City of Paso Robles – Development Review Committee 1
Appeal of Ravine Water Park
Amendment
2301 Airport Road
AMD25-02/P25-0124 & APL26-01/P6-0022
April 7th, 2026
City Council
City of Paso Robles – Development Review Committee 2
Appeal Hearing Process
1. Staff Presentation
2. Appealant's Presentation
3. Applicant's Presentation
4. Public Comment
5. Council Deliberations
City of Paso Robles – Development Review Committee 3
Location
2301 Airport Road
APN: 025-433-012
Zone: C2/PD Highway
Commercial/Planned
Development Overlay
General Plan: CS
Commercial Service
Airport Land Use Safety Zone
3 & 5
City of Paso Robles – Development Review Committee 4
Background
▪ April 13th, 2004: CUP00-020/PD00-23
▪ January 12th, 2026: AMD25-02
reviewed by DRC
▪ February 10th 2026: AMD25-02
Approved by Planning Commission
▪ February 24th, 2026: Appeal
submitted by Ranch and Coast
Properties
City of Paso Robles – Development Review Committee 5
Project Proposal
• 1,879± sq. ft. "no-splash" pool
• 153± sq. ft. hot tub
• Concrete deck and seating area
• No changes to the hours of
operation
• No splash area does not prohibit
kids in the area
City of Paso Robles – Development Review Committee 6
City of Paso Robles – Development Review Committee 7
February 24th, 2026 Appeal
1. Incorrect and incomplete
project description
2. Offsite improvements were not
required
3. Drainage conflicts with
Resolution 04-042 Mitigated
Negative Declaration
4. Updated traffic study must be
required and impacts evaluated in
a current EIR
5. Addition of kiddie pool with
sides and Quadzilla/ThunderRun
slide
6. Airport Flight Zone 3
compatibility not addressed
7. Unpermitted buildings are
shown on site plan that are within
100 ft of the Huer Huero
8. Parking and park access off
Paso Robels Boulevard not
addressed
City of Paso Robles – Development Review Committee 8
#1 Incorrect and Incomplete Project Description
1. Parcel Map 13-0096 — 16.16 net acres
2. Developable area of the site
approximately 9 ± acres
PRAL 13-0095
City Council resolution
findings have been
revised to reflect lot size
accurately
Aerial Photo with
Huer Huero Creek
highlighted
City of Paso Robles – Development Review Committee 9
#2 Offsite improvements were not required
• Proposed “no splash” pool is proposed within a previously developed area of the site
• Staff determined any increase in vehicle trips generated by the no splash pool are de minimis
• No new traffic impact study required
• No new frontage improvements required
• The project is required to pay the City’s Transportation Impact Fee. • The Transportation Impact Fee funds City wide traffic improvement including planned grade separated crossing of State Route 46 within the vicinity of Airport Road.
City of Paso Robles – Development Review Committee 10
#3 Drainage conflicts with Resolution 04-042 (MND)
Photos provided by the appellant
City of Paso Robles – Development Review Committee 11
#3 Drainage conflicts with Resolution 04-042 (MND)
• Staff found no illicit discharge occurring in conformance with the RWQCB permit requirements.
• Stormwater directly related to the project site is conditioned to comply with all stormwater quality requirements of the City of Paso Robles and the Regional Water Quality Control Board
2005 building
plans with
storm drains
City of Paso Robles – Development Review Committee 12
#3 Drainage conflicts with Resolution 04-042 (MND)
Council should consider adding
a new conditon to:
Repair parking lot drainage basin
and correct off-site erosion
damage
City of Paso Robles – Development Review Committee 13
#4 Updated traffic study must be required and impacts
evaluated in a current EIR
“No splash pool is not a new attraction that would
generate additional trips to the water park”
Staff determined that any increase in vehicle trips generated by the “no splash” pool warren is minor and does not trigger a new Traffic Impact Study or the need for preparation of supplemental CEQA documents City of Paso Robles – Development Review Committee 14
#5 Addition of kiddie pool with sides and
Quadzilla/ThunderRun slide
• B14-0063 permitted for construction
for Quadzilla/Thunder run slides
• B26-0033- issued for kiddie pool
renovation
• Including existing play structure
replaced with a water play
structure of similar nature.
City of Paso Robles – Development Review Committee 15
# 6 Airport Flight Zone 3 compatibility not addressed
2015 Airport Land Use Plan (Section
2.7.1):
“The ALUP applies only to new
development within the Planning
Area, and the ALUC has no authority
over existing land use, whether or not
such uses are compatible with the
ALUP”
AIRPORT LAND USE COMPATIBILITY MATRIX
City of Paso Robles – Development Review Committee 16
#7 Unpermitted buildings are shown on site plan that
are within 100 ft of the Huer Huero River
• Initial Study/MND discussed proximity of building
• “portion of the projects would be located
within the 100 year flood area”
No prohibition of building within 100
feet included in mitigation measures or
conditions - "floodway" is within sand
channel
City of Paso Robles – Development Review Committee 17
#8 Parking and park access off Paso Robels Boulevard
not addressed
• A Temporary Use Permit was issued in 2007
to permit a temporary parking lot accessed
off Paso Robles Blvd.
• TUP became null & void following
construction of parking lot on Union
Road
• Applicant has provided evidence of
removing all remnant parking structures.
• Signage remains on Paso Robles Blv.
to prohibit water park parking
City of Paso Robles – Development Review Committee 18
CEQA
▪ 2004: Initial study and Mitigated Negative Declaration ▪ February 10th, 2026: Planning Commission found Amended Conditional Use Permit consistent with adopted IS/MDN
–Does not trigger additional CEQA review pursuant to CEQA Guidelines 15162 In addition, staff recommends City Council determines the project qualifies for multiple categorical exemptions:
Class 1: Existing Facilities (§15301)
Class 3: New Construction of Small Structures (§15303)
Class 11: Accessory Minor Structures (§15311)
None of the exceptions to exemptions outlined in CEQA Guidelines section 15003.2 apply to the Amended Conditional Use Permit and Planned Development.
City of Paso Robles – Development Review Committee 19
1. Deny the appeal and sustain the Planning Commission’s decision by approving Resolution 26-XXX(A), approving amendment (AMD25-02/P25- 0124) to Conditional Use Permit 00-020 and Planned Development 00-023 for the Ravine Water Park;
2. Deny the appeal and sustain the Planning Commission’s decision with additional Conditions of Approval to be incorporated into Resolution 26- XXX(A), approving amendment (AMD25-02/P25- 0124) to Conditional Use Permit 00-020 and Planned Development 00-023 for the Ravine Water Park;
3. Grant the appeal and overturn the Planning Commission’s approval of the project by approving Resolution 26-XXX(B) with City Council finding of denial; or
4. Provide alternative direction to staff
Options
City of Paso Robles – Development Review Committee 20
1. Recommend the City Council approve the project by:
a.Deny the appeal and sustain the Planning Commission’s decision with additional Conditions of Approval to be
incorporated into Resolution 26-XXX(A), approving
amendment (AMD25-02/P25- 0124) to Conditional Use Permit 00-020 and Planned Development 00-023 for the Ravine
Water Park;
Recommendation – Option 2
City of Paso Robles – Development Review Committee 21
Option 2 - "Good Faith" Conditions of Approval
A. Existing detention basin to be regraded to hold 1700 cubic feet of stormwater. The condition should also require the installation of a metered outflow and a secondary overflow, consistent with the original construction plans. The Water Park operation could be required to repair downstream erosion and restore the roadway shoulder caused by unregulated stormwater flow to the satisfaction of the City Engineer.
B. Prohibit the Ravine Water Park from using Paso Robles Boulevard for employee or visitor parking or for access to the Water Park.
While the Appellant raises issues primarily related to existing conditions and maintenance issues unrelated to the proposed Project, issues which do not present substantial evidence that the proposed Project could have a potentially significant impact on the environment, Staff recommends that the City Council impose additional Conditions of Approval as a good faith gesture to ensure the harmonious future operation of the Ravine Water Park.
City of Paso Robles – Development Review Committee 22
Questions?
City of Paso Robles – Development Review Committee 23
Proposed Conditions
Landscaping
• Each parking lot planter will be replanted with:
• (1) 15-gal crape myrtle tree
• (6) 1-gal Indian Hawthorn shrubs
Oak Trees
• Oak Tree Fencing during construction
• Certified Arborist report required prior to approval of adjacent cabanas building permit Engineering
• Drainage/Stormwater
• Flood Control
All outstanding or ongoing conditions of the CUP 00-0020/PD00-023 &MND remain in affect