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HomeMy WebLinkAbout1979-03-14; Planning Commission; ; CUP 124A - MONTESORRI SCHOOLSTAFF REPORT Date Typed: PC Date: To: From: Subject: Applicant: Request: Background March 2, 1979 March 14, 1979 Planning Commission Planning Department CUP-124(A) Jeff Crisman (Agent) 1) Amend CUP-124 to raise maximum students from 34 to 124, and a building expansion of 3088 square feet. 2) Locate permanent building temporarily on property until new construction is complete. Location and Description of Property The site, at 740 Pine Avenue, consists of .32 acres, located on the north side of Pine between Madison and Jefferson. The site is flat, and in an existing urbanized area, surrounded by multiple family residences. Existing Zoning Subject Property: North: South: East: West: Existing Land Use Subject Property: North: South: East: West: R-3 R-3 R-3, 0-S R-3 R-3 Montessori School & playground Apartments Single family residence, school Apartments Single family residence Environmental Impact 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 Page 2 2) The project will not generate significant additional air pollution in the North County air basin. General Plan Information The General Plan Land Use Map designates this site as Residential Medium High density (10-20 dwelling units per acre). The R-3 zone, which permits the subject proposal as a conditional use is consistent with this land use designation. Public Facilities Public utilities are available on-site from the City of Carlsbad. The City Council allocated 2.3 E.D.U'S on 10/24/78 which will allow the city to provide sewer service to the site. Past History and Related Cases CUP-143, Monson, Res. No. 141l. Planning Commission denied a CUP at 2675 Highland, in an existing cited traffic and noise problems reasons for denial. On October 26, 1977, the to operate a private day school church facility. The Commission and inadequate play area as the CUP-124, Montessori, Res. No. 1273. On September 22, 1976, the Planning Commission approved the original Conditional Use Permit for the Montessori school on the subject site. The Planning Commission limited the maximum attendance of this school to 34 students and required a formal amendment to the CUP for increases to this maximum; hence, the need for the present CUP. At the time of approval for CUP-124, concern was expressed about traffic generated by this use. The Planning Commission added conditions concerning traffic control, hours of operation and a required lot consolidation. CUP-116, Victory Christian High School, Res. No. 1220. On February 25, 1976, the Planning Commission approved a Conditional Use Permit for a private high school to be conducted on the premises of existing church facilities. This site, located one block from the present subject CUP, was found to be adequate for the use, in terms of parking, and classroom and recreational areas. Major Planning Considerations 1. Is the use, as expanded, appropriate for the site and surrounding land uses? 2. Can the site accommodate the increase in students and teachers? 3. Will the expansion adversely impact parking problems and traffic safety? Page 3 Discussion According to the applicant the project would employ 4 to six staff members. The school would enroll a maximum of 124 students. 84 of these students would participate in an elementary school program, attending classes from approximately 8:00 A.M. to 3:00 P.M. The remaining 40 students would be preschoolers involved in an academically-oriented day-care situation. These children would be present anytime from 8:00 to 5:30 P.M., as per their individual needs. The existing building on the site is presently used as a Montessori preschool. The school enrolls 34 students. Some of these students receive day-care and attend all day. Others are present for only a portion of the day and attend on individual schedules. No day- care will be available to the elementary students. Staff's main concern was that adequate classroom and playground area be provided. City ordinances provide few guidelines. The Uniform Building Code, 1976 Table 33A, sets an occupancy limit of 20 square feet per child for school buildings. Staff preferred to work with 35 square feet per child figure of useable classroom space, provided by the San Diego City Schools and followed extensively throughout the State. To determine what constituted sufficient play area we found no established standards which applied directly to private schools. We relied again on the expertise of the San Diego City Schools and Carlsbad's Unified School District. Their planners attempt to allow between 170 & 220 square feet per child of outdoor play area for elementary schools. Staff felt a figure of 150 squar feet per child to be reasonable and workable. Carlsbad's Municipal Zoning Code 21.16.010 calls for a provision of approximately 75 square feet per child of play lot area for child care nurseries. This figure would pertain to the 40 preschool children. This same ordinance states that "such play lot shall not be located in any required front or side yard." Staff felt this to be applicable to a school situation; however, since a fence enclosed the site at the property line, the entire.front portion of the lot is utilized as play space. Staff concluded the setback areas could be included in determining available play area with the recommended stipulation that no play equipment be located in these areas (see condition 14). Staff was also concerned that the arrival and departure of the additional students might create traffic congestion in the area. The applicant has provided a schedule of arrival times, staggering, these by classes, between 7:30 and 9:00 A.M. Arrangements would also be made for the children to use an assigned gate, one of 3 available. Staff surveyed the traffic situation during the arrival of the present preschool students. Traffic on Pine Avenue and Madison Street was light with very minor congestion. at the primary drop-off point. The assigned gate arrival method is supposed to be in effect, yet all parents observed used the same gate. Currently, this seemed to present no real problem; however, to effectively manage the arrival and departure of 124 students, it would be necessary for the school to e~force some form of organized control. Staff feels the creation of a loaaing zone along Page 4 Pine Avenue would best aide the school in the handling of this problem. Staff's final consideration was to the impact the ·presence 124 children on the site would have on the adjoining apartment building. The applicant advises us that the number of children on the play- ground will be restricted to one class at a time. This should help minimize crowding and the noise problem. Staff has recommended this as a condition of approval. Recommendation Staff recommends that CUP-124(A) be approved for the following findings and subject to the following conditions: Findings 1) The requested use is desirable for the development 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 because: a) A public school exists in the neighborhood. b) Restrictions imposed by the applicant and reinforced by condition 14 would limit the number of students present on the playground area at one time. c) Staggered arrival and departure times and the assigning of different gates, (condition 12), should minimize the impact on the neighborhood parking situation. 3) The site is adequate in size and shape to accommodate the proposed use because: a) Adequate classroom size would exist. Utilizing the 35 square feet per child figure, the proposed building could accommodate 34 children downstairs and an additional 50 students on the second floor. The existing building can provide classroom space for 40 children, an increase of 6 over the present CUP. b) Adequate playground space would be provided. Allowing the applicant to include the front and side yards as play area would make available 8100 square feet using 150 square feet per child. As a standard, this would provide for 54 children Page 5 to play simultaneously. The applicant intends to further restrict this to one class, a maximum of 34 children. c) Adequate off-street parking would exist. The proposed building would include 3 tuck-under parking spaces. In addition, the present driveway would be closed off and converted to a 4th space. 4) 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 because: a) Cleaning up the yard and maintaining it in an acceptable manner has been made a condition of approval. b) Although the setback areas would be included in the play lot, staff has recommended, as a condition of approval, that no play equipment be located in these areas. c) A fence exists around the entire property and is to be maintained as a condition of the original CUP. 5) The street system serving the proposed use is adequate to properly handle all traffic generated by this expanded use because: a) Existing traffic on Pine Avenue and Madison Street is very light. b) Staggered scheduling should help alleviate traffic congestion. Conditions 1) The approval is granted for the land described in the application and attachments thereto, and as shown on the plot plan submitted labeled Exhibit A. 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 no later than one year after the date final approval is granted and is diligently pursued there- after, this approval shall automatically become null and void. 3) That the Pine Street frontage have a restricted loading zone to allow for parents dropping off and picking up their children. 4) That the temporary building maintain all required yard setbacks and be removed prior to final occupancy. Page 6 5) The grounds should be cleaned and kept free of debri and maintained in a manner acceptable to the Planning Director. 6) The Planning Director shall conduct an investigation of the project's operation on or before March 31, 1980, 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, conduct a public hearing in accordance with Chapter 21.54 of the Municipal Code to consider amendments to or revocation of the Conditional Use Permits. 7) This conditional use permit is granted to the Carlsbad Montessori School and is not assignable to others. 8) 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 sections of the Fire and Building Codes. 9) No signs or advertsing of any type whatsoever shall be erected or installed until plans therefore have been approved by the City or Carlsbad in compliance with applicable City Ordinance. 10) Operation of the school shall be limited to the hours between 7:00 A.M. and 6:00 P.M. 11) That the maximum number of children occupying the building be restricted as follows: 40 children in the existing building 34 children on the 1st floor of the proposed new building. 50 children on the 2nd floor of the proposed new building Under no circumstances shall these occupancy maximums be exceeded. 12) That the staggered scheduling of arrivals and departures be implemented; and that these students be assigned different gates as proposed by applicant on attached sheets. 13) That no playground equipment be located in any required yard; and that equipment which is presently existing in the setback areas be relocated. 14) That no more than 54 students be present on the playground area at one time. Page 7 15) That the driveway approach on Pine Avenue be removed; and curb, gutter and sidewalk be constructed to tie into existing improvements. 16) That the applicant construct full-width alley improvements along the full length of alley frontage prior to occupancy of expansion. 17) That the $3,000 bond requirement made by the original CUP-124, (condition 9), for reconversion of the remodeled building to a garage, be eliminated. 18) That the maximum number of students allowed may be re- evaluated by the Planning Commission, at the applicants request, if and when the specified maximums are reached. CDN:ar 3/8/79