen opened the Public Comment period.
The following people spoke on this item: Geoff Auslen, Sid Bowen, Chantel, Sarah
Maggelet, Linda Keltz, Patricia Cooley, Dave Nichols, Minhui Shi, Trevor Ork,
Cathy Bonelli, Crystal Megi, Sharon Rademacher
Chairperson Keen closed the Public Comment period.
2. Adopt Draft Resolution ZCH24-0059
MOTION BY: Anderson
SECONDED BY: Pennachio
1. Planning Commission adopt Draft Resolution recommending the
City Council adopt a text amendment to Title 9 (ZCH24-0059) to add
definitions and standards for short-term rentals, based on findings
with an amendment to the parking requirements to require a
minimum of two parking spaces available for short term rental use
and direction to staff to provide additional information regarding
short term rentals in multifamily zones to Council.
AYES (2): Heath, Pennachio
NO (3) Carranza, Anderson, Keen
ABSENT (1): O’Malley
Failed 3-2
Chairperson Keen and the commission continued discussion on ZCH24-0059.
MOTION BY: Carranza
SECONDED BY: Keen
1. Planning Commission adopt Draft Resolution recommending the City
Council adopt a text amendment to Title 9 (ZCH24-0059) to add definitions
and standards for short-term rentals, based on findings with revision to:
a. Modify the parking requirement to provide a minimum of (2) onsite
spaces
Page 5 of 12
PC 8/19/2025 | Item D1
PC Draft Minutes of 8/19/2025
Page 4 of 4
And direction to:
b. Provide additional information on the number of short-term rentals in
Multifamily zones
c. Explore owner occupancy requirements and review alternatives
AYES (5): Caranza, Heath, Pennachio, Anderson, Keen
ABSENT (1): O’Malley
Passed 5-0
COMMISSIONER COMMENTS AND REPORTS
Carranza provided comment on Barrel Creek. She stated that the business owner of the
Haunt inquired about the placement of the bike racks downtown.
Keen made a comment on the paint color of a building that was approved for future
development.
DIRECTOR’S REPORT
Director Dunsmore gave an update on projects in the city.
ADJOURNMENT
Chairperson Keen adjourned the meeting at 9:07 PM
MINUTES PREPARED BY:
____________________________
Jessica Applegate, Recording Secretary
Permit Technician
APPROVED:
Page 6 of 12
CITY OF ATASCADERO
PLANNING COMMISSION
STAFF REPORT 10/21/25 |Item G1 | Staff Report
Department: Community
Development
Date: 10/21/2025
Placement: CD Staff Report
TO: PHIL DUNSMORE, COMMUNITY DEVELOPMENT DIRECTOR
FROM: KELLY GLEASON, PLANNING MANAGER
PREPARED BY: KELLY GLEASON, PLANNING MANAGER
SUBJECT: Draft of the 2045 Atascadero General Plan
RECOMMENDATION:
Planning Commission receive an overview of the Draft 2045 General Plan, provide comments on the Draft
Plan, and receive an overview of next steps.
BACKGROUND:
The time has come to unveil the Draft 2045 General Plan in its entirety. The City began the five-phased
General Plan Update process in July 2021. At the City Council’s November 2024 meeting, the City endorsed
a “preferred alternative” land use map and corresponding growth assumptions, completing Phase 3 of the
project. At that time, the City Council weighed in on key policy topics to inform the General and EIR analysis.
Since then, staff and the consultant team have been working on developing the General Plan policies for each
of the required Elements (chapters) and have begun preparation of the EIR (Phase 4) as required by CEQA.
As a reminder, the following is an overview of General Plan Update Phases:
Phase 1: Scoping: included project process refinements and development of a community outreach
strategy (done).
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).
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).
Phase 4: A Plan for Atascadero 2045: involves development of:
o Draft 2045 General Plan document (done)
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o Draft Environmental Impact Report (in process – January release date).
o Final outreach on the Draft 2045 General Plan (late 2025/early 2026)
Phase 5: Celebrating our Future: will involve preparation of a Final EIR, public hearings with both the
Planning Commission and City Council, and final adoption of the 2045 General Plan and certification
of the EIR by the City Council.
o Public Hearings (early 2026)
o Final 2045 General Plan document and final Environmental Impact Report (early 2026)
A new General Plan will require the City to subsequently adopt a new zoning code and zoning map. In an
effort to get a head start, the City commenced a comprehensive zoning code update in September 2024. That
update is intended to dovetail into the 2045 General Plan Update to minimize the gap between General Plan
adoption and corresponding zoning code updates. Council and community direction has been incorporated
into the draft General Plan policies and will be refined into future zoning standards. Upcoming General Plan
outreach opportunities will inform further refinement of zoning standards.
REPORT IN BRIEF:
At the November 2024 meeting, City Council provided direction on key policy topics to aid in finalizing 2045
General Plan policies and solidifying a basis for the environmental analysis. The General Plan is divided into
9 chapters as follows:
Chapter 1: Introduction
Chapter 2: Vision and Guiding Principles
Chapter 3: Land Use and Community Form
Chapter 4: Economic Development
Chapter 5: Housing element (adopted in 2020 and excluded from this current effort)
Chapter 6: Mobility
Chapter 7: Recreation, Open Space, and Natural Resources
Chapter 8: Public Services and Infrastructure
Chapter 9: Safety and Emergency Preparedness
While Atascadero remains rooted in its foundational policies to maintain public safety and infrastructure,
promote economic development, prioritize fiscal sustainability, and maintain its historic character and
natural resources, the City must also accommodate and guide growth in a way that supports our growing
community, strives to meet State housing goals, and identifies opportunities to enhance economic
prosperity. The 2045 General Plan provides a blueprint for the City aimed at maintaining the essence of
Atascadero while acknowledging and accommodating growth in a way that integrates into the overall City
goals and vision.
This report and meeting is a first look at the Draft 2045 General Plan, opening the Draft Plan for public
comment, and providing the Commission and community a chance for dialog and input prior to completion
of the environmental document and plan adoption in early 2026. Comments can be submitted in person at
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City Hall, via email, at any future outreach event or community meeting, or on the website at
Atascadero2045.org (click “Share Your Ideas” on the homepage).
DISCUSSION:
The updated Draft 2045 General Plan refines Placetypes (land uses) and policies that correspond to the goals
and vision identified by the Council and community in the second phase of the project. The draft document
is broken into chapters that incorporate all required General Plan Elements per State law. All chapters must
be consistent to ensure that direction is comprehensive and clear. The following discussion provides an
overview of the main chapters and provides an overview of key policy takeaways.
A. Chapter 3: Land Use and Community Form. This chapter fulfills State requirements for the Land Use
Element. The chapter sets the stage for zoning and describes the purpose and characteristics of each
Placetype (land use district). Policies are identified to preserve and foster community character when
exploring opportunities for growth. This chapter outlines goals and policies for development citywide,
including unique areas within Atascadero. Key new or expanded policy areas include:
The use of Placetypes to define both the primary uses of land allowed and the character of those
uses. While most of the Placetypes reflect existing and long-established development types such
as Rural Residential, Commercial, and Industrial, new Placetypes are established as part of this
General Plan, such as Mixed-Use and Innovation/Flex. New Placetypes also expand multi-family
categories and consolidate open space and commercial designations.
Renewing the City’s commitment to concentrate new and infill development where utilities
already exist.
Creating Innovation/Flex Areas that allow and encourage a mix of lighter, creative employment
uses, entertainment, and services.
Transforming Morro Road, over time, into a medical and office focused corridor with allowances
for mixed-use projects.
Intensifying the Downtown core with higher residential density and a focus on retail, restaurant,
and entertainment uses on the ground floors.
Refining uses in the Industrial areas to focus on employment opportunities, lower intensity
manufacturing, and indoor service-related uses.
B. Chapter 4: Economic Development. This chapter provides policies to diversify the economic base and
expand employment opportunities by attracting new businesses and supporting existing businesses. This
chapter was emphasized by community members and City leaders, but it is not required by State law. Key
new or expanded policy areas include:
Facilitating the establishment of a full range of goods and services desired by Atascadero
residents, workers, and visitors.
Attracting new development and enterprises that provide jobs and services for current residents
and that build the local jobs base of higher-wage positions.
Coordinating economic development efforts with local businesses and organizations such as
workforce development organizations and businesses and the Chamber of Commerce.
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Continuing to take a long-range view of the City’s fiscal condition, including the possibility of
enhancing revenues to maintain and, wherever possible and desirable, enhance current levels of
service.
C. Chapter 6: Mobility. Fulfills State requirements for the Circulation Element and outlines policies to
balance all modes of travel throughout Atascadero, with an emphasis on multi-modal transportation
along major corridors, strategies to improve circulation at key intersections and freeway overpasses, and
identifying opportunities for expanded bicycle routes and pedestrian connections and trails. Key new or
expanded policy areas include:
Increasing pedestrian and bicycle connections and safety between residential areas and
commercial areas along major corridors, parks and recreation opportunities, and neighboring
communities.
Maintaining an adequate and well-designed supply of off-street parking, particularly in
commercial, industrial, and higher-density residential areas.
Proactively lobbying for State funding and project prioritization of Highway 101 interchange
improvements in Atascadero.
D. Chapter 7: Recreation, Open Space, and Natural Resources. Fulfills State requirements for the
Conservation and Open Space Elements, which focus on resource preservation, park space, and
recreation resources. Key new or expanded policy areas include:
Providing adequate park and recreation facilities to accommodate current community needs and
planned future growth and developing a method of financing park and recreational facilities and
services using a variety of revenue sources.
Maintaining standards that require new development and subdivisions to blend in with
surrounding topography by minimizing disturbance to the existing natural environment.
Ensuring that development along Atascadero Creek, Graves Creeks, the Salinas River, blue line
creeks, and natural springs, lakes, and other riparian areas does not interrupt natural flows or
adversely impact ecosystems and water quality.
Encouraging the conservation and preservation of places and buildings of historical and
architectural significance.
E. Chapter 8: Public Services and infrastructure. Addresses topics required for the Safety and Circulation
Elements, in addition to other utility related topics, including water supply, storage, and delivery,
wastewater collection and treatment, flood control and stormwater management, solid waste
management, energy, and telecommunications. Key new or expanded policy areas include:
Ensuring that new development pays its fair share of providing and/or installing capital facilities
needed to support it, including infrastructure necessary to attract high-tech and professional
support businesses.
Ensuring that the City’s Water Reclamation Facility Master Plan responds to long-term growth
objectives and local water quality goals.
Constructing and maintaining a water reclamation facility with capacity for forecasted growth
that allows for beneficial reuse of treated wastewater.
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F. Chapter 9: Safety and Emergency Preparedness. Fulfills State requirements for the Safety and Noise
Elements. This chapter establishes goals and policies regarding adequate emergency services and
response systems, encompassing both preventative and proactive practices. It also outlines policies to
enhance community protection from wildland fire hazards, noise, hazardous materials, adverse effects
of climate change, and geological events. Key new or expanded policy areas include:
Focusing new development in areas of the community that have lower risk of wildfire hazards
and ensure new development in higher risk areas is consistent with Wildland Urban Interface
(WUI) standards.
Increasing wildfire resiliency by using required and voluntary risk reduction regulations and
strategies.
Ensuring land use strategies consider flood control and stormwater management tactics to
reduce the adverse impact of potential minor and major flooding.
Implementing building code and site design measures to mitigate noise impacts while allowing
business enterprises to thrive.
Supporting staff training, coordination with regional agencies, and implementation of programs
to better equip the City in its response of all emergency events.
CONCLUSION:
The Atascadero 2045 General Plan will provide a framework for decision makers and the community for the
next 20 years and beyond. The Plan strives to identify policies and actions aimed at achieving the City’s overall
goals and vision. The public review period gives decision makers, the community, and interested parties a
chance to understand the framework and collaborate on key policies and action items well in advance of
document adoption and EIR circulation.
NEXT STEPS:
The release of the Draft Plan is the first step in Phase 4 of the process. Phase 4 includes public review of the
Draft Plan and Draft Environmental Impact Report (EIR). Phase 5 includes the culmination of final outreach
efforts, public hearings, and final Plan adoption and EIR certification.
1. Draft Environmental Impact Report (January 2026)
Staff and consultants are finalizing the Draft EIR. The Draft EIR analyzes a range of potential
environmental impacts associated with implementation of the Draft 2045 General Plan. Identification
and mitigation of these potential impacts will be included in the Draft EIR. Policies in the Draft 2045
General Plan have been incorporated into the analysis. The Administrative Draft EIR is expected to be
released by the end of the year. Staff will review the Administrative Draft EIR and guide the consultant
team towards edits and refinement before the release of the Public review Draft in early 2026.
2. Draft Fiscal Analysis (January 2026)
The Draft Fiscal Analysis will address costs and revenue associated with implementation of the Plan.
This analysis will continue to inform land use, infrastructure, and service policies prior to adoption to
ensure feasibility of Plan implementation.
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3. Public Review Period and Community Engagement (late 2025/early 2026)
During the public review period for the Draft Plan and EIR, staff will conduct media campaigns and
identify outreach opportunities to solicit input. The website (www.Atascadero2045.org) has been
updated to allow for public comment and questions.
4. The Grand Finale – Plan Adoption (Spring 2026)
The culmination of the update will be City Council adoption of the new 2045 General Plan and
certification of the EIR. The formal adoption hearing process will include one or more Planning
Commission hearings where a recommendation will be made to City Council. City Council will review
final recommendations and approve the Plan, making way for adoption of an updated zoning map
and ordinance to facilitate implementation of the 2045 General Plan.
The final Plan will be converted to a web-based digital format allowing goals, policies, and actions to
be linked and cross-linked providing for greater searchability. This will enhance staff’s and the
public’s experience and use of the General Plan and make the living document more accessible to
all.
FISCAL IMPACT:
The Draft Plan will be analyzed for fiscal impact based on the preferred land use alternative and guiding
policies. A draft and final analysis will be presented during the public review period and prior to Plan
adoption.
ATTACHMENTS:
The Draft General Plan and additional information is available online at:
www.atascadero2045.org/documents
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