HomeMy WebLinkAboutPC_2026-02-17_AgendaPacket CITY OF ATASCADERO PLANNING COMMISSION AGENDA
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Planning Commission agendas and minutes may be viewed on the City's website:
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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, February 17, 2026, 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 Ferrell
Commissioner Heath
Commissioner Jones
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.Draft Minutes Planning Commission 12-16-25 3
Recommendation: Planning Commission approve the December 16,
2025 Minutes.
E.PLANNING COMMISSION BUSINESS
None
F.COMMUNITY DEVELOPMENT STAFF REPORTS
None
G.PUBLIC HEARINGS
(For each of the following items, the public will be given an opportunity to speak.
After a staff report, the Chair will open the public hearing and invite the applicant
or applicant’s representative to make any comments. Members of the public will
be invited to provide testimony to the Commission following the applicant.
Speakers should state their name for the record and can address the
Commission for three minutes. After all public comments have been received,
the public hearing will be closed, and the Commission will discuss the item and
take appropriate action(s).
1.Zoning Change and Conditional Use Permit USE25-0069 Chick-fil-A 6
Staff recommends this item be continued to the next regular meeting of
the Planning Commission on March 3, 2026.
H.COMMISSIONER COMMENTS AND REPORTS
On their own initiative, Commissioners may make a brief announcement or a
brief report on their own activities.
I.DIRECTOR'S REPORT
J.ADJOURNMENT
The next regular meeting will be held on March 3, 2026.
Page 2 of 12
PC 12/16/2025 | Item D1
PC Draft Minutes of 12/16/2025
Page 1 of 3
stat
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT MINUTES
Tuesday, December 16, 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 6:01 p.m. and Commissioner O’Malley
led the Pledge of Allegiance.
ROLL CALL
Present: Chairperson Keen, Vice Chairperson Anderson, Commissioners
Ferrell, Jones, O’Malley, Pennachio
Absent: Heath excused absence
Others Present: Members of the public
Staff Present: Planning Manager Kelly Gleason, Assistant City Attorney Taylor
Foland, Permit Tech Jessica Applegate, Recording Secretary Crystal
Horn, Associate Planner Erick Gomez
CONSENT CALENDAR
PUBLIC COMMENT:
Chairperson Keen opened the Public Comment period.
The following person spoke on this item: Linda Ikeda
Chairperson Keen closed the Public Comment period.
1. APPROVAL OF THE DRAFT MINUTES OF NOVEMBER 4, 2025
Recommendation: Commission approve the November 4, 2025 Minutes
Page 3 of 12
PC 12/16/2025 | Item D1
PC Draft Minutes of 12/16/2025
Page 2 of 3
MOTION BY: Anderson
SECOND BY: Ferrell
AYES (4): Anderson, Ferrell, O’Malley, Keen
ABSTAINED (2): Jones, Pennachio
NO ():
ABSENT (1): Heath
Passed 4-0
PLANNING COMMISSION BUSINESS
None
COMMUNITY DEVELOPMENT STAFF REPORTS
None
PUBLIC HEARINGS
1. ADU Ordinance Update (ZCH25-0064)
An update to the Atascadero Municipal Code related to Accessory Dwelling Units
for consistency with State law.
Recommendation: Staff’s recommendation is for the Planning Commission to
adopt Draft PC Resolution recommending the City Council amend Title 9,
Planning & Zoning, to revise Chapter 5, Accessory Dwelling Units (ZCH25-
0064), for consistency with State law.
DISCLOSURE OF EX PARTE COMMUNICATIONS
None
PUBLIC COMMENT:
Chairperson Keen opened the Public Comment period.
Chairperson Keen closed the Public Comment period.
Planning Manger Gleason provided the presentation and answered questions from the
Commission.
MOTION BY: Jones
SECONDED BY: Keen
1. Planning Commission adopt Draft PC Resolution recommending
the City Council amend Title 9, Planning & Zoning, to revise
Page 4 of 12
PC 12/16/2025 | Item D1
PC Draft Minutes of 12/16/2025
Page 3 of 3
Chapter 5, Accessory Dwelling Units (ZCH25-0064), for
consistency with State law and directs staff to ask City Council to
consider flexible height measurements to account for sloped lots.
AYES (6): Jones, Keen, Ferrell, O’Malley, Pennachio, Anderson
NO (0)
ABSENT (1): Heath
Passed 6-0
COMMISSIONER COMMENTS AND REPORTS
None
PLANNING MANAGER’S REPORT
Planning Manger Gleason stated that the General Plan Update and Comprehensive
Zoning Plan Update will be a major focus at the start of 2026 with an anticipated 1-2
meetings per month starting in February/March.
Proposed plan of “Coffee with a Planner” on 3rd Thursday of each month.
ADJOURNMENT
Chairperson Keen adjourned the meeting at 6:30 PM
MINUTES PREPARED BY:
____________________________
Crystal Horn, Recording Secretary
Administrative Assistant
APPROVED:
Page 5 of 12
CITY OF ATASCADERO
PLANNING COMMISSION STAFF REPORT
TO: Phil Dunsmore, Community Development Director
FROM: Kelly Gleason, Planning Manager
PREPARED BY: Erick Gomez, Associate Planner
SUBJECT: Home Depot Master Plan of Development Amendment (Chick-fil-A)
RECOMMENDATION:
Planning Commission adopt the Draft Resolution recommending that the City Council:
Amend Planned Development Overlay Zone No. 9 to conditionally allow carwash uses.
Approve Lot Line Adjustment ATAL25-0042, subject to findings and conditions of
approval.
Approve a Conditional Use Permit with a parking reduction, driveway design modification,
and sign exception to amend the Home Depot Center Master Plan of Development (CUP
2000-0014) and allow a carwash, drive-through restaurant, and commercial shell at the
Home Depot Center, (805, 910, 920, and 940 El Camino Real APNs 049-045-036, 049-045-
034, 049-045-033, & 049-045-035), subject to findings and conditions of approval.
DISCUSSION:
Westar Associates, LLC, is seeking approvals to complete the three remaining vacant pads at the
Home Depot Center. The project is highlighted by a new drive-through restaurant space for Chick-
fil-A and a new car wash. The Chick-fil- drive-through restaurant will be a 5,070 square foot
building located at 940 El Camino Real. The drive-through carwash will be a 4,000 square foot
building located at 805 El Camino Real. The project also includes a 4,200 square foot commercial
tenant space located at 920 El Camino Real. The Project will infill three undeveloped building
pads totaling 3.65 acres of the ~27-acre Home Depot Commercial Center at the north end of El
Camino Real. The entire center is zoned Commercial Park and is within the Planned
Development 9 Overlay Zone (PD9). The Project includes a Text Amendment to conditionally
allow the carwash uses in PD9, an amendment to the Master Plan of Development for the project
site, and a Lot Line Adjustment to accommodate the proposed buildings.
Item: 1
Department: Community
Development
Date: 02/17/2026
Page 6 of 12
02/17/2026 | Item 1 | Staff Report
Site Plan
BACKGROUND
The original Master Plan of Development (CUP 2000-0014) and PD9 were approved in 1999,
allowing the phased construction of 239,000 square feet of commercial buildings on 27 acres.
The center included Phase I on the east side of El Camino Real (Home Depot), and a smaller Phase
II on the west side of El Camino Real adjacent to Highway 101 where the Springhill Suites is
located.
ANALYSIS:
ARCHITECTURAL AND SITE DESIGN
Existing development utilizes neutral colors, earth-toned masonry accents, and terracotta clay
tile to provide a cohesive design throughout the center. The building designs reflect typical design
trends from the late 1990s-early 2000s when the site was developed. The proposed buildings
incorporate similar materials to complement the existing center.
The proposed buildings incorporate semi-contemporary elements while providing compatible
colors and material accents to the rest of the center. Features on the Chick-fil-A building include
flat roofs, dark bronze storefront windows, and metal awnings. The retail building incorporates
a large, glazed storefront with fabric awnings. Both the carwash and retail buildings include a tile-
roofed tower feature. The carwash vacuum awning includes a brick color metal roof to
complement the tile roof color. A tile base is proposed on the retail and carwash buildings, and
stone veneer is conditioned to be added to the Chick-fil-A base to provide design consistency
with the existing center.
Carwash
Staples
Drive-through Restaurant
Commercial Shell
Hotel
Page 7 of 12
02/17/2026 | Item 1 | Staff Report
Landscaping will be provided throughout the project, including parking lot trees, perimeter
planting, and bio-retention areas.
Proposed Drive -Through Restaurant
Proposed Carwash
Lot Line Adjustment
A Lot Line Adjustment is required on the west side to accommodate the Chick-fil-A and retail
building, ensuring proper access, utility alignment, and site circulation. Required findings for the
Lot Line Adjustment are included in the attached resolution.
Commercial Signage
The Home Depot Center operates under an existing Master Sign Program (AUP2000-0001). Minor
tenants, such as those proposed in this application, are allowed a maximum of 60 SF of wall
signage. The applicant is requesting a design exception to allow 90 SF signs for the carwash tenant
as shown in the attached exhibits. The signage allows for visibility from El Camino Real and is
Page 8 of 12
02/17/2026 | Item 1 | Staff Report
proportional to the design of the building. Findings for the sign exception are included in the
attached resolution.
An existing monument sign facing the El Camino Real-San Ramon intersection will be removed
and replaced with a new monument sign further south. A condition has been added requiring the
new monument sign include an earth-toned masonry base and neutral stucco colors that match
the existing site aesthetic and style of the freeway facing sign.
CIRCULATION AND TRAFFIC
A Traffic, Circulation, and VMT Study was prepared for the project. The study included data
specific to Chick-fil-A restaurants to capture appropriate estimated traffic volumes. The Study
concluded that traffic volumes are not anticipated to overwhelm driveway or intersection
operations. Additionally, the study indicates that the provision of a 33-vehicle drive-through
capacity for the restaurant and 13-vehicle drive-through capacity for the carwash is adequate for
the projected traffic volumes. Certain improvements to El Camino Real were identified to
accommodate increased traffic at these sites.
The Public Works Director has reviewed the traffic analysis and has suggested conditions of
approval to ensure adequate traffic flow and safety. Conditions have been included to address
road geometry and updated improvements to clearly delineate turn lanes. A condition has also
been added to require a traffic control plan for any periods of time that might exceed anticipated
traffic volumes, such as opening month.
Parking
Parking for the carwash will meet code requirements with adequate space for vacuum bays,
staging, and employee parking in the new vacuum area, existing parking spaces, and adjacent
shared parking lot areas. The westside site provides 236 spaces. The following chart summarizes
parking requirements for each use individually; however, the AMC allows parking reductions for
larger multi-tenant centers based on shared spaces and differing peak hours.
Hotel: 177 spaces
Retail: 14 spaces
Chick-fil-A: 71 spaces
Total Required: 262 spaces
The commercial center is designed to allow for shared parking with cross-access and pedestrian
connections available throughout the site. The restaurant drive-through provides queueing for
33 vehicles, which exceeds the City’s minimum requirement, and is expected to prevent spillback
into internal drives and reduce demand for parking during peak hours. A condition has been
included to ensure that shared parking and utility easements on site are verified as needed to
maintain shared parking throughout the center. Based on these factors, findings can be made to
support a parking reduction.
Driveway Design Modification
Page 9 of 12
02/17/2026 | Item 1 | Staff Report
Access to the center will be from existing driveways on El Camino Real. While City standards call
for 145 feet between driveways to reduce traffic conflicts, the modified southernmost driveway
for the Chick-fil-A site results in 109 feet between driveways. The driveway modification is
needed to accommodate the new parking layout. The modified driveway will maintain safe turns
and clear sightlines despite reduced spacing. The City Engineer has reviewed the site and based
on traffic assumptions, has determined that the driveway design is appropriate for the site.
Findings for approval of this modification are in the attached resolution.
ZONE CHANGE
The Home Depot Center is within the PD9 overlay zone, which outlines specific uses tailored to
this commercial center. Carwashes are not currently permitted in the PD9 overlay zone. The
proposed Zoning Code Text Amendment would amend PD9 to conditionally allow carwash uses.
Though carwash uses are generally considered compatible with the style and type of
development in the commercial center, requiring a conditional use permit ensures site‑specific
review and allows staff to condition projects to address common concerns related to noise,
aesthetics, and traffic. Findings of approval for the required zone change and draft code text
amendment are included in the attached resolution.
CONCLUSION
The proposed project will activate three long-vacant pads within the Home Depot
Commercial Center, providing new dining and service options.
The requested modifications to parking and driveway standards are justified by the
characteristics and mix of uses in the commercial center.
Approval of the Project as conditioned will ensure orderly development of the center.
ENVIRONMENTAL DETERMINATION:
The project qualifies for a Class 32 Exemption from the provisions of the California Environmental
Quality Act (California Public Resources Code §§ 21000, et seq., “CEQA”) and CEQA Guidelines
(Title 14 California Code of Regulations §§ 15000, et seq.) Section 15332, because it meets all
required conditions to be considered in-fill development.
ALTERNATIVES:
1. The Planning Commission may include modifications to the project and/or conditions of
approval for the project. Any proposed modifications, including conditions of approval,
should be clearly stated with any motion.
2. The Planning Commission may determine that more information is needed on some
aspects of the project and may refer the item back to the applicant and staff to develop
the additional information. The Commission should clearly state the type of information
that is required. A motion, and approval of that motion, is required to continue the item
to a future date.
Page 10 of 12
02/17/2026 | Item 1 | Staff Report
3. The Planning Commission may recommend denial of the project. The Commission must
specify what findings cannot be made, and provide a brief oral statement, based on the
Staff Report, oral testimony, site visit, correspondence, or any other rationale introduced
and deliberated by the Planning Commission.
REVIEWED BY OTHERS:
The Project has been reviewed by the Fire, Planning, and Public Works Departments.
REVIEWED AND APPROVED FOR PLANNING COMMISSION AGENDA
Phil Dunsmore, Community Development Director
ATTACHMENTS:
1. Draft Resolution
2. CEQA Notice of Exemption
Page 11 of 12
1
Crystal Horn
From:Michael Merchant
Sent:Saturday, February 7, 2026 10:26 AM
To:Planning Commission Public Comments
Subject:Home Depot Center Master Plan of Development USE25-0069
I am writing about the proposed zone changes to the Home Depot Master Plan of Development.
I am specifically writing in opposition to the proposed car wash for pad 3. The sketch appears to show
a drive through type of car wash. If this is the case, it seems to me that a drive through car wash is
most inappropriate for a residential neighborhood since drive through car washes have powerful
blowers for car drying and these blowers create a tremendous noise. And this site is indeed a
residential neighborhood; there are five houses immediately north of pad 3 and another dozen or so
houses in close proximity. Even a car wash without a powerful drive through blower would create
considerable noise from the car vacuums. Either type of car wash would severely impact the quality
of life for the residents of the neighborhood adjacent to pad 3 due to excessive noise generation.
There should not be a car wash on pad three.
I do not have objection to development of pad one or two and, in fact, welcome development of those
sites if for no other reason than they would clean up those vacant lots and beautify the neighborhood,
eliminate overnight campers, and possibly even decrease the number of homeless encampments
adjacent to the Springhill Suites property.
I have heard that pad one will be occupied by a Chick-fil-A restaurant. It is my understanding that
these restaurants do create a high volume of traffic much like the traffic we see on San Anselmo at
the site of the In-N-Out Burger restaurant. What a mess that is. It does concern me that this amount
of traffic would adversely impact the already confusing freeway exit and on ramp at San Ramon and
the already confusing intersection at San Ramon and El Camino Real. Careful thought should be
given to locating a high traffic volume business on pad one and at a minimum careful planning of
traffic flow is of great importance for this site.
Michael Merchant
.
Atascadero
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