PC RES 1992-046P.C. RESOLUTION NO. 92-46
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF RANCHO PALOS VERDES ADOPTING THE
NEGATIVE DECLARATION FOR ENVIRONMENTAL
ASSESSMENT NO. 636 AND APPROVING CONDITIONAL
USE PERMIT NO. 169 FOR THE USE OF A PORTION OF
THE VACANT RIDGECREST ELEMENTARY SCHOOL SITE
LOCATED AT 28915 NORTHBAY ROAD FOR PENINSULA
MONTESSORI SCHOOL NO. 3.
WHEREAS, the applicant, Claudia Krikorian, representing
Peninsula Montessori School No. 3, has requested a Conditional Use
Permit to allow the use of a vacant elementary school site to
provide education and daycare for a maximum 350 pre-school and
elementary school children at 28915 Northbay Road (formerly
Ridgecrest Intermediate School); and
WHEREAS, in analyzing the Initial Study prepared for
Environmental Assessment No. 636, it was determined that no
significant adverse impacts would occur as a result of the project
and therefore a Negative Declaration was prepared and allowed to
circulate from June 17, 1992 through July 14, 1992 in order to
receive comments from the general public; and
WHEREAS, after notice pursuant to the provisions of the Rancho
Palos Verdes Development Code, a public hearing was held on July
14, 1992, at which time all interested parties were given an
opportunity to be heard and present evidence:
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF RANCHO
PALOS VERDES DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
Section 1: That the site for the intended use is adequate in
size and shape to accommodate said use and for all of the yards,
setbacks, walls or fences, landscaping and other features required
by this title or by conditions imposed under this section to adjust
said use with those on abutting land and within the neighborhood
since the proposed use will not modify the physical characteristics
of the existing site. The site was previously used as an
elementary school with a population of up to 1200 students, and the
proposed use is significantly smaller in scope when compared to the
original use.
Section 2: That the site for the proposed use relates to
streets and highways properly designed to carry the type and
quantity of traffic generated by the subject use in that the
proposed use will be less intense as compared to the original use
of the site which was designed (including ingress and egress of
vehicles) to accommodate a maximum capacity of 1,200 students.
The proposed use will accommodate a maximum of 350 pre-school and
elementary school children. The students are anticipated to reside
on the Palos Verdes Peninsula, and therefore impacts to adjacent
streets and highways will not be significant.
Section 3: That, in approving the subject use at the specific
location, there will be no significant adverse effect on adjacent
property or the permitted use thereof based on an analysis of the
Environmental Assessment.
Section 4: That the proposed use is not contrary to the
general plan since the Ridgecrest Intermediate School was built in
1964 and was specifically recognized as an institutional use by the
General Plan upon its adoption in 1975. At that time, the General
Plan also recognized that the addition and/or expansion of schools
would be necessary if increases in population were realized.
However, student population actually decreased over the years,
thereby resulting in the closure of the school in 1991. The
expected number of students for the proposed use would not exceed
350, which is significantly less intense than the previous use.
Section 5: That, in requiring the certain safeguards listed
below, the Planning Commission deems said requirements to the
minimum necessary to protect the health, safety and general
welfare:
a. Special setbacks and buffers.
b. Fences and/or walls.
C. Lighting
d. Regulation of points of vehicular ingress and
egress
e. Regulation of noise, vibration, odors, etc.
f. Requiring landscaping and maintenance thereof.
9- Requiring maintenance of the structures, grounds,
and/or signs.
h. Requiring service roads and/or alleys when
practical.
i. Such other conditions as will make possible
development of the city in an orderly and efficient
manner and in conformity with the intent and
purposes set forth in this title.
It is the Commission's opinion that the safeguards listed
above were met during the design and approval process for the
original school and continue to comply with the City's current
standards. Any modifications of these safeguards in the future
will be subject to review and approval of the Director of
Environmental Services.
Section 6:. For the foregoing reasons and based on the
information and findings included in the Initial Study, Staff
report, and records of the proceedings, the Planning Commission
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Section 6: For the foregoing reasons and based on the
information and findings included in the Initial Study, Staff
report, and records of the proceedings, the Planning Commission
hereby adopts the Negative Declaration for Environmental Assessment
No. 636 and approves Conditional Use Permit No. 169 subject to the
conditions contained in Exhibit "All attached hereto and made a part
hereof, which are necessary to preserve the public health, safety,
and general welfare in the area.
PASSED, APPROVED, AND ADOPTED this 14th day of July, 1992.
Dudley _Qfiderdonk, Director
of Environmental Services and
Secretary to the Commission
Robert Katherman
Chairman
P.C. Resolution No 92-46
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EXHIBIT "A"
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CONDITIONS OF APPROVAL
FOR
ENVIRONMENTAL ASSESSMENT NO. 636
CONDITIONAL USE PERMIT NO. 169
PENINSULA MONTESSORI SCHOOL NO. 3
28915 NORTHBAY ROAD
1. Within thirty (30) days of this approval, the applicant shall
submit, in writing, a statement that they have read,
understand, and agree to comply with all conditions of
approval contained in this exhibit. Failure to provide such
a statement shall render this approval null and void.
2. The use of the 17 classrooms and adjacent playground area
shall be limited to Peninsula Montessori School No. 3.
3. The hours of operation and number of participants shall be
limited to the following:
HOURS
NUMBER OF STUDENTS
GRADES
7 30-9.00
100 (maximum)
Child Care
9 00-12 30
350 (maximum total)
Pre -School
9.00-3 00
Pre -School
Elementary
3.00-6.00
100 (maximum)
After School Care
4. Any proposed signage shall be subject to review and approval
by the Director of Environmental Services.
5. Drop-off and pick up of children shall be limited to the
indented curb area of the parking lot located west of the
parking spaces. This curb area shall be painted green and
will be subject to review and approval of the Director of
Environmental Services.
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6. The applicant shall provide written documentation to the
Director of Environmental Services that the Fire Department
has verified that adequate fire alarm systems are available
on the site.
7. The applicant shall install adequate communication systems
on the site in case of emergency, and provide proof thereof
to the Director of Environmental Services.
8. The applicant shall obtain approval from the Director of
Environmental Services prior to making any modifications or
additions to the site (including lighting, addition of any
structures, etc.).
9. The applicant shall provide the Director of Environmental
Services with a copy of the license issued by the State
Department of Social Services Community care Licensing
Agency indicating compliance with all State requirements and
authorizing the operation of Peninsula Montessori School No.
3 on this site.
10. All conditions shall be complied with and maintained in a
good faith effort from the applicant. This approval may be
revoked by the Director of Environmental Services if any of
these conditions of approval are not complied with.
11. This permit is valid for five (5) years. The Planning
Commission may grant an extension of this use permit. The
request for extension must be submitted, in writing and with
the appropriate fee, prior to its expiration. A noticed
public hearing on the extension request shall be published
and mailed to all property owners within 500 feet of the
site. The applicant shall provide mailing labels to the
Environmental Services Dept. identifying the property owners
within the 500 foot radius for the noticing.
12. Unless the Department of Fish and Game determines that this
project is exempt from a filing fee imposed pursuant to Fish
and Game Code Section 711.4, the applicant shall submit to
the City payment of such fee made payable to the County
Clerk of Los Angeles, along with the County's documentation
fee, no later than 48 hours after project approval. The
applicant shall also be responsible for payment of any fines
the Department of Fish and Game determines to be owed.
Project approval is not operative, vested, or final until
the filing fees are paid or a certificate of Fee Exemption
is properly completed. A minimum fee of $25.00 for
documentation handling shall be submitted to the City within
48 hours of project approval for processing of the
Certificate of Fee Exemption (De Minimus Impact Finding).
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13. The applicant shall provide the Director of Environmental
Services with an official enrollment list at the beginning
of each academic year to verify that the 350 student
enrollment limit has not been exceeded. If the applicant
wishes to increase the 350 student enrollment cap, a
request shall be subject to review and approval by the
Planning Commission through a major revision to this permit.
14. The applicant shall provide the Director of Environmental
Services with a circulation/drop-off plan within sixty (60)
days of this approval for review and approval in order to
assess the parking and drop-off proposal.
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