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HomeMy WebLinkAboutMP 178G; Pacific Ridge School Expansion; Master Plan (MP)The City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: February 4, 2009 Application complete date: October 23, 2008 Project Planner: Barbara Kennedy Project Engineer: Tecla Levy SUBJECT: MP 178(G)/CUP 06-1 If A) - PACIFIC RIDGE SCHOOL EXPANSION - Request for adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and a request for approval of a minor Master Plan Amendment to allow the shared use of private school facilities to satisfy the remaining Community Facilities requirement for the Bressi Ranch Master Plan and an amendment to the Conditional Use Permit for the Pacific Ridge School for a phased Campus Master Plan that includes development of a permanent high school building, gymnasium, and athletic field; the temporary use of modular and mobile buildings; and a proposed Community Facility Plan for property located within Planning Area 13 of the Bressi Ranch Master Plan and generally located north of Greenhaven Drive, south of Bressi Ranch Way, east of Open Space Area 3 and west of El Fuerte Street in Local Facilities Management Zone 17. I.RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6530 ADOPTING the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and ADOPT Planning Commission Resolutions No. 6531 and 6532 APPROVING Master Plan Amendment MP 178(G); and Conditional Use Permit Amendment CUP 06-11 (A), based on the findings and subject to the conditions contained therein. II.INTRODUCTION Pacific Ridge School is an independent, private secondary school (grades 7 through 12) located at 6269 El Fuerte Street. The school opened initially in 2007 with 7th and 9th grade classes, beginning with 76 students and 20 employee positions. Current enrollment is 224 students with 51 employee positions. The existing campus includes 23,760 square feet (s.f.) of temporary modular buildings used for classrooms and administration, athletic facilities, parking lots, and associated landscaping, and other outdoor school amenities. The proposed school expansion would allow for permanent school facilities on a 12.8 acre site with a maximum enrollment of 540 students and 70 employee positions. The project application includes a request for Planning Commission approval of a minor Master Plan Amendment to allow a shared use of private school facilities to satisfy the remaining Community Facilities (CF) requirement of the Bressi Ranch Master Plan (BRMP) and an amendment to the Conditional Use Permit (CUP) for the Pacific Ridge School to establish a Campus Master Plan which would expand the existing 7.3 acre school site to include the 5.5 acre vacant parcel located south of the existing school. Additionally, the CUP amendment would approve plans for the first two phases of construction including the construction of a permanent o MP 178(G)/CUP 06-11 (A) - PACIFIC RIDGE SCHOOL EXPANSION February 4, 2009 Page 2 high school building, gymnasium, and athletic field; the temporary use of nine roll-on mobile buildings; and the continued use of the four existing modular buildings for 5 years, unless extended by the Planning Commission. The CUP also includes a request for approval of a Community Facilities Plan to allow the shared use of the private school facilities to satisfy the remaining CF requirement of the BRMP. The Community Facilities Plan outlines the school facilities that would be available for shared use (athletic field, classrooms, gymnasium, etc.) and identifies the user groups (non-profits, service organizations, youth organizations, etc.) that would likely benefit from the shared use of the facilities. The subject site is identified as Planning Area (PA) 13 of the BRMP. A Program Environmental Impact Report (EIR 98-04) was prepared for the BRMP, but the development proposal was found to have potentially significant impacts that were not identified in the Program EIR. A Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program have been prepared for the project, and incorporation of the recommended mitigation measures will reduce the impacts to a less than significant level. As designed and conditioned, the project is in conformance with all City Standards and staff is recommending approval of the project. III. PROJECT DESCRIPTION AND BACKGROUND Background On July 9, 2002 the City Council certified the Final Program EIR (EIR 98-04) for the BRMP and approved the Master Plan, a Master Tentative Tract Map and related applications for Bressi Ranch. The BRMP established the permitted uses, development standards, and design criteria for each planning area as well as the development review process to be utilized for each planning area. The BRMP requires a total of 5.09 acres of CF uses, including a child day care center of any size, to be provided in either or both PA 13 and 15. Planning Area 13 comprises 13.6 acres, including the existing RV storage facility of approximately 0.8 acres, and is designated for Community Facility and/or Private School land uses. Planning Area 15 is designated as a combination district that includes Community Facilities, Residential High Density, and Local Commercial land uses for development of a mixed use center to serve the entire BRMP. On January 3, 2007, the Planning Commission approved CUP 06-11 to allow the development and operation of the Pacific Ridge School on 7.3 acres within PA 13. Additionally, on August 15, 2007, the Planning Commission approved the Boy's and Girl's Club (CUP 06-08) in PA 15. The Boy's and Girl's Club is a qualifying child day care center and CF use which comprises approximately 1.7 acres. At that time, it was anticipated that the remaining 5.5 acres south of the school, which is owned by the Church of Jesus Christ of Latter Day Saints (LDS), would be developed with a church use to satisfy the remaining 3.39 acre CF requirement for the Master Plan. The applicant, Pacific Ridge School, is in escrow with LDS to purchase the 5.5 acres located south of the existing school. The development proposal consists of a Campus Master Plan which includes expansion of the Pacific Ridge School onto the vacant LDS property and construction of permanent facilities including a high school, gymnasium, and athletic field, temporary use of nine new roll-on mobile buildings, and the continued use of the four existing modular buildings. In order to satisfy the remaining CF requirement of the BRMP, the applicant is requesting approval of a minor Master Plan Amendment to allow the shared use of the private school MP 178(G)/CUP 06-11(A) - PACIFIC RIDGE SCHOOL EXPANSION February 4, 2009 Page 3 facilities to satisfy the CF requirement. A complete description of the development proposal and Community Facility Plan is included in the following sections of the staff report. Existing School Facilities Pacific Ridge School opened initially in Academic Year (AY) 2007/2008 with 76 students in 7th and 9th grade classes and 20 employee positions. In AY 2008/2009, enrollment increased to 224 students in 7th through 10th grade classes with 51 employee positions. Currently, the school consists of four modular buildings containing classrooms and administration uses (23,760 sf), a 3,000 s.f. covered courtyard/dining area, a 60,000 s.f. soccer/lacrosse field, tennis court and basketball/volleyball court with full-court sunshade, student garden area, 97-space parking lot, and associated landscape and site improvements. CUP 06-11 approved the use of the temporary modular buildings for a period of five years, until January 3, 2012. The use of the temporary buildings may be extended in five-year increments, subject to approval by the Planning Commission. The campus is used Monday through Friday between the hours of 8:00 a.m. and 3:30 p.m. for instructional activities and until dusk for extracurricular activities (including athletics). Extracurricular activities occur on campus regularly on Saturdays (e.g. athletic practice) generally between the hours of 8:00 a.m. and 6:00 p.m., and occasionally on Sundays generally between the hours of 8:00 a.m. and 6:00 p.m. Occasional evening events occur Monday through Sunday until 11:00 p.m. (e.g., plays, graduation, dances, etc.). The school was conditioned to operate during the days and hours described above, with a maximum school enrollment of 480 students, unless permanent school facilities which provide additional parking are approved by the Planning Commission through an amendment to CUP 06-11. Project Description Minor Master Plan Amendment - MP 178(G) The minor Master Plan Amendment provides the mechanism to authorize the modification to the Bressi Ranch Master Plan requested by the applicant. MP 178(G) proposes to allow the remaining Community Facility requirements to be satisfied through the shared use of private school facilities if required minimum acreage and typical hours of availability are met, subject to review and approval of a CUP by the Planning Commission. The proposed change does not remove the requirement that a child day care center be provided within Bressi Ranch, and the Boy's and Girl's Club in PA 15 will satisfy the child day care requirement. The applicant's proposal for shared facility use is summarized on page 5 of the staff report and the Pacific Ridge Community Facility Plan is included as Attachment 10 of the staff report. Pacific Ridge School Expansion - CUP 06-11 (A) The 12.8 acre site for the Pacific Ridge School is bordered by RV parking to the north, steep slopes and open space to the west, residential development to the south, and El Fuerte Street to the east. Pacific Ridge School is currently located on the northern 7.3 acres of the site. The school is in the process of acquiring the 5.5 acre parcel immediately south of the school. The southern parcel was previously graded with the Bressi Ranch Master Tentative Map and is currently vacant. MP 178(G)/CUP 06-11 (A) - PACIFIC RIDGE SCHOOL EXPANSION February 4, 2009 Page 4 Vehicular access to the site is via two access points on El Fuerte near the north and south ends of the site. Emergency access is provided via the private driveway that extends southward through PA 13 to Palmetto Drive in PA 12 of Bressi Ranch. The emergency access is gated for Fire Department vehicles only, but maintains a pedestrian connection between PA 13 and PA 12. Sidewalks are located along the driveway for pedestrian travel. The areas of the site proposed for development are relatively level. Previously graded and landscaped slopes are located on the east and south sides of the site, resulting in a grade differential of approximately 16 to 30 feet along the east side of the site (north to south, respectively along El Fuerte Street) and an approximately 23 foot tall slope (as measured from the existing pad grade) down to the residential development located south of the site. Grading for the proposed development would result in approximately 31,000 cubic yards (cy) of cut, 24,000 cy of fill, and 7,000 cy of export. Cut and fill depths of 5 feet or less are needed to achieve a level area for the athletic field (south end of site), grading for the building pads, and some grading into the HOA maintained landscaped slope on the west side of the site. Grading would not encroach into the open space preserve area on the west. The development proposal includes a request for approval of the conceptual Campus Master Plan, the Phase I Temporary Plan, and the Phase II Expansion Plan. Plans for development of the remaining areas of the Campus Master Plan would require subsequent approval by the Planning Commission through an amendment to CUP 06-11 (A). Additionally, the applicant is requesting approval of a Community Facility Plan which would allow the shared use of the private school facilities to satisfy the remaining CF requirement of the BRMP. Campus Master Plan: The Campus Master Plan is a conceptual plan, shown on Attachment 11 (4 sheets) of the staff report, which illustrates the existing campus conditions, the first two phases of development, and a conceptual plan for the build-out of the permanent campus facilities. The campus expansion will ultimately include construction of a new high school building, gymnasium, administration building, middle school building, multi-purpose building, arts/theater building, and a new athletic field in the southern portion of the site. Other associated site amenities include two lunch pavilions in the northwest portion of the site and associated improvements such as driveways, parking areas, concrete flatwork, underground utilities, and landscaping. The Campus Master Plan is used to evaluate the adequacy of the site for the future phases, with a maximum student population of 540 students, comprised of 180 middle school students (33.3%) and 360 high school students (66.4%) together with 70 employee positions. The projected employee levels represent all positions that will be needed (e.g., head of school, teachers, human resources staff, school nurse, custodians, etc.). The four existing modular buildings would continue to be actively utilized until the final construction phases are completed, which is anticipated to be 2022. The future construction phases include a 15,636 s.f. administration building, a 17,680 s.f. middle school, a 13,534 s.f. multi-purpose building, and a 13,671 s.f. theater/arts building. Although the exact timing of the final construction phases has not been determined, the anticipated completion date for all facilities is 2022. The adequacy of the site for future development is discussed in detail in the Analysis section of the staff report. Phase I Temporary Plan (AY 2009/2010): The Phase I plan includes maintaining the four existing modular buildings, relocating the existing athletic field at the north end of the site to the MP 178(G)/CUP 06-11(A) - PACIFIC RIDGE SCHOOL EXPANSION February 4, 2009 Page 5 southern portion of the site, and providing nine new temporary mobile buildings (approximately 12,960 sf) The new mobile buildings would provide temporary space for increased student enrollment (from 224 to 330 students) and for the existing 51 employees while construction of the permanent high school building is in progress. In order to improve the site circulation and student drop off/pick up operations, this phase would include re-striping the circulation aisles and modifying the southerly access point to an exit only driveway. The existing 97-space parking lot is adequate to support a school enrollment of 480 students and 63 employee positions. The temporary mobile buildings would be surrounded by temporary landscaping consisting of foundation shrubs and groundcovers together with boxed trees that would eventually be transplanted to other areas of the campus. The developer anticipates that the nine temporary roll-on mobile buildings would be needed for approximately 12 months during construction of the high school. Phase I also includes the permanent relocation of the athletic field to the southern end of the site. The synthetic turf field is approximately 180 feet wide x 330 feet long. A terraced retaining wall (lower wall: 4.3 feet max, upper wall: 4.6 feet max.) would be constructed along portions of the south and east sides of the field. To mitigate potential noise impacts from the field, a 6-foot high plexiglass noise wall would be located along the south end of the field/pad and would extend approximately 185 feet northward from the southeast corner of the field. No lighting is proposed for the athletic field, other than security lighting, and an amendment to the CUP would be required if field lighting was ever proposed in the future. Shrubs and trees will be added to the exiting slope planting on the downhill perimeter slopes to aid in screening. Additionally, street trees and turf will be planted within the parkways at the terminus of Palmetto Drive. Phase II Expansion Plan (AY 2009/2010 to AY 2011/2012): The Phase II plan includes construction of a 33,756 s.f., two-story high school building which would begin in AY 2009/2010. It is anticipated that approximately 22,900 s.f. would be placed into service in 2010, with the balance of the building to be ready for service in AY 2010/2011. Additionally, plans for a 28,087 s.f. gymnasium are included, subject to the availability of funding sources. Surface parking would be expanded from 97 to 105 spaces with construction of the gymnasium. The four existing modular buildings will remain actively utilized, housing the middle school, resource center, and art, music and athletic programs on an interim basis. The high school is designed as a modern, angular-shaped structure with both flat-roof and standing-seam metal butterfly roof elements. The building materials include an earth-toned combination of metal, plaster, concrete, glass and wood. The building features exterior walkways, trellis structures, clerestory windows, roll-up glass doors, store-front type glazing, and sun-control shades. The architectural design of the gymnasium complements the high school through the use of similar building materials and roof types, and features 28-foot high, curved, vine-covered walls that frame the main entrance to the gymnasium. The nine temporary roll-on mobile buildings would be demounted and removed in AY 2010/2011, concurrent with the partial occupancy of the high school building. At this time, the student enrollment is projected to increase from 330 to 435 students with 60 employees. Associated site improvements include the development of student-oriented space for student recreation south of the high school building, permanent landscaping, and an expansion of the surface parking spaces from 105 to 128 spaces. Full occupancy of the high school building is expected to occur in AY 2011/2012 with a projected student population increase from 435 to 480 students and 63 employee positions. MP 178(G)/CUP 06-11(A) - PACIFIC RIDGE SCHOOL EXPANSION February 4, 2009 Page 6 Community Facility Plan: In order to meet the remaining community facility requirements of the Master Plan, Pacific Ridge School is proposing to allow shared use of their facilities by charitable service organizations; civic associations; non-profit business, civic, or professional clubs; non-commercial social clubs; and youth organizations including YMCA, Girl/Boy Scouts, and youth camps. An on-staff facilities coordinator would administer the uses and serve as the link between the community and the school. Typical duties would include scheduling; ensuring physical, contractual and insurance arrangements are in place; setting a cost recovery fee schedule; promoting the use of the facilities; and preparing a Quarterly Community Facilities Use Monitoring Report. The Community Facility uses would be available either during school breaks (particularly the summer break) or during the weekday evening hours when school is not in session. A description of the facilities and times of use are outlined below in Table 1. TABLE 1 - PACIFIC RIDGE SCHOOL COMMUNITY FACILITY PLAN Facility Athletic Field Classrooms/ Meeting Rooms Gymnasium (Icon) Arts Building Outdoor Space Parking Description Full-size, regulation soccer and lacrosse field Rooms of varying sizes and configurations outfitted for meetings, discussions, gatherings Basketball and volleyball courts Separate theater and dance studio Practice field, town square, dining pavilions 97 to 128 on-site parking spaces Typical Availability Sept. - May (Sunday) 8 am-Sunset June - August (all days) 8 am - Sunset All year M-F 6pm- 10pm Sept. - May (Sunday) 8 am-Sunset June - August (all days) 8 am - Sunset All year M-F 6 pm- 1 0 pm Sept. - May (Sunday) 8 am-Sunset June - August (all days) 8 am - Sunset With above noted uses IV. ANALYSIS The project is subject to the following plans, ordinances, and standards: A. Community Facilities/Private School (CF/P) General Plan Land Use designation; B. Bressi Ranch Master Plan (MP-178); C. Carlsbad Municipal Code, Title 21 (Zoning Ordinance) including: 1. Chapter 21.25 (Community Facilities Zone) 2. Chapter 21.44 (Parking) D. Conditional Use Permits (Chapter 21.42) E. Growth Management: Zone 17 Local Facilities Management Plan. The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of these regulations/policies utilizing both text and tables. MP 178(G)/CUP 06-11 (A) - PACIFIC RIDGE SCHOOL EXPANSION February 4, 2009 Page 7 A.General Plan Through the Master Plan process, a General Plan Land Use designation of Community Facilities and Private School (CF/P) was applied to Planning Area 13. The CF designation allows for a variety of uses such as child care providers, places of worship, senior citizen organizations, and other community-serving activities that are not traditional residential, industrial or commercial land uses. Large development areas including Master Plans are required to set aside land for Community Facility uses. The P designation allows for the development of private schools. The Bressi Ranch Master Plan was found to comply with the applicable General Plan Goals, Objectives and Policies. This project is in conformance with the Master Plan and therefore is also in compliance with the General Plan. The project complies with the Elements of the General Plan as outlined in Table 2 below. TABLE 2 - GENERAL PLAN COMPLIANCE Element Goal, Objective, Policy Project Consistency Land Use Provide for a sufficient diversity of land uses so that schools, parks and recreation areas, churches and neighborhood shopping centers are available in close proximity to each resident of the City. The project use would provide additional educational opportunities for Carlsbad residents together with a shared used of the school facilities as outlined in the Community Facility Plan. The project site is well situated to serve the residents of Bressi Ranch, Villages of La Costa Greens, and other nearby residential neighborhoods. Land Use Require new and, as appropriate, existing master plan developments and residential specific plan developments to provide land for a child daycare use and other community facilities uses. The private school is an allowed land use and the proposed Community Facility Plan will provide a unique opportunity for the surrounding residents to have a shared use of the school facilities. The proposed Community Facility Plan provides a variety of typical community facility uses that will be used to satisfy the remaining CF requirements of the Bressi Ranch Master Plan. Circulation Require new development to construct roadway improvements needed to serve the proposed development. All necessary public streets serving the Bressi Ranch Master Plan have been constructed by the master developer. MP 178(G)/CUP 06-11(A) - PACIFIC RIDGE SCHOOL EXPANSION February 4, 2009 PageS TABLE 2 - GENERAL PLAN COMPLIANCE CONTINUED Element Goal, Objective, Policy Project Consistency Noise Review all development proposals, both public and private, for consistency with the policies of this element. The project is consistent with this element and the Carlsbad Noise Manual in that noise mitigation will be required for future buildings located near El Fuerte Street and a noise wall will be located on the south and east sides of the athletic field to insure that the adjacent residences are not impacted by noise from athletic activities. Public Safety Review new development proposals to consider emergency access, fire hydrant locations, fire flow requirements, and wildland fire hazards. The development includes multiple access points for emergency access, fire hydrant and flow requirements have been met, and the surrounding open space area provides the required Fire Protection Zone buffers. B. Minor Master Plan Amendment - MP 178(G) The Minor Master Plan Amendment process allows the Planning Commission to authorize modifications to the Bressi Ranch Master Plan. According to the Development Review Process established in Chapter VI of the Master Plan, a minor amendment may not change the density of a planning area, the boundary of the subject property, involve the addition of a new land use, or authorize a rearrangement of uses within the Master Plan. The proposed amendment would add a new sentence to Section III.E.2 of the BRMP as follows: Community Facility requirements may be satisfied through shared facility use of private school facilities if required minimum acreage and typical hours of availability are met, subject to review and approval of a Conditional Use Permit by the Planning Commission. This change proposed by MP 178(G) would allow the remainder of PA 13 to be developed with the proposed expansion of the Pacific Ridge School, subject to the Planning Commission's approval of the CUP amendment for the Campus Master Plan and for the proposed Community Facility Plan. The applicant is required to demonstrate that the shared use of the private school would provide a similar acreage and similar hours of use as that of a comparable community facility use. MP 178(G) is consistent with Chapter VI of the Bressi Ranch Master Plan in that it does not change the density of the planning area, the boundaries of the property, or introduce a new land use. Land use is determined by Chapter III, and MP 178(G) does not involve the rearrangement of land uses in the Master Plan. The proposed revision is included as Exhibit "MP 178(G)" to Resolution 6531. MP 178(G)/CUP 06-11(A) - PACIFIC RIDGE SCHOOL EXPANSION February 4, 2009 Page 9 C. Bressi Ranch Master Plan (MP 178) and Zoning Ordinance By adopting the Bressi Ranch Master Plan, the City Council established zoning and development standards for all property within the scope of the Master Plan. The development proposal is subject to the Bressi Ranch Master Plan zoning, development standards and development guidelines. The project site is located within PA 13 of the Bressi Ranch Master Plan. The Master Plan anticipated possible uses for the site to include a private school, RV storage, a church, or other Community Facilities type uses. The Master Plan established a zoning designation of Community Facilities (C-F) for PA 13 and applicable development standards. The project's compliance with these standards is analyzed in Table 3 below. TABLE 3 - BRESSI RANCH MASTER PLAN REQUIREMENTS Standard Uses Allowed Uses Allowed Street Setback Interior Side & Rear Yards Building Separation Lot Size Required Private School with approval of a CUP Temporary re-locatable buildings with approval of a CUP 30' from El Fuerte Street 10' from interior property lines 10' separation One acre minimum Provided Project complies with the requirements for a CUP Applicant proposes to use nine temporary roll-on mobile buildings until occupancy of the HS building, and to continue the use of the four temporary modular buildings until build-out of the Campus Master Plan. From El Fuerte Street: Mobile Bldgs: 220' or greater HS Building: 148' or greater Gymnasium: 106' or greater Mobile Bldgs: 50' or greater HS Building: 31.5' or greater Gymnasium: 13.5' or greater Mobile Bldgs: 10' or greater HS Building: N/A Gymnasium: 37' or greater 12.8 acres In addition to the requirements of the Bressi Ranch Master Plan, the project must also comply with the following standards of the City of Carlsbad Zoning Ordinance as shown in Table 4. MP 178(G)/CUP 06-11 (A) - PACIFIC RIDGE SCHOOL EXPANSION February 4, 2009 Page 10 TABLE 4 - ZONING REQUIREMENTS Standard Required Provided Building Height 35' maximum with a greater than 3:12 roof pitch; 24' maximum with less than 3:12 roof pitch Building projections are allowed pursuant to CMC Section 21.46.020 Mobile Bldgs: 16' HS Building: 35724' to the flat roof portion of building. Gymnasium: 35724' to the flat roof portion of building. Flume stacks, elevator towers, and parapets are allowable projections above the height limit. Parking Adequate loading and un- loading area The parking and circulation system provide adequate space queuing and drop-off and is conditioned to be re-striped according to the recommenda- tions in the traffic analysis update letter. CUP 06-11 allows up to: 1 per staff member 1/IOHS students (70% of students) 63 staff members = 63 spaces 480 students 70% =336 students = 34 spaces Total spaces req'd - 97 spaces 97 spaces provided Phase I Temporary Plan AY 2009/2010 51 staff members =51 spaces 330 students 70% =231 students = 24 spaces Total spaces req'd = 75 spaces 97 spaces provided Phase II Expansion Plan (Partial occupancy of HS) AY 2010/2011 60 staff members = 60 spaces 435 students 70% =305 students = 31 spaces Total spaces req'd = 91 spaces 105 spaces provided Phase II Expansion Plan (Full occupancy of HS) AY 2011/2012 63 staff members = 63 spaces 480 students 70% =336 students = 34 spaces Total spaces req'd = 97 spaces 128 spaces provided Campus Master Plan Build-Out Est: Ay 2022/2023 70 staff members = 70 spaces 540 students 70% =378 students = 38 spaces Total spaces req'd =108 spaces 128 spaces provided MP 178(G)/CUP 06-11(A) - PACIFIC RIDGE SCHOOL EXPANSION February 4, 2009 Page 11 Parking The Parking Chapter of the Zoning Ordinance requires elementary schools to provide parking at a ratio of one space per employee, and high schools to provide one space per employee plus one space per ten students. The calculation for parking demand assumes that 70 percent of the enrollment will be high school students. Currently the school provides adequate parking (97 spaces) to accommodate school activities and growth through full occupancy of the high school building, allowing for up to 480 students and 63 school employees. The development proposal would provide 8 additional parking spaces near the gymnasium with the completion of the Phase I Temporary Plan in AY 2009/2010, and 23 additional spaces would be provided upon completion of the Phase II Expansion Plan for the high school in AY 2011/2012. The existing conditions of approval set the enrollment cap at 480 students. The Campus Master Plan indicates that at build-out, the enrollment will increase to a maximum of 540 students and 70 staff members. Parking and traffic circulation for the Master Plan has been designed to accommodate these build-out projections. However, the project is conditioned to limit the enrollment associated with the Phase II construction to 480 students to insure that any additional increase in enrollment is associated with the construction of additional permanent facilities. Any future increase in enrollment or construction of additional buildings would be processed as a major Amendment to CUP 06-11 (A), subject to review and approval by the Planning Commission. In addition to the required number of parking spaces, the Parking Chapter of the Zoning Ordinance requires adequate space for loading and un-loading. The Traffic Analysis Update Letter, RBF Consulting, dated September 19, 2008, provides a complete assessment of the future queuing, parking and traffic operations for the build-out of the Campus Master Plan. In accordance with the recommendations in the Traffic Analysis Update Letter, the project has been conditioned to modify the on-site circulation by converting the south school driveway to an exit only driveway (one left-turn lane and one right-turn lane), and to provide one-way pavement arrows along the west aisle drop-off/pick-up zone to reinforce the one-way southbound circulation route through campus. It is anticipated that a future maximum queue length for 35 vehicles (875 feet) would be needed for build-out of the Campus Master Plan. Currently, 575 feet of the on-site campus road is used for queuing during the peak drop-off and pick-up times. The Fire Department has approved the use of an additional 345 feet of the on-site campus road south of the existing campus to be used for queuing if future conditions show that the additional space will be needed. The existing queue zone plus the additional space would result in an available queue length of 920 feet. If queues extend beyond the drop-off/pick-up zones, the additional queue area to the south may be extended or modifications can be made to drop-off/pick-up times for the school buses. The school will monitor the queuing on an on-going basis, with staff review occurring in conjunction with the annual site inspection and review of the CUP. The school also utilizes two buses to transport between 70 and 80 students daily to and from the school. Approximately 35% of the enrolled students ride the busses and the school plans to provide one additional bus per year as enrollment increases, with at least four busses operating upon the full enrollment of 540 students. A small percentage of students (<5%) ride bicycles to school. The Traffic Analysis Update Letter estimates the future parking demand at build-out of the Campus Master Plan will be 113 spaces. Upon the completion of the high school in the MP 178(G)/CUP 06-11(A) - PACIFIC RIDGE SCHOOL EXPANSION February 4, 2009 Page 12 Phase I Expansion Plan, 128 spaces will be provided on site which is adequate to support the school at build-out. Temporary Modular and Mobile Buildings According to the PA 13 Development Standards (Chapter VII of the Bressi Ranch Master Plan), temporary re-locatable buildings may be used by a private school on an interim basis. Chapters 21.25 and 21.42 of the Zoning Ordinance allow mobile buildings in the C-F Zone if they are occupied by a permitted or conditional use, if the occupancy is limited to five years, if they are installed on a non-permanent foundation, if the fa9ades include wood or stucco siding with screening for the chassis, and if they meet all other applicable codes such as building height and setbacks. The four existing modular buildings were approved with CUP 06-11 with a condition to limit the time period that the buildings may be used on-site for five years (until January 3, 2012), unless a time extension is approved by the Planning Commission. The conditions of approval for CUP 06-11 (Attachment 4) approving the modular buildings required the provision of 97 parking spaces and limited the school enrollment to 480 students. The original conditions require the developer to provide a status report no later than summer 2009 detailing the transition plan from the temporary to permanent buildings. A major CUP amendment (as analyzed herein) is required for the permanent facilities and for an increase in student enrollment above 480 students. The nine new mobile buildings are roll-on type buildings. The T-l 11 wood siding facades will be painted to match the existing modular buildings. The chassis will be screened with siding and the buildings are located so that the access ramps do not face the primary entrance driveway. Foundation planting will be located at the base of the mobile buildings together with boxed trees placed on grade. This will allow for the trees to continue growing until they are planted in permanent locations on campus. According to the construction schedule, the school anticipates that the nine temporary roll-on mobile buildings will be needed for approximately 12 months or until AY 2010/2011 when the first phase occupancy for the high school is expected to take place. It is anticipated that the four existing modular buildings will be needed until the final phases of construction are completed in 2022, which could be up to 15 years from the original approval date. Because temporary buildings may only be approved for up to 5-year time increments, staff is recommending an extension of the approval for the four existing modular buildings for 5 years until February 4, 2014; and an approval for the nine new temporary mobile buildings for 2 years with the potential for a 1 -year time extension by the Planning Director. Any further time extensions would require approval by the Planning Commission. The new conditions of approval require the submittal of an updated status report in conjunction with the next extension for CUP 06-11 (A) in February 2014. The status report will detail the progress of the development plans and will be used to evaluate any future requests for an extension of use of the existing modular buildings. D. Conditional Uses A private school is permitted in PA 13 of the Bressi Ranch Master Plan with the approval of a Conditional Use Permit (CUP). The use of temporary buildings is also subject to approval of a MP 178(G)/CUP 06-11 (A) - PACIFIC RIDGE SCHOOL EXPANSION February 4, 2009 Page 13 CUP. The development standards and criteria for approval for the school expansion, Campus Master Plan, and temporary modular and mobile buildings are discussed in the preceding sections. The associated Master Plan Amendment allows for the remaining community facility requirements to be satisfied through shared use of the private school facilities if required minimum acreage and typical hours of availability are met, subject to the Planning Commission's review and approval of the CUP associated with the private school. Pacific Ridge School intends to satisfy the remaining 3.39 acre CF requirement through the shared use of the private school facilities including the athletic field, classrooms/meeting rooms, gymnasium, future arts building, and outdoor space. The Community Facility Plan (Attachment 10) describes the school's vision for the shared use and operation of the facilities, and includes a detailed facility description and typical availability for each facility. Based on this plan, the applicant estimates that Phase I would provide a combined total of approximately 3.61 acres of existing meeting rooms/classrooms, athletic field, and existing parking. With construction of the high school and associated parking, the total would be increased to 4.71 acres. When the gymnasium and parking in Phase II is completed, a total of 5.54 acres would be available for shared community facility uses. The applicant also prepared an estimate of the number of hours that Pacific Ridge School facilities would be available for CF uses. The athletic field and classrooms in Phase I would be available for public use 2,284 hours annually. When the gymnasium in Phase II is completed, it will provide another facility that is available for an additional 1,404 hours annually. The hours of availability do not take into consideration the number of classrooms that will be available. For example, classrooms will be available 20 hours per week (M-F from 6pm - 10 pm). However, the available hours are not multiplied by the number of available rooms. Staff is recommending a condition that requires the Pacific Ridge School to submit a Quarterly Monitoring Report for five (5) years or until February 4, 2014 to ensure that the facilities are being offered and utilized as proposed. The required findings for approval of a conditional use permit and with justification for each are summarized below. 1. That the requested use is necessary or desirable for the development of the community, and is in harmony with the various elements and objectives of the General Plan, including the Bressi Ranch Master Plan. The proposed use is necessary and desirable for the community in that the expansion of the private school will provide additional educational opportunities for the residents of Carlsbad that are currently not available. The proposed Community Facility Plan will provide a unique opportunity for the surrounding residents to have a shared use of the school facilities. The proposed Community Facility Plan provides a variety of typical community facility uses that will be used to satisfy the remaining CF requirements of the Bressi Ranch Master Plan. The project furthers the goals of the General Plan and Bressi Ranch Master Plan by providing a land use that helps create a balanced and integrated community, and through its central location, allows easy access for the residents of Bressi Ranch and Carlsbad as a whole. The project proposes the use temporary modular and mobile buildings which will allow for the continued operation of the school while the permanent buildings are under construction. In accordance with Carlsbad Municipal MP 178(G)/CUP 06-11 (A) - PACIFIC RIDGE SCHOOL EXPANSION February 4, 2009 Page 14 Code Chapter 21.42, the use of the mobile buildings is limited to a five-year term, unless extended by the Planning Commission. 2. That the requested us is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located. Planning Area 13 is intended for Community Facility and Private School uses. The proposed Campus Master Plan and expansion of the school on the southern 5.5 acres, together with the shared use of facilities to meet the remaining CF requirement, would consist of uses that are similar in nature to other Community Facility uses, such as a church or a child day care center, in that it involves community assemblage, recreation facilities, and serves a social/human service need. A noise wall will be constructed on the south end of the athletic field to ensure that the residential properties to the south are not adversely affected by noise. The use of temporary roll-on mobile buildings and the continued use of the four modular buildings will not be detrimental to existing uses in that the temporary buildings will allow for continued operation of the school while the permanent buildings are under construction. The proposed school was previously found to be compatible, and continues to be compatible, with the existing RV storage facility located to the north of the site and with the open space uses that are located east and west of the site. The residences located south of the site are separated from the athletic field by a 50 foot or greater landscape buffer as well as a vertical separation of over 20 feet. Residences to the west are separated from the site by over 150 feet of vertical grade difference together with an intervening open space lot with a width of 500 feet or greater. 3. That the site for the proposed conditional use is adequate in size and shape to accommodate the yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other development features prescribed in this code and required by the Planning Commission in order to integrate the use with the other uses in the neighborhood. The phasing plans for the Campus Master Plan demonstrate that, the proposed school buildings, athletic field, temporary mobile and modular buildings, and required parking and landscaping can fit within the boundaries of the developable portion of the property without the need to encroach into the required setbacks. Adequate parking will be provided for each phase of the development and the site circulation system will allow for safe and adequate -drop-off and pick-up of students. The project has been conditioned to limit enrollment to 480 students and 63 employees with the completion of the Phase II improvements. A maximum enrollment of 540 students and 70 employees is projected at build-out. The enrollment cap will ensure that the parking demand does not exceed the capacity of the facilities provided. Buildings for subsequent phases, together with increased student enrollment, will require a major amendment to the CUP to ensure continued compliance with all required setbacks and development standards. The Community Facility uses would be available either during school breaks (particularly the summer break) or during the weekday evening hours when school is not in session and will not result in an increase in the demand for parking. 4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. MP 178(G)/CUP 06-11(A) - PACIFIC RIDGE SCHOOL EXPANSION February 4, 2009 Page 15 A Traffic Analysis Update Letter was prepared for the project which demonstrates that the proposed expansion of the private school would result in 730 Average Daily Trips (ADT) for PA 13 (including the RV storage site) which represents a reduction of 255 ADT compared with the previously anticipated development proposal consisting of a daycare and church together with the private school and RV storage which was anticipated to result in 985 ADT. The Master Plan EIR analyzed 1,000 ADTs for Planning Area 13. The traffic associated with the Community Facility uses would not occur concurrently with the school uses, and therefore, would not result in additional traffic on the school site during the weekday school peak periods. The school is served by El Fuerte Street (a secondary arterial) which has been constructed to accommodate the trips generated by the project. The on-site circulation will be modified to convert the south school driveway to an exit only driveway (one left-turn lane and one right-turn lane), and one-way pavement arrows will be provided along the west aisle drop-off/pick- up zone to reinforce the one-way southbound circulation route through campus. E. Growth Management The proposed project is located within Local Facilities Management Zone 17 in the Southeast quadrant of the City. The impacts on public facilities created by the project, and its compliance with adopted performance standards, are summarized below in Table 5. TABLE 5 - GROWTH MANAGEMENT COMPLIANCE Standard City Administration Library Waste Water Treatment Parks Drainage Circulation Fire Open Space Schools Sewer Collection System Water Impacts N/A N/A 68EDU N/A 89 CFS, Basin D 730 ADT 5 N/A N/A 68 EDU 28,000 GPD Compliance Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes F.ENVIRONMENTAL REVIEW The proposed project has been reviewed pursuant to the California Environmental Quality Act (CEQA). Staff has analyzed the project and has concluded that potentially significant impacts could result with the implementation of the project that were not previously examined and evaluated in the certified Final Program Environmental Impact Report for the Bressi Ranch Master Plan MP 178 (EIR 98-04), dated July 9, 2002. EIR 98-04 evaluates the potential environmental effects of the development and operation of the "Bressi Ranch Master Plan" and associated actions inclusive of the subject planning area reviewed herein. The City Council certified EIR 98-04 on July 9, 2002. At that time, CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program (MMRP) were approved. MP 178(G)/CUP 06-11 (A) - PACIFIC RIDGE SCHOOL EXPANSION February 4, 2009 Page 16 Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code, staff conducted an environmental impact assessment to determine if the project could have any potentially significant impacts on the environment that were not previously analyzed. The initial study for the project concluded that potentially significant noise and biological impacts could result from the proposed development. Construction noise could potentially affect the activity of the coastal California gnatcatcher located within the off-site sensitive habitat and mitigation measures to reduce these potential impacts to a less than significant level are included in the MMRP. The Environmental Noise Study for the Proposed Pacific Ridge School Expansion, Weiland Acoustics, Inc., July 3, 2008, identified that potential noise impacts could occur on the adjacent residential properties due to noise from the new athletic field and noise impacts to the school buildings could occur from traffic on El Fuerte Street. The mitigation measures include, but are not limited to: 1) construct a 6 foot high sound barrier along the south end of the athletic field field; 2) construct school buildings to achieve an interior noise level of 45 dBA CNEL with all doors and windows closed, and 3) ensure that all usable outdoor areas are located in areas with an exterior CNEL of 65 dBA or less. A qualified acoustical professional shall certify that noise from school activities and/or mechanical systems comply with the recommendations in the Environmental Noise Study. All additional mitigation measures contained in the adopted Mitigation Monitoring and Reporting Program from EIR 98-04 applicable to the proposed Pacific Ridge School Expansion project have been completed, incorporated into the project design, or are required as conditions of approval for the project. The EIR 98-04 "Findings of Fact and Statement of Overriding Considerations" applies to all subsequent projects covered by the Bressi Ranch Master Plan Final Program EIR. The developer has agreed to the mitigation measures outlined in the attached Mitigation Monitoring and Reporting Program to reduce the identified impacts to below a level of significance in accordance with CEQA. Consequently, a Notice of Intent to adopt a Mitigated Negative Declaration was published in the newspaper and sent to the State Clearinghouse for public agency review. No comments were received during the 20-day public review and comment period from December 18, 2008 to January 7, 2009. ATTACHMENTS: 1. Planning Commission Resolution No. 6530 (Mitigated Neg. Dec) 2. Planning Commission Resolution No. 6531 (MP 178(G)) 3. Planning Commission Resolution No. 6532 (CUP 06-11 (A)) 4. Planning Commission Resolution No. 6222 (CUP 06-11) 5. Location Map 6. Aerial Photo 7. Background Data Sheet 8. Local Facilities Impact Assessment Form 9. Disclosure Statement 10. Pacific Ridge School Community Facility Plan/Draft Quarterly Monitoring Report 11. Campus Master Plan (sheets A-D) 12. Pacific Ridge School Traffic Operations Plan 13. Reduced Exhibits 14. Full Size Exhibits "A" - "NN" dated February 4, 2009 NOT TO SCALE SITEMAP Pacific Ridge School Expansion MP178(G)/CUP06-11(A) BACKGROUND DATA SHEET CASE NO:MP 178(GVCUP06-11(A) CASE NAME: PACIFIC RIDGE SCHOOL EXPANSION APPLICANT: PRS Acquisition and Construction, LLC REQUEST AND LOCATION: Request for a adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and a request for approval of a minor Master Plan Amendment to allow the shared use of private school facilities to satisfy the remaining Community Facilities requirement for the Bressi Ranch Master Plan (BRMP) and an amendment to the Conditional Use Permit for the Pacific Ridge School for a phased Campus Master Plan that includes development of a permanent high school building, gymnasium and athletic field; the temporary use of mobile buildings: and a proposed Community Facility Plan for property located within Planning Area 13 of the BRMP and generally located north of Greenhaven Drive, south of Bressi Ranch Way, east of Open Space Area 3 and west of El Fuerte Street in Local Facilities Management Zone 17. LEGAL DESCRIPTION:Parcel "A" (Formerly Parcels 2 and 3 of Parcel Map No 19958), as shown on Exhibit "B" attached to Certificate of Compliance for Adjustment Plat recorded December 24, 2007 as Instrument No. 2007-0789135 of Official Records, and Parcel 4 of City of Carlsbad MS 04-19, in the City of Carlsbad, County of San Diego. State of California, according to Map thereof No. 19958 recorded in the Office of the County Recorder of said county on March 27, 2006. APN: 213-122-10 & 11 Acres: 12.8 Proposed No. of Lots/Units: 2 existing/1 proposed GENERAL PLAN AND ZONING Existing Land Use Designation: CF/P Proposed Land Use Designation: N/A Density Allowed: N/A Density Proposed: N/A Existing Zone: P-C (C-F per BRMP) Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: Site North P-C (C-F per BRMP) P-C (C-F per BRMP, O-S per BRMP) South P-C (RD-M per BRMP) East P-C (O-S per BRMP) West P-C (O-S per BRMP) General Plan CF/P CF/P, OS RMH OS OS Current Land Use Private School/Vacant R-V Storage, Open Space Single-family Residential Open Space Open Space Revised 01/06 LOCAL COASTAL PROGRAM Coastal Zone: I I Yes IX| No Local Coastal Program Segment: N/A Within Appeal Jurisdiction: | | Yes IXI No Coastal Development Permit: | | Yes [X] No Local Coastal Program Amendment: I I Yes [x] No Existing LCP Land Use Designation: N/A Proposed LCP Land Use Designation: N/A Existing LCP Zone: N/A Proposed LCP Zone: N/A PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 68 EDU ENVIRONMENTAL IMPACT ASSESSMENT Mitigated Negative Declaration, issued February 4, 2009 Certified Environmental Impact Report, dated July 9, 2002 (EIR 98-04) Revised 01/06 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: MP 178(GVCUP 06-11 (A) - Pacific Ridge School Expansion LOCAL FACILITY MANAGEMENT ZONE: 17 GENERAL PLAN: CF/P ZONING: P-C (C-F per BRMP) DEVELOPER'S NAME: PRS Acquisition and Construction. LLC ADDRESS: 6269 El Fuerte St Carlsbad. CA 92010 PHONE NO.: (760)448-9830 ASSESSOR'S PARCEL NO.: 213-122-10 &-11 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 12.8 AC ESTIMATED COMPLETION DATE: 2010 68EDU N/A 89CFS Basin D 730 ADT A. City Administrative Facilities: Demand in Square Footage = N/A B. Library: Demand in Square Footage = N/A C. Wastewater Treatment Capacity (Calculate with J. Sewer) D. Park: Demand in Acreage = E. Drainage: Demand in CFS = Identify Drainage Basin (Identify master plan facilities on site plan) F. Circulation: Demand in ADT = (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = H. Open Space: Acreage Provided = I. Schools: (Demands to be determined by staff) J. Sewer: Demands in EDU Identify Sub Basin = (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = = 5 Provided per BRMP N/A 68 EDU 28,000 GPD City of Carlsbad Planning Department DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: ./„ v ~~ ~ - ~ ~ ' - -\ ' , <• tf'V', ,^ * - Person Is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other. county,~city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. , ' <• _ 1 . APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) pt?9 ic VK^giQ) Corp/PartPerson Title Address ?)l52.UOKfeHnsAo A/6~ Title Address CA OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership5 interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a oubliclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) ^ ^ Person \$$> frCQUJSTlnd frto Title MMAQ/i r£ {folVM , Title Address 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us 3. NON-PROFIT ORGANIZATION OR TRUST Jf any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust. list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust Title Title Address Address 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? I I Yes lyfNo If yes, please indicate person{s):_ NOTE: Attach additional sheets if necessary. ! AI certify Ihat all the above information is true and correct to the best of my knowledge. Signature'of owner/dare Vs-x Signature of applicant/date Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTERVDISCLOSURE STATEMENT 12/06 Page 2 of 2 City of Carlsbad Planning Department DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittat. Your project cannot be reviewed until this information is completed. Please print. Agohts; may;ildnl i^^^(^^^^^^^\Q9^'i^^'a^''^(^-6f-^ applicant and property oWner must b roVicJerBic^^ .-• -. •.,-• , :''> ^ : 1, 2. APPLICANT {Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. }f the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary,) Person Title fki ~J C\ &•<- U Com/Part Title Address 3tS7 A/g Address OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership' interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person, Title Corp/Part_ Title Address Address_ 1635 Faraday Avenue • Carlsbad, CA 92003-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. cowtstnte criiiE Non Profit/Trust Non Profit/Trust OM^<F<IBaycHfasrcfrtOTB.-t Title Title Address Address 5& £> rWH fehPt£ ST. '. vr 8HIS6 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? Yes No If yes, please indicate person{s):_ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. Signature of ov\)ner/date "7~"<~2C"S>$> Signature of applicant/date Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMIWCOUNTER\DiSCLOSURE STATEMENT 12/08 Page 2 Of 2 ATTACHMENT 10 PACIFIC RIDGE SCHOOL - COMMUNITY FACILITY PLAN Background City of Carlsbad development code requires all master planned communities to reserve a portion of the plan area for "Community Facilities." For the master planned area of Bressi Ranch a total of 5.09 acres is required in Planning Areas 13 and 15. Community Facility uses are to "benefit the community as a whole by satisfying social/religious/human service needs." (Section 21.25.010(1) CMC) In 2007 the City approved Boys and Girls Club use (a Community Facility use) of a 1.17 acre site in Planning Area 15. Since the rest of Planning Area 15 is approved to be developed with uses other than Community Facilities, the remaining 3.92 acres of Community Facility use needs to occur in Planning Area 13. Pacific Ridge School (PRS) received approval for, developed and began operating a private middle and high school on 7.3 acres of 13.6 acre Planning Area 13; a community RV Storage lot occupies another acre. Future PRS expansion includes development of the remaining 5.3 acres of Planning Area 13. Since the start of their inaugural 2007 academic year, PRS has quickly become an engaged member of the Bressi Ranch and Carlsbad communities. PRS sees coordinated Community Facility use of their campus as an opportunity to become an even more active, vital community member furthering both their mission and returning opportunities to the local community. To that end, PRS proposes the following plan for Community Facility Use of the PRS campus. Community Facility Coordinator PRS will have a Community Facility Coordinator (CFC) on staff for the facilitation and administration of all Community Facility use of the site. The CFC will serve as the link between PRS and Bressi Ranch, Carlsbad and north-coastal San Diego communities. The CFC will establish and maintain communication with various community groups, such as the Bressi Ranch Home Owners Association, Carlsbad Parks and Recreation and youth sports organizations, making the PRS facilities available for their and their members' Community Facility use. Administrative duties of the CFC will entail the following: • Scheduling of various groups, organizations' use of PRS facilities • Ensuring physical, contractual, and insurance arrangements for use are in place • Setting cost recovery fee schedule for facility use • Promoting Community Facility use of PRS facilities • Preparing Quarterly Community Facility Use Monitoring Reports The CFC's fulfillment of their administrative duties will ensure that PRS' facilities are available to the community, while avoiding conflicts of use (such as simultaneous use of a facility, inadequate parking) with PRS activities. Pacific Ridge School Community Facility Plan January 2009 1of 3 ATTACHMENT 10 PRS Facilities and Community Facility Use PRS anticipates that the campus facilities will be most suitable for the following Community Facility uses, which are listed in Chapter 21.25 of the Carlsbad Municipal Code. Additionally, the following uses are also the most likely to be compatible with the school use of the site. • Charitable Service Organizations • Civic Associations • Clubs (non-profit; business, civic, professional) • Social Clubs (non-commercial) • Youth Organizations (e.g., YMCA, Girl/Boy Scouts, PRS Youth Camps) • Sports Leagues (e.g. soccer, basketball, etc.) For example, PRS will begin coordinating Community Facility use of the site with Summer 2008 open-enrollment youth camps. The eventual use of campus facilities by the above noted uses will result in a broader mix of Community Facility use of the site than if it were developed and operated by a sole-purpose Community Facility use. Additionally, because of the breadth of utility of PRS facilities (field sports, court sports, meetings, gatherings, etc.) the total hours of availability for use are comparable to the hours of a single use community facility. Thus, PRS' Community Facility use coordination of the campus will be of benefit to a larger segment of the community fully realizing the purpose and intent of the Bressi Ranch Community Facility requirements. Just like a stand-alone Community Facility use PRS will need to carry sufficient insurance to cover the activities occurring on-site. Also, the extended use of campus facilities for Community Facility use will result in additional security, staffing and maintenance requirements. PRS will recover the monetary costs associated with the Community Facility uses. This arrangement will allow smaller Community Facility users that lack capital to purchase or lease land and facilities to conduct their activities. The majority of the PRS campus will be open for Community Facility uses listed above. The only exceptions will be the gymnasium support building, administration building, and portions of the academic support buildings. The table on the next page lists the specific PRS facilities that will be open to Community Facility use and the probable times they will be available. Pacific Ridge School Community Facility Plan January 2009 2 of 3 ATTACHMENT 10 "">.4V !5_ro ro>< "rou 1 c.0 4Vn. binQJO & 'Gmif 4-*CD(/>c3 CO1 rooo >^roT3 13 C£ >,ro Si "5.0) CO Xj "QJ ife_ <1> VI1/1Ot;u_ro •D ro ation soccer1 aTN oo li- XJ (D LZ u § 4_» < 4V OJtoc31/1i EroCO^ - ^t/i>^roXI 5- tt3on < i> 3—i EQ.O i E Q. *D U. -<r< l_ro £ < ^oit— •aa>4V4V V«Z4V 3 O t/1 o 4Vro™ onC 8 XJ ro 5to on iro 4—O in 0Oa: 00 OOQi on_c 4—*a> ^3: in E0o inin JS U VIon 'C(U ^^4Vroon t/T o 'Oiin3 U1/1 ^i/Ton 4V 1 Eo_OO ro CO 'x!roT3c3 S£l>^ S 4Vs-un t/>t o volleyball cT3 ro "55J3*v0).*:w ^ E ymnasio 4V 0)(/IC3t/1, Erooo in ^ro•o S 4V(/I on < d)cD— > Q.0 <> LL. •<•<i_roCL) < 0 ^tt 0)u roXI XI roi_(U4Vroo>j^ 4-J OJ4VroL.roQ.o>on on |5 '5CQ i/l4V < "cou « 0m w g §^ in CO • E 1ro oo00 ^>; >.^> *^*ro ro-0 XIc — . Z S ^^^ 4V >* t/1ro ^S §>• < S. g<D § CO ^ VICo roQ. on 'E xl townsquarexT !? ^HIy 4VU2O- 0)uroQ.1/1i_ooXI4V30 </i0)1/13 XI0)4VO m >O.Qro ^4V ^ 00O>U S.in onc15 roQ. 0)4V 'Co O COts o4V h~O onc!2 roa. 6 £ 4~lro •dinatoroou >> 4V 'D £ ^'E3EcC_ousQ. 0) 4V "§, 14V XI_QJ "32 u 01 01.Q 04_> (/I 0) "^ 'DrrtvE "ro "o 0)V> ^^>^4-» !5_2 1 ^ ATTACHMENT 10 Bressi Ranch Planning Area 13 Community Facility Quarterly Monitoring Report July - September 2010 October 15, 2010 Prepared by: Pacific Ridge Scho 6269 El Fuerte Stre Carlsbad, CA 9 Contact: At Prepared for: City of Carlsbad Planning Department 1635 Faraday Avenue Carlsbad, CA 92008 Contact: Bressi Ranch Planning Area 13 Community Facility Quarterly Monitoring Report October 15, 2010 ATTACHMENT 10 I. Introduction / Background Community facility uses, which serve social, religious and human service needs, are a key element of any complete master planned community and are specifically required by the Carlsbad Municipal Code. The master planned community of Bressi Ranch was designed for community facility uses to take place in Planning Areas 15 and Planning Area 13. Pacific Ridge School (PRS), which is located in Planning Area 13 has coordinated community facility use of PRS owned facilities, since City of Carlsbad approval (CUP 06- 11A). Through various means PRS has advertised the availability of use facilities to the following types of organizations: Charitable Service Organizations Civic Associations Clubs (non-profit; business, civic, professional) Social Clubs (non-commercial) Youth Organizations (e.g., YMCA, Girl/Boy Sqeffls, PRrYouth Camps) Exhibit 1 illustrates the PRS facilities tha use, and Table 1 lists the typical days a occur. for Community Facility can be scheduled to PRS has scheduled and coordinated C^Miunity Facility use to ensure smooth operations and maximum use^o Bressi Ranch, Carlsbad and north coastal San Diego County cofcgpup|tief. The following sections of this quarterly report document the followf Marketing / Promotioi^Efforts of PRS Facility Availability lity Organization Activity Scheduling Organization Activities Bressi Ranch Planning Area 13 Community Facility Quarterly Monitoring Report October 15, 2010 ATTACHMENT 10 03 U O ATTACHMENT 10 u»C * JO 'SJ to DO (0o Descin O £ in OO JSU E _3 'KCO >> onc 03 O CDu CO Q.LO k_Oo O (0Q. u CO c i ou 1/1 0£ CL 0) on o J3CO CO oa. O 10 0)Sf t< §MO* C 4^ U £,£ lfeS ! o uca i_> O ATTACHMENT 10 II. Quarterly Activity: July - September 2010 A. Marketing Promotion • Advertisement of availability of PRS facilities for Community Facility use include in July and September Bressi Ranch HOA monthly newsletter. • Posted advertisement of availability of PRS facilities for Community Facility use maintained in the Bressi Ranch HOA clubhouse. • Advertisement o PRS website, City of Carlsbad Recreation website/newsletter, various sports leagues websites/newsletters/forums • Information on the availability of PRS facilities'^ Facility use distributed to mmunity B. Facility Scheduling I Use 1. Community Facility Uses SchedulejTpasf Quarter Table 2 below charts all of Facility uses that were scheduled between July 30th 2010. The table provides information on the Facility organization and the dates and specific facilities swreduled for use. 2. Community Facilityjj^ihiring Past Quarter Table 2 below/ffto/f^m Ine various Community Facility uses that occurred 1st and September 30th 2010; the checkmark in t™»x;curred" column indicates that the activity took pjipeduring trie current quarter. The table provides inforraatioLonL the Community Facility organization and the dates and s^faific^fcilities scheduled for use. Bressi Ranch Planning Area 13 Community Facility Quarterly Monitoring Report October 15, 2010 <D T30) CO0) CT ,Q <-> o> (0—4-1h- « Q-30) 4JCO <« «j _>> 3 T3 UCO ou o I I s I s •0 4_, S 5 TO . S^ Q. ll 2 h0 l/l vOvOvOo oo on., c ll_ Q. Q.00 Q.in ooooooooooo ooooo ,r>rr.gg oooooooooooo (U •M in ATTACHMENT 10 oQ. on_c o o>t Ito u >, Wnj C -4— 'Sou CD U O ATTACHMENT 11 S2 03oo OJ 00oo CM (£.a o 2ULJQ 8 Oco O CO XLU S^ S°!n ntm |_ fl" Q LU to d) OJ T- OJ LO 05 «-: enen g O = CD T3 U) ^ !!^ 0-° «i_ ^ (0 O —3 o a) "8^^| w o ^o-S-* O —O P. £ U. OO <i _g en c ATTACHMENT 11 O T— O O3OOCM Of LLJ O LU Q O 5 Q_ I OQ_ LU UJ Q. „ w CO 0) "£ 0> •go"£t CO i-co un o 8 C -^ CL- it- OS O) (n ° E .£ °)T3 2 "^ •- S O Q.f £ DO 05 C"Q) ^ o> 5 «=J5 c *j (/> 5 LU c M D).E ^ ^ LLJ xai 0. a: ATTACHMENT 11 3 g IJ3 1 §PREPARED BYDATE 9-22-flaC\ O CN ^1OCN 050 >-cademic-< COI "5 J OSQ.1 1 if Q • LU CO "f- 0 "§ "5.•K E 0 » 00 CO•<t CD CO CO ooD) cn ^'5 o §•^ —.cademic Year 20^ f^ co "p Remove temp, r• CN ^J*, CO X Ifc-o CJ Partial occupam• CO X k~os0c CO0u05Q. CO D) OSQ. CO CN T3 0 T3 0 0 0 TJ COCO0 C 1 Completion of g•nrollmentLU 35 students^~3 employees<D o CN OiOOCN CO0 O 0T3 OSO CO T. E i*->-s0)0 o oS c c " O O D) '•*-* '•& c.l^ll c "H c *no to o 2O O i - D)l^ Wo" 0) CO 0 •§DO CO, CD co ATTACHMENT 11 cLU u_ Z! Q.-*-• cco E o <» Lb£upancy> CO = cel= '5 .Qo o c:o g ^1CO co COCO LO" ^^ i1 Phases8> ^LL inistration B5 . CO o COCD 1^-" T— ~ en m "oo o CO _CD 2 « COs LO CO" ^ —' D) C? 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"S'E E13^» T3C CD "5o o CO 0) T5-o S *4—O ATTACHMENT 12 PACIFIC RIDGE SCHOOL TRAFFIC OPERATIONS PLAN Student Drop-Off and Pick-Up o Peak drop off timeframe is between 7:30 a., and 8:15 a.m. and the peak pick- up timeframe is between 3:00 p.m. and 4:15 p.m. o Location and On-Site Circulation • Loading/Unloading Zone extends along the westerly edge of the existing westerly drive aisle as shown in attached Exhibit 3 • Off-site (El Fuerte and/or Palmetto) drop-off/pick-up and queuing is prohibited • On-Site circulation during peak drop-off and pick-up hours is one- way, entering the northerly driveway and exiting the southerly driveway to El Fuerte, as shown in attached Exhibit 3 o School Administration Oversight • The one-way circulation plan is implemented through the use of cones, portable signs, and school staff directing the on-site traffic flow, additionally the southerly driveway will be changed to an exit only on a permanent basis • A minimum of two staff members will be stationed along the loading/unloading zone to direct vehicles to maximize the efficient loading/unloading of passengers during both the drop-off/pick-up periods • Regular, periodic communication with the students and parents regarding appropriate drop-off/pick-up locations and procedures • Pacific Ridge School continues to maintain a community liason line (760-448-9820 and info(q),pacificridge.org) that provides the community with a direct way to report traffic/circulation issues around the site o Pacific Ridge School will continue to contract for private busing for approximately 35 percent of their enrollment, which equates to one additional bus per year as enrollment increases to maximum permitted enrollment o Buses are required to use the north driveway to both enter and exit the school and queue near the rear of the loading/unloading zone as shown in Exhibit 4 o Buses arrive together to drop-off/pick-up students at approximately 7:45 a.m. and 3:15, 15 minutes prior/after to the school start/end time to avoid the most intense periods of personal vehicular queuing. On-Site Parking o On-site parking in the existing and proposed lots will be assigned as shown in attached Exhibit 7 to ensure minimal disruption to the on-site circulation and loading/unloading queuing during peak drop-off and pick-up times Updated January 2009 ATTACHMENT 12 JWUWI UJ Ill* vo 'avasidvo Eannno •«•HOOHOS goaiy oyiovd lljl trLU 18 LL Eannno * uosui|o(jaujeo vo 'avasnavo HONVd ISS3U8 TOOHOS 3DQIH OldlOVd X111a trQ Sill um mm s 0^5^i=asSmt CL< 5 3 g = LU O Q O y= o O CO Q_ 5so illil g S 3 SI IIII if h ii ii I ii ii.Ill II Ii »^ itsi if i ill Q CL O gli i|I I3Sil ill g ^ ^i SS3l3i*sS SslliE~isfSi5 mSES;|sls|i!^i J§is|s 19 "I | (S£Z 66; 619»" Eannno vo 'avasnyvo HONvy issaya 1OOHOS 3Oaid OIJDVd s o UOSUqOfj3UJE3 vo 'avasiyvo HONVH issana 1OOHOS 3DQId OldlOVd 4s 9o Eannno + uosuijofjaujeo vo 'avasnyvoHONVU issgyg 1OOHOS 3OQIH OldlOVd uji 3Sili 1 nit ppispii^di s"i5j=t|f|es!lis §!S;sSll:l S , » i! 1 |.|| „ « "slils sslssl 5 13 s lifii iiinPi I spill -spil I ilpl^Is igiissf iglili is.iHsiii Pi »s« ii §?Jlljpl I!»3 Us .3B!]||!|I|i. ifiiiitfsiisfi iSsIIf illn^? |j illIlfsl ilMi illifi Ifi IsIS 1! 5,5 S3Hiii \l \\ Hi mi is ill I i f ! 1 ji i 1 s | i 11 S 5 •DU| 'ppoi 5 njaqoa S 1s tannno + uosuijofjaujeo vo avasnuvo HONVU issaua 1OOHDS 3OOIU OHIOVd §la CSJ Eannno + uosuijOpaujBO vo 'avasidvo HONVd ISS3d8IOOHOSouiovd coLU LLJ O Q. 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