Paso Robles planning commission backs rezoning, site changes for 2508 Spring Street

The El Paso de Robles Planning Commission on July 8 voted 4-0 to recommend that the City Council approve a package of land-use changes and site improvements for 2508 Spring Street, including a general plan map amendment (Mixed Use → Community Commercial), a specific plan/zoning map amendment (T4F → TC2), a conditional use permit for a private meeting facility and site plan review for exterior and circulation changes.

The proposal, presented to the commission by Katie Bannister, Associate Planner for the City, would convert an existing commercial building north of 20 Fourth Street into a multi-tenant retail and tasting-space development. The project includes a front retail/deli, a series of small kiosks for wine/beer tasting and specialty retail, a roughly 1,500-square-foot rentable meeting space with an adjoining rear deck, two outdoor patios, new landscaping and updated building materials and signage. Staff’s report noted the applicant meets the parking requirement with 23 automobile spaces and one motorcycle space (24 spaces total) and that maximum residential density would not change with the rezoning.

Why it matters: rezoning from T4F (flex) to TC2 (Town Center 2) would broaden the range of commercial uses allowed on the parcel and raise allowable building height and reduce setbacks (staff presented TC2 height at 50 feet vs. T4F max height shown in the staff presentation). That change allows small tasting-room kiosks and other commercial uses not permitted under the existing T4F designation; the commission’s recommendation now goes to City Council for final action.

Applicant Jamie Jones of Kirk Consulting, representing owner Gregory Bake Becker, said the development would create affordable, small-scale tenant spaces aimed at startup winemakers and breweries. Jones described the tasting spaces as “very small places … a stepping stone for our micro winery, winemakers, or breweries that can't get into a location in town or can't afford to be located on a farm.” Architect Larry Gabriel and a prospective tenant identified as Ashley were present to answer design and tenant-use questions.

The Development Review Committee reviewed the application twice; the first review found the proposed tasting uses were not allowed under existing T4F zoning, which prompted the current request for the general plan and zoning amendments. Staff recommended denial, citing the Uptown Town Center Specific Plan’s intent for the Uptown neighborhood and concerns about allowing more automobile-oriented and potentially noisy uses near Lewis Flamsen Junior High School. The staff report listed potential uses that would change under TC2 (auto sales/service, car washes, hotels, and alcohol-serving tourist uses) and noted changes to development standards such as setbacks and allowable height.

Commission discussion centered on whether the 73-foot extension of TC2 to the back of the subject parcel was appropriate given shared access with the parcel to the south, how the change would affect nearby residential uses, and the project's orientation and built form. Several commissioners said the existing building footprint and shared access make the proposed configuration a logical extension of the existing TC2 node to the south. Commissioner Neal moved to recommend approval; Commissioner Kogler seconded the motion.

The commission approved the recommendation 4-0 (Commissioners Neal, Kogler, Connolly and Chairperson Marlow voting aye). The approved motion recommended the City Council approve the two map amendments, the conditional use permit for the private meeting facility, and the site plan review, subject to the resolution’s conditions with two notable changes agreed by the commission: (1) the rear patio hours were modified from the staff-recommended 10 a.m.–8 p.m. to 8 a.m.–10 p.m.; and (2) the master sign program for the site was adopted as part of the approval, with future signs consistent with that program allowed to be administratively approved (the commission also discussed and left discretion for future review by staff/DRC on sign amendments).

Conditions also address landscaping (landscape fingers must include at least one shade tree; at least 30% live plant material in landscape areas), screening of rooftop equipment, required bicycle parking, and limitations on the rear patio to reduce noise impacts on nearby residences. Staff noted that to recommend approval tonight a unanimous 4-0 vote of the commissioners present was required because only four commissioners were in attendance; the motion met that threshold.

Next steps: the Planning Commission’s recommendation will be forwarded to the City Council for final action on the general plan and zoning amendments. The project would also be subject to the mitigation measures listed in the project’s previously prepared environmental document if the City Council approves the map amendments and permits.

Votes at a glance: Planning Commission recommendation to City Council on rezoning package for 2508 Spring Street — motion passed 4-0 (Neal moved; Kogler seconded).