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HomeMy WebLinkAboutRP 89-04; Montessori By The Sea; Redevelopment Permits (RP)CD APPLIcl^ON COMPLETE DATE: October 20, 1989 STAFF REPORT DATE: November 15, 1989 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP 89-4/CDP 89-2 - MONTESSORI BY THE SEA - Request for approval of a Minor Redevelopment Permit and Coastal Development Permit to allow the operation of a Montessori preschool for 36 children on the west side of Carlsbad Boulevard between Beech Avenue and Christensen Way in the Village Redevelopment Zone. The proposed project is located within Local Facilities Management Zone 1. I. RECOMMENDATION That the Design Review Board ADOPT Resolution No. 145 APPROVING the Negative Declaration issued by the Planning Director and ADOPT Resolution No. 146 APPROVING RP 89-4 and ADOPT Resolution No. 147 APPROVING CDP 89-2, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting approval for the operation of a Montessori preschool for 36 children on property adjacent to and owned by St. Michael's By the Sea Episcopal Church. The subject site is approximately 8,100 square feet in size and is relatively flat. The proposed project involves a 2,160 square foot facility and a lawn play area on the currently vacant site. Parking for this use will occur on the existing church parking lot which will include a designated loading/unloading area for the children. The project is within the Village Redevelopment Area and the Village Redevelopment Local Coastal Program Area; thus a Minor Redevelopment Permit and a Coastal Development Permit is required. The findings for a Conditional Use Permit, required for the operation of a school, will be assessed as part of the Redevelopment Permit review. III. ANALYSIS 1. Does the proposed project conform with the goals of Subarea 5 and the development standards of the Village Design Manual of the V-R Zone? 2. Can the 4 findings required for the operation of a school be made? Specifically: a. That the requested use is necessary or desirable for the development of the community, is essentially in harmony with the various elements and objectives of the General Plan, and is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located; RP 89-4/CDP 89-2 MONTESSORI BY THE SEA November 15, 1989 Page 2 b. That the site for the intended use is adequate in size and shape to accommodate the use; c. That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained; d. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. 3. Is the project consistent with the Village Redevelopment Local Coastal Program? 4. Is the proposed project consistent with the adopted Local Facilities Management Plan for Zone 1. DISCUSSION Redevelopment Permit The proposed project is located within Subarea 5 of the Village Redevelopment area. This subarea calls for primarily travel service/commercial uses. The proposed use will serve the area by providing a preschool for those who live or work in the vicinity. While the preschool is not directly consistent with the travel serving/commercial uses designated for this subarea, it will compliment the existing church use and provide a much needed service to the area. In addition, subarea 5 does specify that uses which are not incompatible with C-T, C-2 or R-3 uses are allowed. Furthermore, the RP process may allow a school in the VR Zone. The architecture of the proposed preschool facility is consistent with the village-like character of the area. It will consist of sand finish stucco with wood siding. The proposed use is necessary and desirable for the development of the community. The preschool will compliment existing uses by providing a day care/school environment for the young children of those who live or work in the area. The use will not be detrimental to any existing or permitted future uses in the area. A chiropractor's office is immediately adjacent to the site to the north next to two real estate offices. Other uses in the area included Magee Park, residences and commercial office uses. These uses will not be adversely impacted by the proposed project. The site is adequate in size and shape to accommodate the intended use. The 8,100 square foot site will be able to accommodate the proposed 2,160 square foot preschool facility, lawn play area and access walkways. An existing shed and planter on site will remain. RP 89-4/CDP 89-2 MONTESSORI BY THE SEA November 15, 1989 Page 3 All of the features necessary to adjust the requested use to existing or permitted future uses in the area will be provided and maintained. The preschool site will be enclosed by a six foot high lath fence. There will be a self closing gate adjacent to the preschool facility and the northern property line primarily for emergency access. This gate will be architecturally integrated with the preschool facility and both will be setback 5 feet from the front property line. Parking for the preschool use will occur on the existing church parking lot adjacent to Beech Avenue. The three offices adjacent to the subject site park on a lot adjacent to their offices. The church use itself requires 66 parking spaces given a seating capacity of 332 persons. The Beech Avenue parking lot provides 41 spaces while another lot off of Christensen Way provides the balance. The church services occur on weekends and some church activities occur on weekday nights. Since the preschool operation will occur only on weekdays, there will be no conflict with parking demands. Some related church functions also occur during weekdays (church classrooms, parish hall and chapel) which at any given time would require a maximum of 57 parking spaces per the Zoning Ordinance. In reality, however, these uses rarely occur at their maximum intensity in combination to require all 57 spaces. Several field investigations revealed no more than a handful of cars parked during the hours of the proposed preschool operation. There are no standards currently for daycare parking requirements. The preschool will involve a maximum of 4 employees, and their lease agreement with the church guarantees 10 spaces for the preschool. Since this use primarily involves the dropping off and picking up of children, staff considers this parking arrangement to be more than adequate. The applicant is providing a loading/unloading area in the parking lot for the safety of the children as shown on the site plan. It involves a walkway and striped area designating the loading area which brings the focus of the loading activity away from any potential conflict with cars entering or leaving parking spaces. The street system serving the proposed use is adequate to properly handle all the traffic to be generated by the preschool. Beech Avenue is the street that provides access to the parking lot. There will be no access off of Carlsbad Blvd. The proposed project will not adversely impact the ability of Beech Avenue or surrounding streets to adequately serve the project because they currently handle the traffic generated by existing, more traffic intensive uses. Coastal Development Permit The Village Redevelopment Local Coastal Program (LCP) has designated the subject site for Visitor Commercial uses. The preschool will essentially be an extension of the church and related church functions. Since the proposal involves the extension of an existing use it is consistent with the LCP land use designation. The preschool will compliment the church use and will serve the area by providing a day care/preschool facility. RP 89-4/CDP 89-2 MONTESSORI BY THE SEA November 15, 1989 Page 4 Local Facilities Assessment The subject property is located within Local Facilities Management Zone 1, Northwest Quadrant. The project will not have any adverse impacts on the adequacy of the Zone 1 Local Facilities Management Plan. The impacts on public facilities created by the proposed project and compliance with the adopted performance standards are summarized below: FACILITY IMPACT/DEMAND COMPLIANCE WITH City Administrative N/A Yes Library N/A Yes Wastewater Treatment 1 EDU Yes Parks N/A Yes Drainage .71 CFS Yes Circulation 50.4 ADT Yes Fire Station #1 Yes Open Space N/A Yes Schools N/A Yes Sewer Service 1 EDU Yes Water Service 220 GPD Yes In conclusion, the proposed project will provide a necessary use that will serve the needs of the area and will be consistent with the goals and objectives of the Village Redevelopment Plan and the Village Redevelopment Local Coastal Program. The project will not have any significant environmental impacts. Staff recommends approval of the project as proposed. IV, ENVIRONMENTAL REVIEW The Planning Director has determined that this project significant impact on the environment and, therefore, has Declaration on October 18, 1989. will not have a issued a Negative ATTACHMENTS 1. Design Review Board Resolution No. 145 2. Design Review Board Resolution No. 146 3. Design Review Board Resolution No. 147 4. Location Map 5. Disclosure Form 6. Background Data Sheet 7. Local Facilities Impacts Assessment Form 8. Exhibits "A" - "C", dated November 15, 1989 ENM:lh October 30, 1989 EXHIBIT "ND" October 18, 1989 City of Carlsbad Piannin NEGATIVE DECLARATION PROJECT ADDRESS/LOCATION: 2747 Carlsbad, Boulevard, Carlsbad, CA 92008. PROJECT DESCRIPTION: Montessori preschool for 36 children adjacent to St. Michael's Church on an 8,100 square foot infill site. The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. Justification for this action is on file in the Planning Department. A copy of the Negative Declaration with supportive documents is on file in the Planning Department, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from the public are invited. Please submit comments in writing to the Planning Department within ten (10) days of date of issuance. DATED: October 18, 1989 CASE NO: RP 89-4/CDP 89-2 APPLICANT: St. Michael's By the Sea Episcopal Church PUBLISH DATE: October 18, 1989 ENM:af MICHAEL J! HOLZMILLER Planning Director 2075 Las Palmas Drive • Carlsbad, California 92009-4859 • (619) 438-1161