City of Paso Robles – City Council Public Comments call 805-865-7276 1 Uptown/Town Centre Specific Plan Amendment
General Plan Amendment, Conditional Use Permit, and
Site Plan Review
Winetasting, Community Market, and Private Meeting Facility 2508 Spring Street
City Council Hearing 8/5/2025
GPA25-01, SPA25-01, CUP24-10, SPR24-13 (P24-0098)
City of Paso Robles – City Council Public Comments call 805-865-7276 2 Location
City of Paso Robles – City Council Public Comments call 805-865-7276 3 General Plan
Purpose
▪ MU-12 - to “allow a mix of multi- family residential at 12 units per acre and limited commercial
uses such as offices, personal
services, neighborhood markets,
banks, retail shops, and
restaurants.”
▪ CC - to “provide a land use
category for commercial centers
that serve the City as a whole,
such as the historic downtown
and designated shopping
centers.”
City of Paso Robles – City Council Public Comments call 805-865-7276 4 Zoning
▪ T4-F – “areas currently lining portions of Spring
Street, 12th Street, 21st Street, and Vine Street,
and occupied generally by 1‐ and 2‐story, single
family dwellings and flex block buildings. Some of
the buildings within the T‐4F zone are historically
significant. The intent of the T‐4F zone is to
preserve this small‐scale mixed‐use character,
while allowing for higher residential densities and
a more diverse use mix than the T‐4N zone.”
▪ TC-2 - “areas that are developed with strip
centers and other suburban types of commercial
buildings that cater to the automobile; many
properties are relatively underdeveloped, with
substantial portions either vacant or used for
parking. Most of the buildings are unremarkable
in historic value. The intent of the TC‐2 zone is to
create relatively high density, mixed‐use
neighborhoods.”
City of Paso Robles – City Council Public Comments call 805-865-7276 5 T4-F vs. TC-2
Land Use
Permit Required
by Zone
T4-F TC-2
Auto/vehicle sales (including auto repair as an accessory use): more than 25 percent used
- CUP
Bars, cocktail lounges (with or without a restaurant; may include dancing and live, amplified entertainment)
- CUP
Breweries and Distilleries with on-site consumption - P / CUP Card rooms - CUP
Carwashes - CUP
Service Stations (including auto repair as secondary use) - CUP Winery with on-site consumption - CUP
Winetasting Rooms - P
Hotels, motels (does not include bed and breakfast inns) - P City of Paso Robles – City Council Public Comments call 805-865-7276 6 Standard T4-F TC-2
Maximum Height 36 feet 50 feet
Front Setback 10-15 feet 0-10 feet
Interior Side Setback 5-10 feet 0-10 feet
Street Side Setback 10-12 feet 0-10 feet
Rear Setback 10 feet 5 feet
Residential Density 30 DU/acre 30 DU/acre
T4-F vs. TC-2
City of Paso Robles – City Council Public Comments call 805-865-7276 7 Existing Commercial Building
City of Paso Robles – City Council Public Comments call 805-865-7276 8 City of Paso Robles – City Council Public Comments call 805-865-7276 9 Site Plan
City of Paso Robles – City Council Public Comments call 805-865-7276 10 City of Paso Robles – City Council Public Comments call 805-865-7276 11 City of Paso Robles – City Council Public Comments call 805-865-7276 12 Floor Plan
City of Paso Robles – City Council Public Comments call 805-865-7276 13 Staff recommends the City Council determine the project is exempt from environmental review as a class 1 categorical exemption for Existing Structures pursuant to the State’s Guidelines to Implement the California Environmental Quality Act (CEQA), Section 15301.
Class 1 exemptions are for:
▪ Operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use ▪ The key consideration is whether the project involves negligible or no expansion of use. ▪ Examples of eligible projects include:
– “interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances”; and “ – additions to existing structures provided that the addition will not result in an increase of more than 50 percent of the floor area of the structures before the addition, or 2,500 square feet, whichever is less”.
CEQA
City of Paso Robles – City Council Public Comments call 805-865-7276 14
1. Approve the project by adopting:
a. Resolution 25-XXX (A) to approve General Plan Amendment 25-01 and Specific Plan Amendment 25-01, and
b. Resolution 25-XXX (B) to approve Conditional Use Permit 24-10 for a private meeting facility and Site Plan Review 24-13 for the physical changes to the site and building.
2. Amend and adopt Resolutions 25-XXX (A) and 25-XXX (B) to approve the project with changes.
3. Refer the project back to the Planning Commission for additional analysis.
4. Deny the project by making finding of denial.
Options
City of Paso Robles – City Council Public Comments call 805-865-7276 15 The Planning Commission held a public hearing on July 8, 2025, and on two votes of 4-0 recommends the City Council:
1. Approve Resolution 25-XXX (A) to approve General Plan Amendment 25-01 and Specific Plan Amendment 25-01, and
2. Approve Resolution 25-XXX (B) to approve Conditional Use Permit 24-10 for a private meeting facility and Site Plan Review 24-13 for the physical changes to the site and building.
Recommendation
City of Paso Robles – City Council Public Comments call 805-865-7276 16 Questions?
City of Paso Robles – City Council Public Comments call 805-865-7276 17 City of Paso Robles – City Council Public Comments call 805-865-7276 18
6. Amendments to the CUP and/or Site Plan Review can be approved by the Planning Commission
9. Landscaping required on all green areas on the site plan
10. Landscaping shall include at least 30% live plant material and at least 3 inches of mulch or cobbles
11. Shade trees in the parking lot
12. Signage shown is a master sign program. Wall signs limited to quality of 9.
13. Signs consistent with master sign program do not require DRC review
14. Master sign program can be amended by the DRC
15. Roof mounted equipment shall be fully screened
16. Provide parking for 2 bicycles
17. Rear patio limited to 7am – 10pm
Resolution B - Conditions of Approval
City of Paso Robles – City Council Public Comments call 805-865-7276 19 A. The proposed amendment is internally consistent with all other provisions of the general plan.
B. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the city.
C. The affected site is physically suitable in terms of design, location, operating characteristics, shape, size, topography; is suitable in terms of the provision of public and emergency vehicle access and public services and utilities; and is served by highways and streets adequate in width and improvement to carry the kind and quantity of traffic the proposed use would likely generate to ensure that the proposed use(s) and/or development will not endanger, jeopardize, or otherwise constitute a hazard to the property or improvements in the vicinity in which the property is located.
Required Findings – GPA
City of Paso Robles – City Council Public Comments call 805-865-7276 20 A. The specific plan amendment is consistent with the goals, objectives B. The specific plan amendment would not be detrimental to the public health, safety, or welfare of the community.
C. The specific plan amendment includes provisions that ensure that adequate public facilities will be available to serve the range of development described in the plan.
D. The subject property proposed for the specific plan amendment has unique characteristics such as topography, location, size or surroundings that are enhanced by special land use and development standards.
E. The specific plan amendment results in the development of desirable character and use types that will be compatible with the surrounding area, provides effective buffering from adjacent uses, and includes policies for the protection of prominent ridgelines, oak trees, and other natural resources.
Required Findings - SPA
City of Paso Robles – City Council Public Comments call 805-865-7276 21 A. Consistency. The proposed use is consistent with the general plan and any applicable specific plan; and is allowed within the applicable zoning district, subject to the granting of a conditional use permit or administrative use permit, and complies with all other applicable provisions of this zoning code and the Municipal Code.
B. Compatibility. The design, location, size, and operating characteristics of the private meeting facility will be compatible with the existing and future land uses in the vicinity.
C. Suitability.
1. The site is physically suitable in terms of:
a. Its design, location, shape, size, and operating characteristics of the proposed use in order to accommodate the use, site improvements, loading, and parking
b. Streets and highways adequate to accommodate public and emergency vehicle (such as fire and medical) access; c. Public protection services (such as fire protection, police protection, etc.); and d. The provision of utilities (such as potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.).
2. The type, density, and intensity of the private meeting facility will not adversely affect the public convenience, health, interest, safety, or general welfare, constitute a nuisance, or be materially injurious to the improvements, persons, property, or uses in the vicinity and zoning district in which the property.
Required Findings - CUP
City of Paso Robles – City Council Public Comments call 805-865-7276 22 A. The design and intensity (density) of the proposed project is consistent with the following:
1. The goals and policies established by the general plan.
2. The policies and development standards established by the Uptown Town Centre Specific.
3. The zoning code, including the purpose and intent of the zoning districts in which a development project is located as well as applicable design and development standards.
4. All other adopted codes, policies, standards, and plans of the city, including design guidelines adopted by resolution by the planning commission.
B. The proposed project will not be detrimental to the public health, safety, or welfare, or be injurious to property or other improvements in the vicinity.
C. The proposed project accommodates the aesthetic quality of the city as a whole, especially where development will be visible from gateways to the city and scenic corridors and contributes to the orderly development of the city as a whole.
D. The proposed project is compatible with, and is not detrimental to, surrounding land uses and improvements, provides appropriate visual appearance, and contributes to the mitigation of any environmental and social (such as privacy) impacts.
E. The proposed development plan is compatible with existing scenic and environmental resources such as hillsides, stream courses, oak trees, vistas, historic buildings and structures.
Required Findings - SPR
City of Paso Robles – City Council Public Comments call 805-865-7276 23 City of Paso Robles – City Council Public Comments call 805-865-7276 24 Landscape Plan
City of Paso Robles – City Council Public Comments call 805-865-7276 25 Elevations
Front Elevation
Rear Elevation
City of Paso Robles – City Council Public Comments call 805-865-7276 26 Side Elevations
South Elevation
North Elevation
City of Paso Robles – City Council Public Comments call 805-865-7276 27 Deck Details
City of Paso Robles – City Council Public Comments call 805-865-7276 28 Monument Sign
Standard Allowed Proposed
Height 6 ft 4 feet 2 inches
Sign Area 32 sf 26.1 sf
City of Paso Robles – City Council Public Comments call 805-865-7276 29 Wall Mounted Signs
City of Paso Robles – City Council Public Comments call 805-865-7276 30 ▪ 1 space required / 400sf (gross interior area and outdoor seating areas) ▪ 8,067sf interior + 1,211sf outdoor seating area = 23 spaces required ▪ Provided: 24 auto + 1 motorcycle
▪ 30% compact spaces allowed (17% proposed)
Parking
City of Paso Robles – City Council Public Comments call 805-865-7276 31 City of Paso Robles – City Council Public Comments call 805-865-7276 32 City of Paso Robles – City Council Public Comments call 805-865-7276 33 City of Paso Robles – City Council Public Comments call 805-865-7276 34 City of Paso Robles – City Council Public Comments call 805-865-7276 35 City of Paso Robles – City Council Public Comments call 805-865-7276 36 City of Paso Robles – City Council Public Comments call 805-865-7276 37 City of Paso Robles – City Council Public Comments call 805-865-7276 38 Uptown/Town Centre
Specific Plan Uptown
Midtown
Downtown
South of Downtown
Riverside
Corridor
City of Paso Robles – City Council Public Comments call 805-865-7276 39 The Uptown neighborhood developed in a “piecemeal and
jumbled fashion, quite different and separate from the Downtown neighborhoods”. The vision for the Uptown neighborhood
includes completing the street network, constructing new parks and plazas, and adding buildings with welcoming frontages and pedestrian-scaled facades.
Uptown Neighborhood
City of Paso Robles – City Council Public Comments call 805-865-7276 40 ▪ General Plan Policy LU-2H: Downtown. Continue to revitalize the historic Downtown. Focus efforts on developing Downtown Paso Robles as the specialty retail, government, office, cultural, conference, and entertainment center of the City and North County region. ▪ General Plan Land Use Categories
– Mixed Use: to allow a mix of multi-family residential at 12 units per acre and limited commercial uses such as offices, personal services, neighborhood markets, banks, retail shops, and restaurants. – Community Commercial: to provide a land use category for commercial centers that serve the City as a whole, such as the historic downtown and designated shopping centers.
General Plan
City of Paso Robles – City Council Public Comments call 805-865-7276 41 ▪ March 3, 2025 – The DRC determined the project could not proceed with the proposed floor plan as winetasting is not an allowed use in the T4-F district. ▪ March 31, 2025 – The project was presented including the General Plan Map Amendment and Specific Plan Map Amendment. The DRC recommended the project proceed to Planning Commission for review and requested signage and parking be brought into conformance with the specific plan standards.
Development Review Committee