Atascadero commission approves two‑lot subdivision at 5455 Bolsa Road

The Atascadero Planning Commission voted 4-0 Aug. 5 to approve a tentative parcel map to split a 5.12‑acre property at 5455 Bolsa Road into two lots, city staff said.

City planning staff said the approval is conditional on measures to sever an existing on‑site water connection between the property’s well and the residences, to reflect Atascadero Mutual Water Company (AMWC) policy and state cross‑connection regulations. The commission’s action approves tentative parcel map 25‑0008 (city project SBDV‑25‑0026) based on findings and subject to the conditions of approval delivered with the staff report.

Assistant Planner Sam Mountain said the existing lot measures about 5.12 acres and is in the Residential Suburban (RS) zone. "I'm Sam Mountain, assistant planner, and we are here today to discuss, the item SBDV 25‑00026. This is a 2 lot residential subdivision, over at 5455 Bolsa Road," he told the commission. Mountain said the site is very flat (about a 1.5% average slope), has two existing residential units and an accessory workshop, is served by an on‑site wastewater system, and contains an existing well near the Santa Lucia end of the property.

The tentative map splits the parcel into two roughly equal lots—about 2.56 acres each—meeting the RS zone’s calculated minimum lot size for this site (2.5 acres after site‑specific performance factors such as slope and septic suitability are applied). Mountain said the applicant already has an AMWC connection, so the condition to sever the well connection before recording the final map should not require a new water‑service fee; staff recommended the commission adopt the resolution approving the tentative map.

The commission’s conditions of approval require that the existing connection between the well and the residences be severed prior to recording the final map to comply with AMWC policy and to avoid a cross‑connection. Mountain told the commission that if the subdivision is not perfected, AMWC and the county have flagged the account to work with the property owner to install a reduced‑pressure backflow prevention device at the meter in order to meet "state of California cross connection control regulations." The staff report also conditions demolition of a small portion of an existing driveway where a gap will occur between an access easement and the new parcel line so the on‑the‑ground access reflects legal rights.

Commissioners asked staff about public comments and an email from AMWC’s general manager, John Neal, raising cross‑connection and backflow device requirements. Commissioner Carranza disclosed an ex parte contact: "I saw that the person involved was my little one's soccer coach," she said during the hearing; no commissioner reported other ex parte communications that required recusal. Applicant Juan Viveros addressed the commission and said, "My name is Juan Viveros. I am the applicant owner of, for now, the entire parcel, and I have no comments." Neighbor Alan Orves said he lived across Bolsa Road and had "no issues" with the subdivision.

Discussion (staff and commissioners) focused on water supply authority, septic requirements for future development, easement ownership and how future applicants would address utility or access easements. Mountain said any future residential development would be reviewed for septic siting and that standard setbacks—about 100 feet from a well to a leach field—apply and would be enforced at the time of development review.

Formal action: the commission adopted the draft resolution approving tentative parcel map 25‑0008 / SBDV‑25‑0026 with the staff‑recommended findings and conditions. The roll call on the motion recorded four affirmative votes (all present commissioners) and the motion passed.

The planning commission’s approval is tentative: the final map must reflect the staff conditions (severed well connection or meter/backflow device as required by AMWC and state regulation, driveway adjustments, and utility provisions) before recordation. Staff committed to coordinate with AMWC and public works to implement the conditions and to confirm how any remaining well or irrigation uses would be handled in line with water‑company policies and city standards.

The commission closed the hearing and moved to the next agenda item.