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HomeMy WebLinkAbout1401 . RESOLUTION NO. 1401 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, AMENDING CONDmON 23 OF PLANNING COMMISSION RESOLUTION 1360 GRANTING CONDmONAL USE PERMIT 87-23 TO EXPAND THE ENROLLMENT OF THE EXISTING SCHOOL FROM 200 TO 400 STUDENTS AT 758 WEST ANOAKIA LANE WHEREAS, on January 21,1989, Harold Hedlund on behalf of the .I\noakia School located at 758 West Anoakia Lane, Planning Department Case No. c.u.P. 87- 23, submitted a letter requesting that the Planning Commission consider amending condition 23 of Resolution 1360 which allowed the use of temporary trailers for not more than one year. The applicant was requesting to use the temporary trailers for one additional year. WHEREAS, a public hearing was held before the Planning Commission on February 14, 1989; and WHEREAS, after the public hearing the Planning Commission votl~d 3-0 with two members absent to amend condition 23 of Resolution 1360. . NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS: Section 1. This Commission finds that based upon the public testimony, to allow the continued use of the temporary trailers will not have a substantial adverse impact on the environment and will not be detrimental to the public hearing or welfare or injurious to the property or improvements i n such zone or vicinity. Section 2. That for the foregoing reasons this Commission amends condition 23 of Resolution 1360 to read: "If a building code variance is approved by the City Council, the use of temporary trailers shall be permitted. The use and location of said trailers shall be subject to the approval of the City Council and shall coincide with the approval period set forth in the building code variance." This approval is subject to the following conditions: 1. Provide State Certification of the modular buildings for their use as an educational occupancy. 2. The fire sprinkler systems shall be in working condition and connected to an approved water supply prior to any occupancy of the buildings, subject to Fire Department approval. . -1- 1401 Section 3. The dedsion, findings and conditions contained in this Resolution reflect the Commission's action of February 14, 1989 and the following vote: A YES: Commissioners Clark, Szany, Papay NOES: None ABSENT: Commissioners Amato and Hedlund Section 5. The Secretary shall certify to the adoption of this Resolution and shall cause a copy to be forwarded to the City Council of the City of Arcadia. I HEREBY CERTIFY that the foregoing Resolution was adopted at a regular meeting of the Planning Commission held on the 28th day of February, 1989, by the following vote: AYES: NOES: ABSENT: ASBSTAIN: . Commissioners Amato, Clark, Szany, Papay None None Commissioner Hedlund hrifr~ V:~:7~ Pia 109 Commission '" City of Arcadia . ATTEST: jdt/Y41tiJ~cL Secretary, Planning Commission City of Arcadia . -2- 1401 . .. . February 14, 1989 TO: ARCADIA CITY PLANNING COMMISSION PL~ING DEPARTNfENT DONNA L. BUTLER, SENIOR PLANNER CASE NO.: REVISION TO c.u.P. 87-023 FRONf: SUMMARY The Anoakia School is requesting to revise condition 23 of Resolution 1360 which granted conditional use permit 87-023 to expand the enrollment of the Anoakia School from 200 students to 400 students. Condition 23 states: "If a building code variance is approved by the City Coundl, the use of temporary trailers shall be permitted. The use and location of said trailers shall be subject to the approval of the City Council. Said trailers shall not be used for more than one year." The applicant is requesting to use the temporary trailers for one more year. The Planning Department is recommending approval subject to the conditions set forth in the staff report. GENERAL INFORM:ATION APPLICANT: Anoakia School LOCATION: 758 West Anoakia Lane REQUEST: Revision to condition 23 of Resolution 1360 limiting the time period for the use of temporary trailers for classroom facilities. LOT AREA: 19.26 acres EXISTING LAND USE & ZONING: The site is developed with nursery, kindergarten and grade schools for boys and girls; zoned R-O & D SURROUNDING LAND USE & ZONING: North: South: Single-family dwellings; wned R-O & D Single-family dwellings; zoned R-l Rev. C.u.P. 87-23 February 14, 1989 Page 1 . East: West: Single-family dwellings; zoned R-O & D Single-family dwellings; zoned R-O & D GENERAL PLAN DESIGNATION: Single-family residential (0-2 duj ac) BACKGROUND In 1954 while Anoakia was still an unincorporated part of Los Angeles County, the Board of Supervisors approved the grade school subject to a condition that there be a limitation of 200 students. In 1975, the Anoakia property was annexed to the City of Arcadia and the school was permitted to continue operation as a non-conforming use, subject to continued compliance with the original conditions of approval. . In late 1987, the City of Arcadia became aware that the school had increased its enrollment to 367 students, in violation of the conditions of approval. In order to correct this violation the school sought and in February, 1988, obtained Conditional Use Permit 87-23 to increase the enrollment from 200 students to a maximum of 400 students. One of the conditions of approval of the conditional use permit was that students would not be permitted to occupy unreinforced masonry buildings that could be unsafe in the event of a major earthquake. Anticipating the need for temporary classroom space the Commission also included the following condition: "If a building code variance is approved by the City Council, the use of temporary trailers shall be permitted. The use and location of said trailers shall be subject to the approval of the City Council. Said trailers shall not be used for more than one year." As a result of engineering evaluations, student use of several classroom buildings had to be discontinued. In August, 1988, the Anoakia School requested a Building Code variance for the use of temporary pre-fabricated modular units for classroom purposes. The request was for ten 12 foot by 56 foot modular units. The proposal was to group the buildings providing two 24 foot by 112 foot long buildings and one 24 foot by 56 foot building. Each of the proposed temporary buildings was less than 5, 000 sq. ft. in area. Two of the proposed buildings were 2,880 sq. ft. each and the third building was 1,440 sq. ft. Since 1981, all new buildings over 5,000 sq. ft. in area have been required to have automatic sprinkler systems, and since 1972, all temporary buildings have required automatic sprinkler systems. . It was noted in the staff report "that if fire sprinklers are installed, installation of a separate fire service may be necessary." One of the conditions of approval of the Rev. c.u.P. 87-23 February 14, 1989 Page 2 .. . . variance was "That the modular units shall be State approved. That there shall be a minimum distance of 20 feet between units and the units shall be located a minimum of 20 feet from any other structure. Said location shall be reviewed and approved by the Fire Department. If the buildings are not separated as noted above, the buildings must be sprinklered as per Fire Department requirements." The separation was required to limit potential fire spread between the classrooms. The building code variance report also noted that if the units (in the configuration as proposed and separated as required) were going to be used for more than one year that they would have to be sprinklered. This condition was included so that the applicant would be fully aware of what would be required if the units were going to be used longer than one year. On August 16, 1988, the City approved a building code variance for the school's use of temporary classroom buildings. One of the conditions of approval of this variance was that the three proposed buildings be separated by at least 20 feet, or sprinklered per the Fire Department's requirements. On August 17, 1988 the letter from the City to McCaslin's engineer, who had filed the application for the variance on behalf of the property owner, set forth the conditions of approval. Condition number 2 stated: "That the modular units shall be 'State approved'. That there shall be a minimum distance of 20 feet between units and the units shall be located a minimum of 20 feet from any other structure. Said revised location shall be reviewed and approved by the Fire Department. If the buildings are not separated as noted above the buildings must be sprinklered as per Fire Department requirements." The configuration of the temporary units selected by the owner was not to have the buildings separated as originally proposed, but rather to combine the units into one single 7,200 sq. ft. structure. By thus combining the units, an automatic sprinkler system was required, not only by the conditions of the variance but now also by the provisions of the Arcadia Municipal Code. In correspondence from the City Fire Department to Mr. David Pinkerton, the General Manager of McCaslin Properties, dated September 9,1988, it was noted that "The fire sprinkler system shall be operational and inspected by the Fire Prevention Bureau prior to occupancy." The Fire Department had not received a request for inspection of the sprinkler system and subsequent investigation disclosed that the temporary classroom units had been occupied without the sprinkler system being operational. Because of the failure of McCaslin Properties to comply with the conditions of approval of the building code variance, and their exposing the students to potential fire hazard, on December 16, 1988, McCaslin Properties was notified that the Rev. C.U.P. 87-23 February 14, 1989 Page 3 . sprinkler system must be made operational and connected to a sufficient water supply by January 3, 1989. On December 30,1988, the Fire Department inspected the classroom units. The sprinkler system had not been made operational and to prohibit use by students returning to school on January 3rd, the units were posted as "unsafe" for occupancy. The classroom units will not be approved for occupancy until the sprinkler system is operational and meets the Fire Department and Arcadia Municipal Code safety requiremen ts. PROPOSAL AND ANALYSIS Anoakia School is requesting to revise condition 23 of Resolution 1360 which permitted the use of temporary trailers for a maximum of one year. The School is requesting an extension for one additional year. As noted above, the sprinkler system has not been installed. On January 25th the School paid for the fire service meters which are now on order. The Fire Department has reviewed the request for a one year time extension and has indicated that there are no additional conditions of approval except those conditions . previously required and noted below: 1. Provide State Certification of the modular buildings for their use as an educational occupancy. 2. The fire sprinkler systems shall be in working condition and connected to an approved water supply prior to any occupancy of the buildings. a. Flow alarm shall be connected to the fire alarm. b. The fire alarm shall be tested by the installer witnessed by a member of the Arcadia Fire Prevention Bureau. 3. Provide all yard hydrants with 1 1/2 inch national standard hose threads. Additional yard hydrants may be required. Yard hydrants or wet standpipes are required so that all entrances to classrooms are not more than 150 feet from the nearest yard hydrant or wet standpipe. Additional wet standpipes shall be installed in accordance with Arcadia Fire Department Standard. The yard standpipes are required because there are no fire hydrants on the property. Fire hydrants will be required for any future development. . 4. Fire lane signs shall be provided along the roadway in front of the modular classrooms. Rev. c.u.P. 87-23 February 14, 1989 Page 4 . . . 5. Maintain the premises in a fire safe condition in accordance with all City and State Fire Codes and regulations. 6. For continued use of the whole property as a school the following requirements shall be complied with: a. Provide a minimum of 20 square feet of classroom space for each grade school student. b. Provide a minimum of 35 square feet of open floor space in each classroom for each pre-school student. c. Classrooms shall be limited to the main building to the northeast and northwest corner of the main floor as now used and one classroom on the lower level southwest corner of the building. One hour fire resistive occupancy separation is required between any classroom and any other use except assembly use per Table 5-B of the Uniform Building Code. This applies if the areas not used as classrooms are used for any other purposes, i.e., storage, offices, etc. Acceptable alternatives to the one hour fire resistive separation are: (a) Areas not used for classrooms shall be completely vacant and not used or any other purpose. (b) Provide a complete automatic fire sprinkler or detection system in all areas of the building per Section 809 of the Uniform Building Code. d. Recent State law requires that all underground flammable liquid storage tanks be tested and monitored. Abandoned tanks shall be removed per the Uniform Fire Code. This applies to the storage tank and dispensing machine in the garage area of the property. e. Repair and maintain the fire hose cabinets in the main building per Subchapter 5, Title 19 California Administrative Code. According to the Fire Department and the Chief Building Official the school has not complied with the following conditions listed above: Conditions 1, 2, 3, 5, 6c (school is utilizing entire main floor of main building while sprinklers are installed in trailers), 6d, and 6e. Rev. Cu.P. 87-23 February 14, 1989 Page 5 . The Planning Department has no objection to the request for a one year time extension to utilize the temporary trailers for classroom purposes. However, all of the above conditions as well as all conditions set forth in Resolution 1360 should be complied with prior to occupancy of the temporary classrooms. MISCELLANEOUS INFORMATION The applicants have requested a time extension for their building code variance to allow the use of temporary trailers for an additional one year time period. This request is scheduled for the City Council's review on February 21, 1989. RECOMMENDATION The Planning Department recommends that condition 23 of Resolution 1360 be amended to read as noted below subject to the condition that prior to occupancy of the temporary buildings, all conditions of approval set forth in Planning Commission Resolution 1360 (attached) and the attached conditions from the Fire Department are complied with to the satisfaction of the Building Division, Planning Division and Fire Department. . 23. If a building code variance is approved by the City Council, the use of temporary trailers shall be permitted. The use and location of said trailers shall be subject to the approval of the City Council. The use of said trailers shall coincide with the approval period set forth in the building code variance. FINDINGS AND MOTIONS Approval If the Planning Commission intends to take action to approve the change to condition 23 of Resolution 1360 the Commission should move to direct staff to prepare the appropriate resolution incorporating the specific findings and conditions of approval set forth in the staff report (or as modified by the Commission). Denial If the Planning Commission intends to take action to deny this request, no further action is necessary. . Rev. C.U.P. 87-23 February 14, 1989 Page 6 . memotanJum Date 30 January 1989 TO: Donna Butler, Senior Planner . .' f~, h-: [ I,. 1.'< FROM: Earl Curtis, Deputy Fire Marshal J/\H 3!' \"'''J SUBJIDCT: REQUEST FOR ONE-YEAR TIME EXTENSION TO UTILIZE THE MODULAR CLASSROOMS AT ANOAKIA SCHOOL CI;V elF (,'^' ,.'l1;' ::>U'.n~'!'~:-; o:.p,.. There are no additional conditions of approval for continued use of the modular classroom building except those conditions previously made as noted below. 1. Provide state certification of the buildings for their use as an educational occupancy. 2. The fire sprinkler systems shall be in working condition and connected to an approved water supply prior to any occupancy of the buildings. . a. Flow alarm shall be connected to the fire alarm. b. The fire alarm shall be tested by the installer witnessed by a member of the Arcadia Fire Prevention Bureau. 3. On-site yard hydrants shall have one and one-half inch national standard hose threads. 4. Fire lane signs shall be provided along the roadway in front of the modular classrooms. 5. Maintain the premises in a fire safe condition in accordance with all City and State Fire Codes and regulations. 6. For continued use of the whole property as a school the requirements as noted on memo dated 22 January 1988 shall be complied with. see attached. . . January 27, 1989 TO: EARL CURTIS AND JERRY GARDNER FROM: DONNA BUTLER, PLANNING DEPARTMENT SUBJECT: REQUEST FOR ONE-YEAR TIME EXTENSION TO UTILIZE THE MODULAR CLASSROOMS AT ANOAKIA SCHOOL We have received a request from Anoakia School to utilize the modular classrooms for an additional year. It is our understanding that at the end of this one year extension they may request additional time. Please comment on this request and advise us of any additional conditions of approval which should be considered as part of this request. Because of vacations and other time constraints could you please comment on this matter by Wednesday, February 1st. . Thanks. . . . . i ... ~. , " 22 3an 19Rfl TO: Planning Depart~ent l?~()H: Earl r.\1rtis, Fire Prevention Specialist R~: Anoakia School, CUP fl7-?3, conditions of approval. The following is a list of Anoakia School under a new CUP. all current code requirements. Fire Department requirements for Any new construction must meet 1 . Provide a minimum of ?O sqnare feet of classroom space for eaFh grade school student. 2. Provide a minimum of 35 square feet of open floor space in each classroom for each pre-school student. 3. The existing roadway serving as fire department accessway does not meet the 20 foot minimum requirement of the llniform Fire Code and the State Fire Code. The existing roadway will he acceptalbe ,,,ith "No Parking Fire Access \Jay" signs provided as follows. Signs shall he posted every 100 feet along the accessway alternating from side to side. There shall he no more than 2no feet hetween signs on one side of the accesswav. No portion of the accessway shall he more than 100 feet from a legihle "fire accessway no parking sign". 4. Classrooms shall he limited in the ~ain huilding to the northeast and northwest corner of the main floor as now used and one classroo~ on the lower level southwest corner of the huidling. One hour fire resistive occupancy separation is required hetween any classroom and any other use except assembly use per Table 5-B of the Uniform Building page 1 of ? pages .- , . - .. .. . Code. This applies if the areas not used as classroo~s are used for any other purpose. ie. Storage, Offices etc.. . Exceptible alternatives to the one hour fire re"itive separation are: A. Areas not used for classrooms shall be completely vacant and not used for any other pnrpose. R. Provide a complete automatic fire sprinkler or detection svstem in all areas of the huilding per section 809 of the Uniform Huildinl? Code. ~. Recent State Law requires that all underground flammahle liquid storage tanks he tested and monitored. Ahandoned tanks shHll he removed per the Uniform Fire Code. This applies to the storHge tank and dispensing machine in the garage area of the property. . n. Provide all yard hydrants with 1-1/7. inch national standard hose threads. Additional yard hydrants may be re~lired. Yard hvdrants or wet standpipes are required so that all entrances to classrooms are not ~ore than 150 feet from the nearest yard hydrant or wet standpipe. Additional wet standpipes shall be installed in accordance with Arcadia Fire Department Standard. The yard standpipes are required because there arp no fire hydrants nn the property. Fire hydrants will be required for any future development. 7. Repair ann maintHin the tire hose cahinets in the ~ain huilding per Suhchaptrer 5, Title 19 California AdministrHtive Code. ~. MaintHin the premises in a fire safe condition in accordance with all City and State fire codes and regulations. . page 2 of 2 pages