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Home My WebLink About1976-09-22; Planning Commission; ; CUP 124 - MONTESSORI SCHOOLSTAFF REPORT September 22, 1976 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT CASE NO.: CUP-124 APPLICANT: JEFF CRISMAN (AGENT) REQUEST: Approval of a private, academic pre-school (Montessori) as authorized by Section 21 .42.O1O(2C) of the zoning ordinance. RECOMMENDATION Staff recommends that CUP-124 be APPROVED for the following find- ings and subject to the following conditions: FINDINGS (1) The requested use is necessary and desirable for the develop- ment of the community because: (a) Private educational institutions expand the educational opportunities and choices of the community and the North County in general. (2) The requested use is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located because: (a) A public school exists in the neighborhood. (b) The structural modifications proposed for the building on site are in keeping with the neighborhood. (3) The site for the intended use is adequate in size and shape to accommodate the use because: (a) Adequate classroom (1588 sq. ft.) and recreation areas exist on site. (b) Adequate off-street parking areas are availalbe on site. (4) All yards, setbacks, landscaping, improvements, and other fea- tures necessary to adjust the requested use to existing and permitted future uses in the neighborhood will be provided and maintained because: (a) The proposed school will utilize an existing residence with yards and setbacks sufficient to minimize the use's impact on the neighborhood. (b) Maintenance of the setback and yard areas has been made a condition of approval. (5) The street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use because: (a) Adjacent City streets are fully improved and have an adequate unused capacity (3500 Average Daily Traffic) to handle the increase in traffic (110 Average Daily Traffic) caused by the proposed use. (b) The provision of adequate loading areas has been made a condition of approval. CONDITIONS (1) The approval is granted for the land described in the appli- cation and attachments thereto, and as shown on the Plot Plan submitted labeled Exhibit A, dated August 13, 1976. The location of all buildings, fences, recreation areas, parking areas, and other facilities shall be located substantially as shown on the plot plan labeled Exhibit A. (2) Unless the use is commenced not later than one year after the date final approval is granted and is diligently pursued thereafter, this approval shall automatically become null and void. (3) This conditional use permit is granted to the Grace Schools on Montessori and is not assignable to others. (4) Prior to occupancy, the remodeled structure shall be inspected by the Building and Fire Departments for compliance with all applicable City and State Fire and Building Codes. Occupancy shall not be permitted prior to compliance with applicable sec- tions of the Fire and Building Codes. Under no circumstances shall occupancy of any classroom exceed the capacities allowed under the Codes. (5) No signs or advertising of any type whatsoever shall be erected or installed until plans therefor have been approved by the City of Carlsbad in compliance with applicable City Ordinance. (6) Operation of the school shall be limited to the hours between 7:00 A.M. and 6:00 P.M. (7) Prior to occupancy the applicant shall clean up the lot and repair the existing fence. The applicant shall thereafter maintain the grounds in a manner acceptable to the Planning Director. (8) Within two months of commencement of school operations, the applicant shall process an adjustment plat consolidating the the lots within the proposed school grounds. -2- (9) Prior to the issance of an occupancy permit, the applicant shall execute a $3000 bond and agreement as security for special striping, signing and curb-painting necessary for traffic control related to school operations and the removal of special striping, signing and curb-painting, and the re- conversion of the structure for residential use (conversion of the garage back to garage use) upon termination of the use. The documents shall be in effect for the life of the CUP, and shall be approved as to form by the City Attorney. (10) The Planning Director shall conduct an investigation of the project's operation on or before June 30, 1977, and shall report the results of his investigation to the Planning Commission thereafter. His report shall include any citizen complaints made concerning the use or traffic hazards created. The Planning Commission may, upon receipt of the report, con- duct a public hearing in accordance with Chapter 21.54 of the Municipal Code to consider amendments to or revocation of the Conditional Use Permit. Should the Commission not take formal action, similar reviews shall be conducted June 30, 1979, and every three years there- after until the use is terminated. (11) The applicant shall submit a letter to the Planning Director, which shall be approved by the City Attorney, acceptinq re- sponsibility for, and holdinq the City harmless from, all dam- ages resulting from commencing the use and modifying the structure prior to expiration of the appeal oeriod established by the Carlsbad Municipal Code. BACKGROUND REPORT Location and Description of Property: 740 Pine Street (northeast corner of Pine and Madison). The 14,000 square foot lot (1,301 m2) is level with an existing house on the lot. Existing Zone: Subject Property: R-3 North: R-3 South: R-3 East: R-3 West: R-3 Existing Land Use: Subject Property: North: South: East: West: Single-family residence Apartment House Single-family Residences Multiple-family Residential & Church Parking Lot Single-family Residences Past History and Related Cases The Commission approved a Conditional Use Permit for a private high school, February 25, 1976 (Resolution 1220) on the north side of Pine Between Harding and Jefferson. Environmental Protection Information: An Environmental Impact Assessment of the project was conducted by the Planning Department, and a declaration of nonsignificant impact was issued for the following reasons: (1) The project is located in an existing urbanized area, and therefore will not adversely affect any natural environment; and (2) The project will not generate significant additional air pollution in the North County air basin. General Plan Information: The General Plan Land Use Element designates the site for Residential Medium-High density use (10-20 du/acre). Public Facilities: Water and sewer service is available on site from the City of Carlsbad. Major Planning Consideration: Is the site appropriate for the use? Incidental Information: The existing Montessori School at Madison and Palm Streets has not been approved by Conditional Use Permit. DISCUSSION According to the applicant, the project will employ two (2) full- time teachers and one (1) part-time secretary. The school will have a maximum of 68 student 11 slots 11 (one slot equals a half-day session). Many students will occupy both morning and afternoon slots. Day care may be provided before and after school, extending the school hours (8:00 a.m. -4:30 p.m.) to 7:00 a.m. -5:00 p.m. Staff's main concern is whether or not the project will create traffic hazards from an increase in loading and unloading at the intersection of Pine and Madison Streets. The Montessori School at Madison and Palm Streets creates these hazards through double- parking; children running across the street, etc. The extent to which these hazards will occur at Pine and Madison Streets is un- known at this time. The curb area in front of the lot along Pine and Madison Streets may be sufficient for the loading and unloading involved. -4- Staff believes that the best way to handle the situation is to provide for the future marking of the curbs for loading zones (Condition No. 9), and to review the problem in a year (Condition No. 10). Attachments: Exhibit A, 8/13/76 and Location Map, and "Student Arrival and Departure Procedures" submitted by applicant. AM:mbs (9/16/76) -5- ,.. To: Parents The Kontessor·1 Ed1:,c~tfo~1 Ctmt,er of Carlsbad . 740 Pi~ .A:t:e~ue tarlsbid~ C..alfftHNiia 92008 From: Mrso Crrfamaru, Supervisor of Sc~oo1s Re: Student Arw-1va1 and Depirtun'! PiJ""<;;Jmdures Upon Ngtstration of yt!ur chH~ tii·:;h the MontesscM Education Center of Carl ~tnid, you wf 111 bf;e ;,rnit Ji&ftd a mll'.ber tthi c:h w111 correspond with a school g,rte. The gate is ·oo r,~~ M:Z~d bJ? your child upoi1 arrival and departure. This preced1.n"a 1~ tll -r~\ililre your child's safety ~nd -. .• -,-4c,-.---- -• I 0) r.,. :, . .. .... .. .. • I -.._ •• r t.J, .... _ :s PINE -AVE .... OAK .. PINE -. -· i l . • -. • • • . B I DIAGRAM FOR STUDENT ARRIVAL AND OEPARTI.!RE PROCEDURE ,---------------------------.--4a--•--- Gate 1 Pine Avenue ' • • Parking : Area : ' ' I I •