Loading...
HomeMy WebLinkAboutPC_2026-05-19_AgendaPacket CITY OF ATASCADERO PLANNING COMMISSION AGENDA MEETING INFORMATION: The Planning Commission meeting will be held in the City Council Chambers and in-person attendance will be available at that location. HOW TO OBSERVE THE MEETING REMOTELY: To observe remotely, residents can livestream the meeting on Zoom. The video recording of the meeting will be available through the City’s website and on the City’s YouTube Channel. To observe remotely using the Zoom platform please visit: https://us02web.zoom.us/j/83250238111 HOW TO SUBMIT PUBLIC COMMENT: Public comment may be provided in-person. Written public comments are accepted at pc-comments@atascadero.org. Comments should identify the Agenda Item Number in the subject line of the email. Such comments will be forwarded to the Planning Commission and made a part of the administrative record. To ensure distribution to the Planning Commission before consideration of an item, please submit comments not later than 12:00 p.m. the day of the meeting. All correspondence will be distributed to the Planning Commission, posted on the City’s website, and be made part of the official public record of the meeting. Please note, comments will not be read into the record. Please be aware that communications sent to the Planning Commission are public records and are subject to disclosure pursuant to the California Public Records Act and Brown Act unless exempt from disclosure under applicable law. Communications will not be edited for redactions and will be printed/posted as submitted. AMERICANS WITH DISABILITIES ACT ACCOMMODATIONS: Any member of the public who needs accommodations should contact the City Clerk’s Office at cityclerk@atascadero.org or by calling 805-470-3400 at least 48 hours prior to the meeting or time when services are needed. The City will use their best efforts to provide reasonable accommodations to afford as much accessibility as possible while also maintaining public safety in accordance with the City procedure for resolving reasonable accommodation requests. DISCLOSURE OF CAMPAIGN CONTRIBUTIONS: California Government Code section 84308 (“Levine Act”) requires a party to or participant in a proceeding involving a license, permit, or other entitlement, including all contracts other than competitively bid, labor, or personal employment contracts, to disclose any contribution of more than $500 that the party or participant (or their agent) has made to a member of the Planning Commission within the prior 12 months. The Planning Commission Member(s) who receive such a contribution are disqualified and not able to participate in the proceedings and are also required to disclose that fact for the official record of the subject proceedings. Disclosures must include the amount of the campaign contribution and identify the recipient Planning Commission Member and may be made either in writing to the City Clerk before the agenda item or by verbal disclosure during consideration. The Levine Act also prohibits, during the proceeding and for 12 months following a final decision, a party to or participant in (or their agent) a proceeding involving a license, permit, or other entitlement, including all contracts other than competitively bid, labor, or personal employment contracts, from making a contribution of more than $500 to any member of the Planning Commission or anyone running for City Council. Planning Commission agendas and minutes may be viewed on the City's website: www.atascadero.org/agendas Copies of the staff reports or other documentation relating to each item of business referred to on the Agenda are on file in the office of the Community Development Department and are available for public inspection on our website, www.atascadero.org. Resolutions will be allocated a number once they are approved by the Planning Commission. The Minutes of this meeting will reflect these numbers. All documents submitted by the public during Commission meetings that are made a part of the record or referred to in their statement will be noted in the Minutes and available for review by contacting the Community Development Department. All documents will be available for public inspection by appointment during City Hall business hours. CITY OF ATASCADERO PLANNING COMMISSION AGENDA Tuesday, May 19, 2026, 6:00 p.m. City Hall Council Chambers, Fourth Floor 6500 Palma Avenue, Atascadero, California Pages A.CALL TO ORDER 1.Pledge of Allegiance B.ROLL CALL Chairperson Anderson Vice Chairperson Pennachio Commissioner Ferrell Commissioner Heath Commissioner Jones Commissioner Keen Commissioner O'Malley C.PUBLIC COMMENT (This portion of the meeting is reserved for persons wishing to address the Commission on any matter not on this agenda and over which the Commission has jurisdiction. Speakers are limited to three minutes. Please state your name for the record before making your presentation. The Commission may take action to direct the staff to place a matter of business on a future agenda.) D.CONSENT CALENDAR (All items on the Consent Calendar are considered to be routine and non- controversial by City staff and will be approved by one motion if no member of the Commission or public wishes to comment or ask questions.) 1.Draft Minutes Planning Commission 5-5-26 3 Recommendation: Planning Commission approve the May 5, 2026 Minutes. E.PLANNING COMMISSION BUSINESS None F.COMMUNITY DEVELOPMENT STAFF REPORTS None G.PUBLIC HEARINGS (For each of the following items, the public will be given an opportunity to speak. After a staff report, the Chair will open the public hearing and invite the applicant or applicant’s representative to make any comments. Members of the public will be invited to provide testimony to the Commission following the applicant. Speakers should state their name for the record and can address the Commission for three minutes. After all public comments have been received, the public hearing will be closed, and the Commission will discuss the item and take appropriate action(s). 1. The Barnyard Preschool (USE26-0022)8 Recommendation: Planning Commission adopt the Draft Resolution approving Conditional Use Permit USE26-0022 to allow a preschool with a parking and a sign design exception at 8935 Amapoa Ave (APN 031-301-024), based on findings and subject to conditions of approval. H.COMMISSIONER COMMENTS AND REPORTS On their own initiative, Commissioners may make a brief announcement or a brief report on their own activities. I.DIRECTOR'S REPORT J.ADJOURNMENT Page 2 of 22 1 CITY OF ATASCADERO PLANNING COMMISSION DRAFT MINUTES May 5, 2026, 6:00 p.m. City Hall Council Chambers, Fourth Floor 6500 Palma Avenue, Atascadero, California _____________________________________________________________________ A. CALL TO ORDER Chairperson Anderson called the meeting to order at 6:00 P.M. 1. Pledge of Allegiance Commissioner Ferrell led the Pledge of Allegiance. B. ROLL CALL Present: Chairperson Anderson, Vice Chairperson Pennachio, Commissioners Ferrell, Heath, Jones, Keen Absent: O’Malley Staff Present: Community Development Director Phil Dunsmore, Planning Manager Kelly Gleason, Recording Secretary Crystal Horn, Associate Planner Erick Gomez C. PUBLIC COMMENT Chairperson Anderson opened the Public Comment period. The following person spoke on this item: Heather Howell, Atascadero resident Commissioners Pennachio, Keen, Jones, Anderson commented as did Community Development Director Phil Dunsmore Chairperson Anderson closed the Public Comment period. MOTION BY: Commissioner Jones SECOND BY: Vice Chairperson Pennachio Commission requested Staff provide information regarding process for how parks and sidewalks come about in a future meeting. Page 3 of 22 2 MOTION BY: Commissioner Jones SECOND BY: Commissioner Ferrell AYES (6): Chairperson Anderson, Vice Chairperson Pennachio, Commissioner Ferrell, Commissioner Heath, Commissioner Jones, Commissioner Keen ABSENT (1): Commissioner O'Malley Motion Passed (6 to 0) D. CONSENT CALENDAR Chairperson Anderson opened the Public Comment period. The following person spoke on this item: None Chairperson Anderson closed the Public Comment period. 1. Draft Minutes Planning Commission 4-21-26 Recommendation: Planning Commission approve the April 21, 2026 Minutes. MOTION BY: Commissioner Ferrell SECOND BY: Vice Chairperson Pennachio 1. Approve the April 21, 2026 minutes. AYES (4): Chairperson Anderson, Vice Chairperson Pennachio, Commissioner Ferrell, Commissioner Heath ABSTAIN (2): Commissioner Jones and Commissioner Keen ABSENT (1): Commissioner O'Malley Motion Passed (4 to 0) E. PLANNING COMMISSION BUSINESS None F. COMMUNITY DEVELOPMENT STAFF REPORTS 1. Zoning Code Update - Commercial Zones and Uses Recommendation: Planning Commission receive information on specific land uses and development standards for commercial zoning districts. Part 1: Discussion of land use definitions, uses, and development standards for the Commercial Innovation Zone. Page 4 of 22 3 Chairperson Anderson opened Public Comment The following person spoke on this item: None Chairperson Anderson closed Public Comment Commissioners Pennachio, Jones, Keen, Anderson asked questions of staff regarding Use definitions and uses in the Commercial Innovation Zone. Community Development Director Phil Dusnmore and Planning Manager Kelly Gleason responded. Part 2: Use Table for the Industrial Zone Chairperson Anderson declared a conflict of interest for part 2 as he owns property within 500 ft of the Industrial Zone and left the dais at 6:48. Vice Chairperson Pennachio opened Public Comment The following person spoke on this item: None Vice Chairperson Pennachio closed Public Comment Commissioner Jones asked questions of staff regarding Use Table for the Industrial Zone. Community Development Director Phil Dusnmore and Planning Manager Kelly Gleason responded. Chairperson Anderson returned to the dais at 6:52 pm. Part 3: Use Table for the Commercial Zone Commissioner Ferrell declared a conflict of interest for part 3 as he owns property within 500 ft of the Commercial Zone and left the dais at 6:51 pm. Commissioner Pennachio declared a conflict of interest for part 3 and 4 as he owns property within 500 ft of the Commercial and Commercial Service Zones left the dais at 6:51 pm. Chairperson Anderson opened Public Comment The following person spoke on this item: None Chairperson Anderson closed Public Comment Commissioner Keen asked questions regarding the Use Table for the Commercial Zone. Community Development Director Phil Dusnmore and Planning Manager Kelly Gleason responded. Commissioner Ferrell returned to the dais at 6:57 pm. Part 4: Use table for the Commercial Service Zone Commissioners Jones, Anderson, Ferrell asked questions regarding the Use table for the Commercial Service Zone. Community Development Director Phil Dusnmore and Planning Manager Kelly Gleason responded. Page 5 of 22 4 Chairperson Anderson opened Public Comment The following person spoke on this item: None Chairperson Anderson closed Public Comment Commissioner Pennachio returned to the dais at 7:01 pm. G. PUBLIC HEARINGS 1. Appeal of Nonconforming Use Determination for 4990 Traffic Way (APL26-0020) Recommendation: Planning Commission adopt Draft Resolution A denying the appeal and upholding staff’s determination that the right to continue the previous non-conforming Outdoor Vehicle and Equipment Storage Use at 4990 Traffic Way (APN 028-102-002) has expired per the Atascadero Municipal Code Chapter 9-7. Chairperson Anderson declared a conflict of interest as he owns a property within 500 ft of the subject property and left the dais at 7:04 pm. DISCLOSURE OF EX PARTE COMMUNICATIONS Commissioner Jones disclosed he received an email from the appellant as did all the Commissioners. Commissioner Keen disclosed she received an email from an attorney regarding the subject property. Assistant City Attorney provided additional information regarding the email received from the appellant on May 5, 2026 and answered questions from the Commission as did Community Development Director Phil Dunsmore. Commissioners Pennachio, Keen, Jones asked questions of Assistant City Attorney Taylor Foland. Vice Chairperson Pennachio opened the Public Comment period. The following person spoke on this item: Beth Collins, land use attorney, spoke on behalf of the appellant. Commissioners Pennachio, Keen, Jones asked questions of the representative for the appellant. Vice Chairperson Pennachio closed the Public Comment period. Discussion: Commissioner Ferrell, Pennachio, Jones, Keen MOTION BY: Commissioner Keen SECOND BY: Commissioner Heath 1. Adopt Draft Resolution A denying the appeal and upholding staff’s determination that the right to continue the previous non-conforming Outdoor Vehicle and Equipment Storage Use at 4990 Traffic Way (APN Page 6 of 22 5 028-102-002) has expired per the Atascadero Municipal Code Chapter 9- 7. AYES (4): Vice Chairperson Pennachio, Commissioner Ferrell, Commissioner Heath, Commissioner Keen NOES (1): Commissioner Jones ABSTAIN (1): Chairperson Anderson ABSENT (1): Commissioner O'Malley Chairperson Anderson returned to the dais at 8:07 pm. H. COMMISSIONER COMMENTS AND REPORTS None I. DIRECTOR'S REPORT Community Development Director Phil Dunsmore provided an update on current projects and events. J. ADJOURNMENT Chairperson Anderson adjourned the meeting at 8:13 PM MINUTES PREPARED BY: ____________________________ Crystal Horn, Recording Secretary Administrative Assistant APPROVED: Page 7 of 22 CITY OF ATASCADERO PLANNING COMMISSION STAFF REPORT TO: Phil Dunsmore, Community Development Director FROM: Kelly Gleason, Planning Manager PREPARED BY: Will Daniels, Assistant Planner SUBJECT: The Barnyard Preschool RECOMMENDATION: Planning Commission adopt the Draft Resolution approving Conditional Use Permit USE26-0022 to allow a preschool with a parking and a sign design exception at 8935 Amapoa Ave (APN 031- 301-024), based on findings and subject to conditions of approval. DISCUSSION: PROJECT SUMMARY The applicant, The Barnyard Preschool, proposes to reestablish and expand a previous preschool use on a 0.35-acre property zoned Residential Multi-Family (24 units per acre) located at 8935 Amapoa Avenue. The preschool will operate Monday through Friday from 7:30 a.m. to 5:00 p.m. with an anticipated enrollment of 21-24 students and three full-time staff. A total of five parking spaces will be provided on-site, including one guest space, one ADA space, and a drop-off/pick- up area. Site access would be from Amapoa Avenue. BACKGROUND The project site was the former location of the Atascadero Cooperative Preschool, which was established in 1963 and operated as a legal nonconforming use until its closure at the end of 2024. The site includes an existing colony-era home that has been retrofitted to accommodate classroom space, as well as an outdoor storage shed and play structures. Frontage improvements are not present; however, the project does not meet the minimum valuation required to trigger such improvements at this time and Amapoa Avenue is not a designated pedestrian corridor. Because the site was vacant for a period of more than six (6) months, current code requires a Conditional Use Permit to legally establish a preschool at this location. ANALYSIS: The project site is located within the Residential Multifamily Zone (RMF-24), which is generally intended for high-density multifamily residential development but allows for preschools, subject to approval of a Conditional Use Permit. Surrounding uses include a three-unit multifamily property to the north, a single-family home to the east, a four-unit multifamily property to the south, and a multi-tenant commercial office development to the west. The proposed use is not Item: 1 Department: Community Development Date: 05/19/26 Page 8 of 22 05/19/2026 | Item 1 | Staff Report expected to generate a significant increase in traffic, and the City has not received any complaints regarding the site’s previous operation. SITE DESIGN Access will be from Amapoa Avenue and the existing site layout will remain unchanged. No modifications to existing structures are proposed, except those required for ADA compliance. The applicant proposes to retain the existing fencing on the property and a new single tenant freestanding sign. Parking Design Modification The Atascadero Municipal Code (AMC) requires that parking for preschools serving more than 14 students be determined through the Conditional Use Permit (CUP) process. Parking design standards generally require asphalt, concrete, or a similar surface, as well as striping, wheel stops, and landscape screening. Modifications to these standards may be approved by the Planning Commission. The business anticipates three staff vehicles on-site during operating hours. However, the previous preschool has historically operated with an oversized driveway that has functioned as informal parking for guests and employees without significant issues. The applicant is requesting a parking lot design modification to allow the driveway to continue to operate as it did with previous pre-school operation. A total of four off-street parking spaces are identified within the driveway and a student drop-off and pick-up zone is proposed adjacent to the front yard area. All student drop-off and pick-up activities will occur entirely on-site. Due to space constraints, designated guest parking is not provided; however, adequate street parking is available along Amapoa Avenue, and the drop-off area may be used for guest parking when not in active use. The proposed parking configuration within the driveway is expected to adequately serve the use based on employee and operations information provided by the applicant. A condition of approval has been added requiring a staff member to be present during pick-up and drop-off times to facilitate safe and efficient traffic flow. A condition is also included requiring the school to maintain staggered hours of operation for drop off and pick up times, and coordinate with staff and students annually to establish carpool schedules to further reduce the traffic impact along Amapoa. The applicant is also requesting exceptions to standard parking lot design requirements, including surfacing (concrete or asphalt), striping, wheel stops, and landscaping. The request is to retain the existing driveway in its current condition, except for any required ADA improvements. These deviations are intended to preserve the existing functional use of the driveway while accommodating site constraints and the proposed operational model of the preschool. Because the site is already developed, there are limited options to accommodate a full parking lot and, based on previous operations, no significant safety concerns are anticipated. Findings of approval for the modifications are included in the resolution. Page 9 of 22 05/19/2026 | Item 1 | Staff Report Sign Design Exception Signage in residential zones is limited to two square feet and typically allows for small signage associated with a home occupation. The AMC allows for increased sign options within the residential zoning districts through the approval of a CUP. The applicant is proposing a single tenant freestanding sign constructed of wood. The proposed sign is eight (8) square feet in sign area on a 6-foot-tall support structure. The sign will be located in the front setback perpendicular to Amapoa. A condition of approval has been added limiting the size, height, and lighting for the sign to ensure compatibility with the residential nature of surrounding uses. Findings of approval for the exception are included in the resolution. CONCLUSION: • The applicant is proposing a Preschool for up to 24 children at 8935 Amapoa on the site of the former Atascadero Cooperative Preschool. • The project, as conditioned and with approval of code modifications to parking and sign design standards, will comply with all applicable zoning standards and be compatible with existing adjacent uses. ENVIRONMENTAL DETERMINATION: The project qualifies for a Class 1 exemption from the provisions of the California Environmental Quality Act (California Public Resources Code §§ 21000, et seq., “CEQA”) and CEQA Guidelines (Title 14 California Code of Regulations §§ 15000, et seq.) Section 15301, because it meets all required conditions to be considered existing facilities. Page 10 of 22 05/19/2026 | Item 1 | Staff Report ALTERNATIVES: 1. The Planning Commission may include modifications to the project and/or conditions of approval for the project. Any proposed modifications, including conditions of approval, should be clearly re-stated in any vote on any of the attached resolutions. 2. The Planning Commission may determine that more information is needed on some aspect of the project and may refer the item back to the applicant and staff to develop the additional information. The Commission should clearly state the type of information that is required. A motion, and approval of that motion, is required to continue the item to a future date. 3. The Planning Commission may deny the project. The Commission must specify what findings cannot be made, and provide a brief oral statement, based on the Staff Report, oral testimony, site visit, correspondence, or any other rationale introduced and deliberated by the Planning Commission. REVIEWED BY OTHERS: The Project has been reviewed by the Fire, Planning, and Public Works departments. REVIEWED AND APPROVED FOR PLANNING COMMISSION AGENDA Philip Dunsmore, Community Development Director ATTACHMENTS: 1. Draft Resolution Page 11 of 22 05/19/2026 | Item 1 | Attachment 1 ATTACHMENT 1: Draft Resolution USE26-0022 DRAFT RESOLUTION RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ATASCADERO, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT (USE26-0022) TO ESTABLISH A PRESCHOOL FOR UP TO 24 CHILDREN WITH A MODIFICATION TO PARKING STANDARDS AND A SIGN DESIGN EXCEPTION ON APN 031-301-024 THE BARNYARD PRESCHOOL 8935 Amapoa Avenue WHEREAS, an application has been received from The Barnyard Preschool to consider a Conditional Use Permit (USE26-00202) for a preschool at 8935 Amapoa Avenue, Atascadero, CA 93422 (APN 031-301-024); and WHEREAS, the site has a General Plan Designation of High Density Residential (HDR); and WHEREAS, the site is in the Residential Multifamily-24 (24 units per acre) zoning district (RMF-24); and WHEREAS, the application includes a request for a parking standard modification pursuant to Atascadero Municipal Code (AMC) § 9-4.115(h); and WHEREAS, the application includes a request for a sign design exception pursuant to Atascadero Municipal Code (AMC) § 9-15.011; and WHEREAS, the laws and regulations relating to the preparation and public notice of environmental documents, as set forth in the state and local guidelines for implementation of the California Environmental Quality Act (CEQA) have been adhered to; and WHEREAS, a timely and properly noticed Public Hearing upon the subject Conditional Use Permit and Lot Merger application was held by the Planning Commission of the City of Atascadero, at which hearing evidence, oral and documentary, was admitted on behalf of said application; and NOW, THEREFORE the Planning Commission of the City of Atascadero, California, hereby finds, resolves, and determines as follows: Page 12 of 22 05/19/2026 | Item 1 | Attachment 1 SECTION 1. Recitals: The above recitals are true and correct and incorporated herein as if set forth in full. SECTION 2. Public Hearings. The Planning Commission held a duly noticed public hearing to consider the project on May 19, 2026, and considered testimony and reports from staff, the applicants, and the public. SECTION 3. Facts and Findings. The Planning Commission makes the following findings, determinations and approvals with respect to the project approvals: A. Findings for Approval of a Conditional Use Permit 1. FINDING: The proposed project or use is consistent with the General Plan FACT: The project is consistent with the applicable goals and policies of the General Plan. The property has a High-Density Residential land use designation and is zoned Residential Multifamily-24 (24 units per acre). A preschool is compatible with the residential nature of the zone, as it serves residents, is small in scale, and supports the surrounding residential character. The proposed project also advances the City’s objective of ensuring quality educational facilities and services are available to the community, consistent with General Plan Policy 15.9. 2. FINDING: The proposed project or use satisfies all applicable provisions of the Zoning Ordinance FACT: The project as conditioned satisfies all applicable provisions of the Zoning Ordinance. The property is zoned Residential Multifamily-24. preschools are allowed in this zone, subject to approval of a Conditional Use Permit. 3. FINDING: The establishment, and subsequent operation or conduct of the use will not, because of the circumstances and conditions applied in the particular case, be detrimental to the health, safety or welfare of the general public or persons residing or working in the neighborhood of the use, or be detrimental or injurious to property or improvements in the vicinity of the use FACT: The project will not be detrimental to the health, safety, or welfare of the community. The proposed preschool will provide childcare for up to 24 students. The project has been reviewed by the Public Works, Planning, Building, and Fire departments for compliance with applicable building code, fire, and engineering standards. Condition of approval are included to reduce any impacts associated with pick up and drop off activities. 4. FINDING: The proposed project or use will not be inconsistent with the character of the immediate neighborhood or contrary to its orderly development FACT: The project is consistent character of the immediate neighborhood and aligned with its orderly development. The project site is located along Amapoa Page 13 of 22 05/19/2026 | Item 1 | Attachment 1 Avenue which has residential on the East side of the street and commercial uses on the West side of the street. The project site was originally developed as a single- family residence and retains that character while acting in its new capacity. The design and operation, with conditions incorporated, allows for maximum compatibility and reduction of conflicts with adjacent residential uses. 5. FINDING: The proposed use or project will not generate a volume of traffic beyond the safe capacity of all roads providing access to the project, either existing or to be improved in conjunction with the project, or beyond the normal traffic volume of the surrounding neighborhood that would result from full development in accordance with the land use element FACT: The proposed project and use is consistent with the traffic projections and road improvements anticipated within the General Plan. A preschool operated on this property from 1963 to 2024 at this site and the City did not receive any substantial complaints or concerns about traffic. Traffic is expected to be spread out during drop-off and pick-up times. Conditions are included to develop and maintain a carpool and staggered pick up and drop off plan to ensure availability of site access. 6. FINDING: The proposed project is in compliance with any pertinent City policy or criteria adopted by ordinance or resolution of the City Council. FACT: The project, as conditioned, is consistent with the General Plan and municipal code. B. Findings for Parking Standards Modification 7. FINDING: The characteristics of a use or its immediate vicinity do not necessitate the type of design, or improvements required by the Atascadero Municipal Code FACT: The existing driveway parking will adequately accommodate all parking needs generated by the proposed use. Requested modifications to parking standards include waiving requirements for landscaping, striping, wheel stops, and paved surfacing. The site is physically constrained, and the nature of the use does not necessitate redesigning the site to fully conform to Municipal Code parking standards. The Public Works Department reviewed the site plan and identified no circulation conflicts. Surrounding land uses are primarily residential and do not require the level of parking lot design typically contemplated by the AMC. The existing driveway configuration is consistent with the established pattern of development in the area. Additionally, the former Atascadero Cooperative Preschool operated on the site with a similar number of students and was adequately served by the existing parking layout and configuration. Page 14 of 22 05/19/2026 | Item 1 | Attachment 1 C. Findings for Sign Design Exceptions 8. FINDING: The sign is consistent with the intent of the Atascadero Municipal Code as set in Section 9-15.002. FACT: The sign, as conditioned, is compatible with the surrounding uses. The sign is designed to be not a nuisance or obnoxious for the neighborhood with conditions that limit size, height, and lighting. Sight distance will not be impeded. 9. FINDING: The opportunity to combine signs for more than one use on a single sign structure has been considered FACT: There is only one use on the property so there is no opportunity to combine signs for more than one use on the sign structure. 10. FINDING: The proposed signage is in conformance with all other applicable codes and ordinances of the City, including but not limited to, the Zoning Ordinance, General Plan, and its several elements, and the appearance review guidelines. FACT: The sign is compatible with the Zoning Ordinance, General Plan, and appearance review guidelines because it is compatible with the surrounding land uses and meets all of the applicable requirements. SECTION 4. CEQA. The project is Categorically Exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15301 (Existing Facilities) in accordance with the attached Notice of Exemption. SECTION 5. Approval. The Planning Commission of the City of Atascadero, in a regular session assembled on May 19, 2026, resolved to approve the Project consistent with the following: 1. EXHIBIT A: Conditions of Approval 2. EXHIBIT B: Site Plan 3. EXHIBIT C: Sign Design Page 15 of 22 05/19/2026 | Item 1 | Attachment 1 On motion by Commissioner _____________ and seconded by Commissioner ___________, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: ( ) NOES: ( ) ABSTAIN: ( ) ABSENT: ( ) ADOPTED: CITY OF ATASCADERO, CA ______________________________ Jason Anderson Planning Commission Chairperson Attest: ______________________________ Philip Dunsmore Planning Commission Secretary Page 16 of 22 05/19/2026 | Item 1 | Attachment 1 Exhibit A: Conditions of Approval USE26-0022 Conditions of Approval USE26-0022 Preschool 8935 Amapoa APN 031-301-024 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney PLANNING DIVISION 1. This approval is for a Conditional Use Permit (USE26-0022) to allow a preschool for up to 24 children with a modification to parking standards and a sign design exception at 8935 Amapoa (APN 031-301-024), as depicted and described on the attached exhibits. The approval of these entitlements project runs with the land, regardless of the owner. Ongoing PS 2. The approval of this entitlement shall become final and effective for the purposes of issuing building permits fourteen (14) days after the Planning Commission hearing unless an appeal is made in accordance with the Atascadero Municipal Code. Ongoing PS 3. In accordance with Atascadero Municipal Code section 9-8.105, any violation of any of the conditions of approval may be cause for revocation of this entitlement and subject the applicant and/or future property owners to the penalties set for in the Atascadero Municipal Code, as well as any other available legal remedies. Ongoing Ongoing 4. The Community Development Department shall have the authority to approve the following minor changes to the project that (1) modify the site plan project by less than 10%, and/or (2) result in a superior site design or appearance. BP PS, CE 5. Approval of these entitlements shall be valid for two years (24) months after the effective date. At the end of the period, the approval shall expire and become null and void unless building permits have been issued for the project or the project has received a time extension consistent with the Atascadero Municipal Code. BP PS 6. The applicant shall defend, indemnify, and hold harmless the City of Atascadero and its agents, officers, and employees against any claim or action brought to challenge an approval by the City, or any of its entities, concerning this conditional use permit. Ongoing PS 7. All fencing areas are to comply with licensing standards. The existing fencing may remain. Should fencing be replaced over time, all new fencing shall comply with Municipal Code standards. This does not apply to minor fencing repairs. BP / Ongoing PS 8. One freestanding sign shall be permitted on-site consistent with EXHIBIT C. The sign shall be located in the front yard area and shall not exceed eight square feet in area and six (6) feet in height. Illumination, if provided, shall be limited to low-intensity, downward-directed lighting, and shall not create glare or spillover onto adjacent properties. Any future modifications to the size, height, location, or lighting of the sign shall require review and approval by the Community Development Department. A permit shall be obtained for the sign. The sign shall be located in a manner that does not obscure necessary sight distance for people using of the driveway. BP PS 9. All vehicle parking must occur in parking areas designated on the site plan shown in EXHIBIT B. Ongoing PS/ BS Page 17 of 22 05/19/2026 | Item 1 | Attachment 1 Conditions of Approval USE26-0022 Preschool 8935 Amapoa APN 031-301-024 Timing BL: Business License GP: Grading Permit BP: Building Permit FI: Final Inspection TO: Temporary Occupancy FO: Final Occupancy Responsibility /Monitoring PS: Planning Services BS: Building Services FD: Fire Department PD: Police Department CE: City Engineer WW: Wastewater CA: City Attorney 10. No modifications to the exterior of the historic Colony Era home are allowed without permits, even if the modification is permit exempt under the provisions of the California Building Code. Ongoing PS 11. The frontage along Amapoa avenue may not be reserved as parking for the preschool. Ongoing PS 12. To minimize traffic impacts and conflicts along Amapoa avenue, the school administrator shall maintain staggered hours of operation for drop off and pick up times, and shall coordinate with staff and students annually to establish carpool schedules. Ongoing PS 13. A staff member shall be present during pick up and drop off times to monitor traffic and facilitate a smooth flow of traffic Ongoing PS Building Conditions 14. The site shall be improved in compliance with all applicable ADA standards, to the satisfaction of the City Building Official. Improvements shall include, but may not be limited to, accessible parking and accessible paths of travel within the site. BP PS Page 18 of 22 05/19/2026 | Item 1 | Attachment 1 Exhibit B: Proposed Site Plan USE26-0022 Page 19 of 22 05/19/2026 | Item 1 | Attachment 1 Exhibit C: Sign Rendering USE26-0022 Page 20 of 22 CITY OF ATASCADERO NOTICE OF EXEMPTION 6500 Palma Avenue Atascadero, CA 93422 805.461.5000 Date Received Stamp TO: Clerk-Recorder Office County of San Luis Obispo 1055 Monterey Street Suite D120 San Luis Obispo, CA 93408 Office of Land Use and Climate Innovation P.O. Box 3044, Room 113 Sacramento, CA 95812-3044 FROM: City of Atascadero Community Development Department 6500 Palma Avenue Atascadero, CA 93422 SUBJECT: Filing of Notice of Exemption in Compliance with Sections 15062 and 21152 of the Public Resources Code Project Title: USE26-0022, The Barnyard Preschool Project Applicant: The Barnyard Preschool LLC, 6500 Palma Ave, Atascadero, CA 93422; planning@atascadero.org; (805) 461-5000 Project Location: 8935 Amapoa Avenue, Atascadero, CA 93422 (APN 031-301-024) Project Description: Conditional Use Permit to reestablish a preschool on a 0.35- acre property zoned Residential Multi-Family (24-units per acre) located at 8935 Amapoa Avenue (APN 031-301-024). The project includes existing preschool facilities. No new structures are proposed for this project. Five parking spaces, and associated ADA improvements are proposed. Site access is proposed from Amapoa. Name of Public Agency Approving Project: City of Atascadero Name of Person or Agency Carrying Out Project: Brett Hildebrand Exempt Status: Ministerial (Sec. 15268); General Rule Exemption (Sec. 15061. c); Declared Emergency (Sec. 15269(a)); Categorically Exempt (Sec. 15301 - 15333); Emergency Project (Sec. 15269(b)(c)); Statutory Exemption (Sec. 15261 - 15285) Page 21 of 22 CITY OF ATASCADERO NOTICE OF EXEMPTION Page 2 of 2 Page 2 of 2 Reasons why the project is exempt: The project is exempt from environmental review pursuant to CEQA Guidelines Sections 15301 (Existing Facilities). The proposed project will re-establish a preschool use on a site historically used a preschool. Site improvements are limited to fencing and the development of an ADA accessible parking area. The project does not involve the removal of healthy, mature, or scenic trees and will not result in any significant alteration of land or topography. No new utilities are proposed, and no permanent foundations or new permanent structures will be constructed as part of the project. The project site is located within an urbanized area and is surrounded by existing residential and commercial development. There are no sensitive environmental resources, scenic, or unusual circumstances associated with the property. The project will not cause a substantial adverse change in the significance of the historic Colony-era home resource. The site is not identified on any list of hazardous waste sites compiled pursuant to Government Code Section 65962.5. The project will not contribute to cumulative impacts associated with successive projects. Lead Agency Contact Person: Will Daniels, Assistant Planner (805) 470-3160 wdaniels@atascadero.org Date Exemption Accepted: 05/19/2026 _________________________ 05/19/2026 Page 22 of 22