HomeMy WebLinkAboutCC_2_24_2025_Public Comment Received by Email1
From:Tori <>
Sent:Tuesday, February 24, 2026 2:01 PM
To:City Clerk
Subject:Short-Term Rental Comments
Attachments:AirBnbReviews.pdf; Planning Commision Short-Term Rental Ordinance.pdf
I am writing to express my concerns regarding the continued expansion of short-term vacation rentals
in Atascadero.
At a recent Planning Commission meeting, one argument presented was that vacation rentals bring
meaningful business to Atascadero. However, based on my own review of listings, many properties
heavily market proximity to Paso Robles wine country, San Luis Obispo, and nearby beach towns
rather than highlighting Atascadero itself. In fact, of eight recent reviews I examined, five did not
meaningfully mention Atascadero at all. This strongly suggests that many visitors are using these
properties primarily as lodging while spending the bulk of their time — and money — outside our city.
In that sense, short-term rentals do not appear to generate substantially more local economic benefit
than traditional hotels.
I have attached copies of those reviews for your convenience.
Meanwhile, the financial gains from these properties flow primarily to the individual owners — often
those fortunate enough to own multiple homes — while the broader community absorbs the impacts.
Every home converted to a full-time short-term rental is one less home available to local families and
workers in an already constrained housing market.
Housing data underscores this concern. Like much of San Luis Obispo County, Atascadero faces
limited housing supply and rising costs. The California Department of Housing and Community
Development has assigned local jurisdictions aggressive Regional Housing Needs Allocation (RHNA)
targets to address statewide shortages. At the same time, rental vacancy rates in the region have
remained tight, and home prices have risen significantly over the past several years, putting
homeownership further out of reach for many working families. When existing housing stock is
diverted into short-term rentals, it directly conflicts with the community’s obligation to expand, not
reduce, long-term housing availability by limiting options for home ownership beyond starter homes.
I want to be clear that my position is not anti-visitor or anti-tourism. I have personally used short-term
rentals when traveling with my family, and I understand the appeal — particularly the convenience of
having a kitchen. However, Atascadero has already approved at least two long-term stay lodging
projects that include kitchen facilities, which helps address this need without permanently removing
housing from the local market.
I have also heard the reasonable point that whole-home rentals can accommodate larger families and
groups. While that demand is real, it must be balanced against the needs of the people who live and
work in Atascadero year-round. Our first responsibility should be preserving housing stability and
neighborhood integrity for residents.
For these reasons, I support the original proposal that came before the Planning Commission,
including:
Public Comment Received by Email
2/24/26
City Council Meeting
Item H2
2
Approval of a Short-Term Rental Permit
Issuance of a business license
Annual permit and license renewal with compliance standards
Owner-occupancy requirements
A 24/7 local contact for emergencies
Posted public notice prior to permit approval
Meaningful penalty fees and permit revocation authority
I have attached the original Short-Term Rental Ordinance from the Planning Commission on August
19, 2025 for your convenience.
A more stringent permitting process would allow the City to thoughtfully manage growth while
addressing many of the concerns already identified.
I would also note that reasonable limits on the total number of short-term rentals ultimately benefit
existing permitted operators by reducing market oversaturation and preserving the value of their
listings.
I respectfully urge the City to adopt stronger guardrails now, before the number of short-term rentals
grows beyond our ability to effectively manage their impacts. Thoughtful regulation today will help
protect Atascadero’s housing supply, neighborhood character, and long-term community health.
Thank you for your time and consideration.
Tori Keen
ATTENTION:
This email originated from outside the City's network. Use caution when opening links and attachments.
Public Comment Received by Email
2/24/26
City Council Meeting
Item H2
Public Comment Received by Email
2/24/26
City Council Meeting
Item H2
Public Comment Received by Email
2/24/26
City Council Meeting
Item H2
Public Comment Received by Email
2/24/26
City Council Meeting
Item H2
Public Comment Received by Email
2/24/26
City Council Meeting
Item H2
Public Comment Received by Email
2/24/26
City Council Meeting
Item H2
Public Comment Received by Email
2/24/26
City Council Meeting
Item H2
Public Comment Received by Email
2/24/26
City Council Meeting
Item H2
Public Comment Received by Email
2/24/26
City Council Meeting
Item H2
Public Comment Received by Email
2/24/26
City Council Meeting
Item H2
Public Comment Received by Email
2/24/26
City Council Meeting
Item H2
Public Comment Received by Email
2/24/26
City Council Meeting
Item H2
1
From:Max Zappas <max@zvillages.com>
Sent:Tuesday, February 24, 2026 4:09 PM
To:City Clerk
Subject:Council hearing tonight 2.24.26
To the Honorable Mayor and City Council
,
I am writing to express my strong support for the continued and expanded allowance of short-term
rentals. As our city navigates a shifting economic landscape where traditional tax avenues are facing
pressure, STRs offer a vital path toward fiscal stability and community resilience.
Critical Revenue for Essential Services
Atascadero has a significant need for reliable revenue. The city adds extra taxes on new housing
developments to offset city operating costs. Expanding the STR market allows Atascadero to capture
a larger share of the regional tourism currently dominated by Paso Robles and San Luis Obispo.
Curtailing who can get a license, limiting the number of available licenses, or imposing tight
regulations on licensure will hinder the growth of this incredibly important city revenue source.
Supporting Local Homeowners and Investors
Beyond the city’s coffers, STRs are a lifeline for residents, particularly young homeowners and
families. The ability to generate supplemental income helps offset rising mortgage payments and high
costs of living, making homeownership more accessible and sustainable in our community. In the
same way, we want investment in our city and we want folks to be able to come here and spend
money in our town whether they want to invest here, live here, or vacation here.
Natural Market Regulation and Enforcement
Concerns regarding neighborhood character are often addressed by the market itself:
Self-Correction: Bad operators are naturally weeded out by poor reviews, which quickly
render a non-compliant listing unviable.
Existing Framework: Atascadero already has robust standards in place that address the vast
majority of potnetial issues, including noise and parking ordinances, which are enforced by
local police and code enforcement.
Compliance: Most operators in San Luis Obispo County comply with local regulations, and the
city’s current licensing process ensures a clear path for responsible management.
Broader Community Benefits
STRs bring visitors who spend money at our local restaurants, shops, and attractions, supporting
Public Comment Received by Email
2/24/26
City Council Meeting
Item H2
2
small businesses and local jobs. They offer a unique, immersive experience that traditional hotels
cannot match, encouraging tourists to stay longer and engage more deeply with our local culture.
I urge the Council to maintain a balanced approach that supports our residents’ right to use their
property productively while securing the city's financial future.
--
Max Zappas
Z Villages Real Estate
max@zvillages.com
(805) 674-4743
DRE #01997012
zvillages.com
6100 El Camino Real Suite B Atascadero, CA 93422
CONFIDENTIAL COMMUNICATION
This electronic mail message and any attachments are intended only for the
use of the addressee(s) named above and may contain information that is
privileged, confidential and exempt from disclosure under applicable law.
If you are not an intended recipient, or the employee or agent responsible
for delivering this e-mail to the intended recipient, you are hereby
notified that any dissemination, distribution or copying of this
communication is strictly prohibited. If you received this e-mail message
in error, please immediately notify the sender by replying to this message.
ATTENTION:
This email originated from outside the City's network. Use caution when opening links and attachments.
Public Comment Received by Email
2/24/26
City Council Meeting
Item H2
1
From:Max Zappas <max@zvillages.com>
Sent:Tuesday, February 24, 2026 4:25 PM
To:City Clerk
Subject:SLOCOG Bond
To the Honorable Mayor and City Council,
I am writing to express my firm support for the San Luis Obispo Council of Governments (SLOCOG)
regional bond measure. As a homebuilder invested in the future of Atascadero, I believe this initiative
is not just a matter of convenience, but a necessity for our city’s economic survival and growth.
A Level Playing Field for San Luis Obispo County
Currently, our region is at a competitive disadvantage. Most counties across California have already
passed similar measures to secure dedicated funding for infrastructure. If we fail to act, we remain on
an uneven playing field, making it increasingly difficult to attract investment or maintain the quality of
life that keeps residents here. If the goal is to see more people move out of our city and state due to
crumbling infrastructure and stagnant growth, then we should reject this measure. However, if we
want a thriving Atascadero, this is the path forward.
Addressing Unique Local Constraints
Atascadero faces specific geographic and structural challenges that require significant capital:
The Bridge Bottleneck: We are currently unable to support substantial development on
the east side of the Salinas River due to existing bridge constraints. Without major
infrastructure investment, this land remains underutilized.
Overpass Maintenance: Our city has a high density of highway overpasses. These are aging
assets that require specialized funding to maintain and modernize.
Traffic Congestion: Traffic is no longer just a "big city" problem; it is a daily reality for
Atascadero residents. This measure provides the funds necessary to improve flow and safety.
Supporting Housing and Development
As builders, we are facing an uphill battle with skyrocketing costs. The burden of infrastructure should
not fall solely on new housing, as this only drives home prices further out of reach for working
families. By securing regional funding, we can:
Reduce Infrastructure Burdens: Help offset the massive costs of connecting new
developments to the city grid or improving frontages etc.
Unlock State Matching Funds: Many state and federal grants require a local "match." Without
this bond, we are effectively leaving millions of dollars in Sacramento and D.C. that could be
used to fix our roads.
Public Comment Received by Email
2/24/26
City Council Meeting
Item H2
2
Max Zappas
Z Villages Real Estate
max@zvillages.com
(805) 674-4743
DRE #01997012
zvillages.com
6100 El Camino Real Suite B Atascadero, CA 93422
CONFIDENTIAL COMMUNICATION
This electronic mail message and any attachments are intended only for the
use of the addressee(s) named above and may contain information that is
privileged, confidential and exempt from disclosure under applicable law.
If you are not an intended recipient, or the employee or agent responsible
for delivering this e-mail to the intended recipient, you are hereby
notified that any dissemination, distribution or copying of this
communication is strictly prohibited. If you received this e-mail message
in error, please immediately notify the sender by replying to this message.
ATTENTION:
This email originated from outside the City's network. Use caution when opening links and attachments.
Public Comment Received by Email
2/24/26
City Council Meeting
Item H2 Promote Safety: Improved lighting, better-paved roads, and modern intersections reduc
liability and improve the long-term value of our neighborhoods.
We cannot build the Atascadero of tomorrow with the budget of yesterday. I urge the Council to
support this measure to ensure we have the resources to keep our city accessible, mobile, and
competitive.
--