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HomeMy WebLinkAboutPC Resolution 2026-0003PC RESOLUTION 2026-0003 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 (USE26-0022) 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: SECTION 1. Recitals: The above recitals are true and correct and incorporated herein as if set forth in full. Docusign Envelope ID: 604B973C-0199-8D9B-806A-E0DBAEF96D9A 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 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 Docusign Envelope ID: 604B973C-0199-8D9B-806A-E0DBAEF96D9A 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. Docusign Envelope ID: 604B973C-0199-8D9B-806A-E0DBAEF96D9A 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 Docusign Envelope ID: 604B973C-0199-8D9B-806A-E0DBAEF96D9A On motion by Commissioner Keen and seconded by Commissioner Ferrell, the foregoing resolution is hereby adopted in its entirety by the following roll call vote: AYES: Keen, Ferrell, Anderson, Heath ( 4 ) NOES: ( 0 ) ABSTAIN: Pennachio ( 1 ) ABSENT: Jones, O’Malley ( 2 ) ADOPTED: May 19, 2026 CITY OF ATASCADERO, CA ______________________________ Jason Anderson Planning Commission Chairperson Attest: ______________________________ Philip Dunsmore Planning Commission Secretary Docusign Envelope ID: 604B973C-0199-8D9B-806A-E0DBAEF96D9A