PC RES 1993-022P.C. RESOLUTION NO. 93-22
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF RANCHO PALOS VERDES APPROVING CONDITIONAL USE PERMIT
NO. 176, THEREBY ALLOWING THE USE OF TWO ROOMS, AN
ADJOINING PLAYGROUND AREA AND FENCED PARKING AREA FOR
THE PURPOSES OF CONDUCTING A MONTESSORI SCHOOL AT
LADERA LINDA COMMUNITY CENTER, 32201 FORRESTAL DRIVE.
WHEREAS, the applicants, Mr. and Mrs. John Ernst, have
requested a Conditional Use Permit to allow the use of a classroom
in Building E and the adjoining playground area; and a classroom in
Building A and the adjoining fenced area, for the purposes of
conducting the Ladera Linda Montessori School, and;
WHEREAS, pursuant to the provisions of the California
Environmental Quality Act, (CEQA), the proposed project has been
found to be exempt (Section 15061(3)), and;
WHEREAS, after notice pursuant to the provisions of the Rancho
Palos Verdes Development Code, a public hearing was held on August
24, 1993, 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 since the proposal to allow a private educational use
on the subject site is very similar to the original use of the site
and the other educational uses that have been previously permitted
on the site. The existing facilities are more than adequate to
accommodate the proposed use of a portion of the site as a
Montessori School. Because of the elimination of the City's
Recreation and Parks programs and the departure of Times
Mirror/Dimension Cable which had leased space at the site, Ladera
Linda is currently being utilized at a far less intensive level
than when all of the other tenants and events were present.
Therefore, the occupation of a small area of the site by the
Montessori School will disrupt or have any adverse effects on the
existing active park, (including the office and Discovery Room),
Canyon Verde College, or any community meetings that are generally
held at the site during evening hours (or weekends).
In addition, the use of the Community Center by the Montessori
School will not have an adverse effect on the site's parking
accommodations for the same reasons mentioned above. As part of
the their request, the applicants are asking to use the fenced area
adjacent to Building A for employee parking purposes. With only
five full time staff members, this 15,000 sq. ft. area should be
more than enough space for parking the staff's vehicles. Due to
the staggered daily commencement and completion times for the CVPCC
and the Montessori School, and the existing "loop" configuration of
the entry parking lot, there will be no conflict with parents
dropping off or picking up the students.
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 since it is
accessed off of Forrestal Drive and Palos Verdes Drive South.
Forrestal Drive is a major collector street which primarily leads
into the Ladera Linda residential area and Palos Verdes Drive South
is one of the City's major arterial streets. Furthermore, the
proposed uses on the site would generate significantly less traffic
than when all of the previous uses occupied the site.
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 uses thereof since the Ladera Linda site
is accessed from Palos Verdes Drive South, one of the City's major
arterial streets, and Forrestal Drive, a collector street primarily
serving the Ladera Linda residential area. The streets are
adequate to carry the traffic generated by the proposed school
without creating significant congestion that would adversely effect
the area residents entering and exiting their neighborhood. The
classroom buildings are essentially shielded from adjacent
residential communities by surrounding athletic fields and
playground areas and it is not anticipated that the noise from
classroom and other activities will be a nuisance to the
surrounding areas since these activities would be conducted during
regular daytime hours (7:30 a.m. to 6:00 p.m., Monday through
Friday) . As discussed in Section 1, there will be adequate parking
on site to accommodate the new use.
Section 4: The proposed use is not contrary to the General
Plan since the General Plan's land -use map indicates that the
Ladera Linda site is a designated Institutional (educational) site.
Thus the proposed use of the site by the Montessori School would be
compatible with the designated land use. It is a stated policy in
the General Plan to "locate schools on or near major arterials or
collectors, buffered from residential uses, and provide adequate
parking and automobile access."
P.C. Resolution No. 93-22
Page 2 of 5
Furthermore, in regard to private schools, the General Plan (page
92) states: "The growing demand for child care centers and nursery
schools has generated the problem of ensuring private organizations
with adequate site locations. Efforts to provide sites in
conjunction with new developments and solving locational problems
in existing areas will alleviate the need for this activity to
locate in unsuitable areas which are not designed to adequately
facilitate their needs." Locating a private school at a former
elementary school site that has been used as an active/community
park is consistent with the strategy to provide a variety of
educational facilities in the City and minimize impacts to
surrounding land uses, as outlined in the City's General Plan.
Section 5:. For the foregoing reasons and based on the
information and findings included in the Staff Report, and records
of the proceedings, the Planning Commission hereby approves
Conditional Use Permit No. 176, subject to the conditions contained
in Exhibit "A", 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 24th day of August, 1993.
BretB-4-narAI AICP
Direr r Tf Environmental
Services and Secretary to
the commission
Robert §4hman
Chairman
P.C. Resolution No. 93- 92
Page 3 of 5/
EXHIBIT "All
CONDITIONS OF APPROVAL FOR
CONDITIONAL USE PERMIT NO 176
(LADERA LINDA MONTESSORI SCHOOL)
(32201 FORRESTAL DRIVE)
Within thirty (30) days of the date of approval, the
applicants shall submit, in writing, a statement to the
Director of Environmental Services indicating that they
have read, understand and agree to all of the conditions
of approval listed as part of this exhibit.
2) All conditions shall be complied with and maintained in a
good faith effort by the applicants. This approval may
be revoked by the Director of Environmental services if
any of these conditions of approval are not complied
with.
3) The applicants shall submit to the Director of
Environmental Services written verification from the Fire
Department that the areas to be utilized by the
Montessori School have been inspected and deemed to be in
satisfactory condition for the proposed use. This shall
be done prior to commencement of classes.
4) The maximum enrollment shall be limited to 28 students.
The applicants shall provide the Environmental Services
Department with a student enrollment list at the
beginning of each semester, in order to comply with this
condition. Any increase in the approved enrollment limit
shall require an amendment to this permit.
5) Educational staff members shall only park within the
fenced area adjacent to Building A.
6) The applicants shall obtain approval from the Director of
Environmental Services and Recreation and Parks
Department prior to making any modifications or
additions to the site. Repair and maintenance of the
leased areas are permitted and shall be the
responsibility of the applicants.
7) Hours of scheduled classes shall be from 7:30 a.m. to
6:00 p.m., Mon. through Fri. only. Any deviation from
these hours shall be reviewed by the Director of
Environmental Services.
P.C. Resolution No. 93-22
Page 4 of 5
•
8) The Ladera Linda Montessori
school's activities in the
in the Staff report:
•
School shall conduct the
designated areas established
a) Room A in Building E
b) the playground area adjacent to Building E
c) the southern -most room in Building A
d) the fenced area adjacent to Building A
9) The applicant shall install, as necessary, an adequate
communication system on the site in case of emergency and
provide proof thereof to the Director of Environmental
Services.
10) Any proposed signage shall be subject to review and
approval by the Director of Environmental Services.
V
11) This permit is valid for five (5) years. The Planning
Commission may grant an extension of this use permit. A
written extension request must be submitted 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 Department
identifying the property owners within the 500 foot
radius for noticing.
P.C. Resolution No. 93-22
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