HomeMy WebLinkAbout1979-03-14; Planning Commission; ; CUP 124A - MONTESORRI SCHOOLSTAFF REPORT
Date Typed:
PC Date:
To:
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Subject:
Applicant:
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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
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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
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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
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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.
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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.
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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