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Council weighs new mixed‑use zoning map, favors flexibility for small El Camino parcels
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Summary
Staff presented four mixed‑use zoning districts to implement the updated general plan. Council directed staff to allow flexibility for mid‑block parcels—permitting residential uses without mandatory ground‑floor commercial—while keeping larger corner nodes (notably the San Jacinto center) focused on vertical mixed‑use.
The Atascadero City Council spent the bulk of the meeting reviewing a draft zoning implementation for mixed‑use place types and gave staff guidance to preserve flexibility for small mid‑block commercial parcels while protecting key commercial nodes.
Community Development Director Phil Dunsmore and consultant Genevieve Sherrill (MIG) described four implementing zones tied to the city’s new general plan: MU4 (highest intensity, vertical mixed use with commercial focus), MU3 (corridor areas with mixed character), MU2 (lower‑density transition near Apple Valley), and MU1 (shallow, small parcels along El Camino Real). Sherrill told the council the intent is to support walkable corridors and “right‑size” retail so retail spaces are leasable.
Council members debated three policy options for MU1 (require commercial on every ground floor; require it at corner parcels but allow mid‑block residential; or permit broad flexibility, preserving corners for commercial). After public comment from developers and residents, council members said they did not want to impose a one‑size‑fits‑all rule on shallow parcels where commercial is often not viable. Several members favored allowing residential or horizontal mixed‑use mid‑block and reserving commercial emphasis for nodes and larger corner parcels.
Council member Peake described the Del Rio and other intersection nodes as "no‑brainers" for vertical mixed use, while some members flagged the San Jacinto center—an expansive corner parcel—as distinct and recommended keeping it MU4 (commercial/vertical mixed use). Council member Newsom urged staff to provide more specific allowed‑uses tables in the draft zoning code and to individually notify owners of five specifically‑flagged parcels before final actions; staff said the full draft code with use tables is planned for April.
Other topics: the city attorney explained recusal rules under the Political Reform Act and recommended deferring detailed MU3 discussion until March 24 so three council members can participate in that matter. Council and staff discussed design standards (setbacks, street trees and ground‑floor ceiling heights) to encourage active frontage without mandating standards that could make small lots infeasible. The council also asked staff to consider protections or conditional criteria for existing public or institutional uses in MU2—particularly Woods Humane Society (the city’s animal welfare organization)—so that those existing uses are not unintentionally precluded as neighborhoods change.
Next steps: staff will return with a full draft zoning code and use tables in April, continue MU3 on March 24 and prepare proposed objective design standards and notifications for parcels identified in the current maps.
Key council guidance: generally allow property‑level flexibility for MU1 shallow lots (permit residential without requiring commercial on every parcel), preserve commercial emphasis at key corner nodes (San Jacinto center identified), provide clearer allowed‑uses tables, and consider design standards and notification processes for affected parcel owners.
