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Home My WebLink About0558 . . . ('" l"'\<nDrJ~1'l~ [1 ..:. i " \, I!;. . 11>1 . ~ f "., ". \ ,'" r.' " , J:, ..J _ 1 :.-1 ~~l.j [ .... . : '.I I" l!;t' ~I . , . IL,., I"j u '~J ",J ~... t.4 ~ . c.::J I'U I J..:) . RESOLUTION NO. 558 ,",,""'" "~ c-1, I ,'Ii i I''''~' It',,. · .j" N ~ "I1:s~ -', "-,......" "' ~(. '",,, ~ L.: '" ,.,' I h";i '.) ",., "f \1 h! .", , <" ,,,..... Ul ..,~i;j " .' " A RESOLUTION OF THE CITY Ph~~NING C~~~ISSION OF THE CITY OF ARCADIA, 0\ ~ CALIFOR.1'lIA, GRANTING A CONDITIONAL USE PERI'IlIT TO ALLOi'J THE PROPERTY AT 1406 SOUTH SANTA ANITA AVENUE IN SAID CITY TO BE USED FOR A TIIENTY-PUPIL MONTESSORI SCHOOL. ~JHEREAS, there was filed 'tlith this Commission on the 27th day of July, 1965, the application of Darrell K. Clingman and Barbara J. Clingman for a conditional use permit to allovJ the property located at 1406 South Santa Anita Avenue, Arcadia, California, to be used for a twenty (20) pupil Montessori School, which property is specifically described as follows: . The South 93 feet of the North 231.25 feet of the westerly 249.40 feet of Lot 17, Arcadia Acreage Tract, per map recorded in Book 10, page 18, of Naps, in the office of the County Recorder of Los Angeles County; and, UHEREAS, after due notice as required by the Zoning Ordinance of se.id City, a public hearing was duly held on the matter by and before this Corrunission on the lOth da3T of August, 1965, at Wllich time all in- terested persons were given full opportunity to be heard and to present evidence; NOH, THEREFORE, THE CITY PLANNING CON1USSION OF 'THE CITY OF ARCADIA, CALIFORNIA, tlliREBY DETE~IINES AND RESOLVES AS FOLLOWS: SECTION 1. That subject property is in Zone R-l as is all the surroundinc; property. That the proposed site is bounded on the north and east by Dana Junior High School, on the west by Santa Anita Avenue (100 . feet Wide) and on the south by single family residences; that the property to the i1est of Santa Anita Avenue is developed with single-family resi- dences. 'l'hat the proposed site is one Hhich could accommodate a school of this type and not be detrimental to the surrounding residential prop- erty. That Santa Anita Avenue is a wide arterial street \ihicn provides sufficient separation from the residential properties to the west. -1- 558 v . . . That the location of the site on Santa Anita Avenue also provides a street which is equipped to handle traffic to and from the site and from widely scattered parts of the community without causing a residential traffic problem, and the existing circular driveway on the property gives easy inGress and egress to the site and provides a safe means for leaving and pic]<ing up children. That the property to the south is the only residen- tially developed property contiguous to the proposed school. SECTION 2. That a school as proposed is allowed in Zone R-l under a conditional use perw~t. That the granting of such conditional use permit will not be detrimental to the public health or welfare or in- jurious to the property or improvements in such zone or vicinity. That the site for the proposed use is adequate in size and shape to accommodate said use, and all yards, spaces, walls, fences, parking, loading, land- scaping, and other features required to adjust said use with the land and uses in the neighborhood. That the site abuts streets and highways ade- quate in width and pavement type to carry the kind of traffic generated by the proposed use. That the granting of such conditional use permit will not adversely affect the comprehensive general plan. SECTION 3. That for the foregoing reasons, this Commission hereby grants a conditional use permit to use the above-described property to be used for the conduct and operation of a Montessori school substantially as outlined in the application, upon the following conditions: 1. A six (6) foot high masonry wall matching the existing wall shall be constructed along the entire south property line; when such wall is constructed in the front setback area it shall be reduced to a height of three (3) feet. 2. A landscape plan prepared by a registered landscape architect shall be submitted to and approved by the Planning Department and the work performed prior to occupancy. Such plans shall include sprinklers and irrigation systems. . . 3. All structures, fences and yards shall be either cleaned, painted and/or repaired so as to eliminate all debris, hazards and lill- conditions to the satisfaction of the Building and Safety Division, thereof all buildings and structures shall comply ~!ith the Building Code. -2- 558 . . . . . . 4. The swimming pool and cabana shall be fenced off from the rest of the property in such a manner as to eliminate any hazard to the children on adjacent properties or the site. Such fencing shall be done to the satisfaction of the Building and Safety Division of the Department of Public Horks. 5. No more than twenty (20) pupils shall be permitted upon the premises at anyone time. 6. The conditional use permit hereby granted shall terminate and be of no further force and effect upon the expiration of five (5) years after the effective date hereof, and the use hereby authorized shall be terminated unless a new conditional use permit be obtained for its continuance. SECTION 4. The within conditional use permit shall become effective ten (10) days aft.er the date hereof, unless an appeal from the grantinl3 thereof be filed vlithin said time pursuant to Section 9275.2.9 of the Arcadia Municipal Code, in which event the conditional use permit shall become effective only if granted and upon such conditions as may be imposed by the City Council. The within conditional use permit shall not become operative, however, prior to compliance with condition number 2 contained in Section 3 hereof. SECTION 5. The Secretary shall certify to the adoption of this resolution. I HEREBY CERTIFY that the foregoing resolution was adopted at a regular meeting of the City Planning Commission held on the 24th day of August, 1965, by the following vote: AYES: Commissioners Ferguson, Hanson, Turner, and Parker NOES: Commissioner Norton ABSENT: Cowmissioners Golisch and Kuyper ~ Vice-Chairman ATTEST: -3- 558 r - {"j i\ _(:p'J~ 1'.' - In' Ii J ~ ~1 1:::-) I .'I~- , 'I II f I, ~.:. I II lJ II I,' \ \ 1/ 1\.1/ 'f il ., ,; . /I -:;? '~//r 0 " /"\!_J,\\ v J,~'j \~ 60'.;' . . AUgullt 25, 1965 Mm. Darroll tc. Clingman 1223 Sovfu T01llth Av01lluo Arcadia, Callfomla DCCl Mra. CllltSfOOl'/: Tho PICll"J'lInB Co:rnnlflSlon approved fuc:l CondltlClrnilI Uoo Porml~ appllc:atlcm for t,':e ~eny at 14n6 Soutll Santa Anlro AVe1luO en AvtJust 24, 1965. this pcm1lt will aufuOl'hm the use of 8Iw prg.,crty Wf a i\f.tlfltcznrl Scllool, sublec:t to c:cadltlGJlll CDt fori~ In flcsolu~lon No.~. A cOj>}' of this rosolu~lo.. will be 1lCZI~ to you cdter !he ten dtay pcrlcxl of Cl:f~l ff'C);7l th<l ~Cc:;l5lon of tile 'lcmr.:lntJ Comf:llsslcm 11a:l o~lred. VC'ly froly }'OU1l\l, C'lANNONG DIZPAflVMl:N1T ~ WilLIAM I'H2lPS, Plal'tnli!g DlrectCl' WI?:ma C;;:I City AlltDmoy c;:7 L1eenso Offiecr Oulldlne Suporlnromh:llt P/'.v. Van ~rrls 6~~ I'" . . August 10, 1965 . TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: CONDITIONAL USE REQUEST FOR THE OPERATION OF A MONTESSORI SCHOOL FOR TWENTY PUPILS APPLlCA TION The application is filed in the name of Mr. and Mrs. Darrell K. Clingman for the purpose of operating a Montessori School for twenty pupils, at 1406 South Santa Anita Avenue. The twenty pupils for the beginning enrollment will, for the most part, be between the ages of two and one-half to five years. Unl ike the typical nursery school, the Montessori program is one which has a strong academic orientation. PRESENT ZONING AND LAND USE . The subject property is in Zone R-J as is all the surround property. The proposed site is bounded on the north and east by Dana Junior High School, on the west by Santa Anita Avenue (100 feet wide) and on the south by single family residences. The property to the west of Santa Anita Avenue is developed with single-family residences. PROPOSED DEVELOPMENT The development proposed is to convert the existing single-family residence into a school. The exterior and interior use of the lot is set forth on the attached plans. The interior of the house, which contains 2,200 square feet, will be converted into classrooms, office use, staff use, and isolation room for any child becoming ill. The present dining room, and a room with dimensions of 9 feet by II feet, are scheduled for work and nap area. One room is proposed for a teachers' quarters. The exterior of the site will remain residential in appearance, a playground will be developed in the rear and the pool and cabana area will be fenced off from the rest of the site. The property dimensions of the lot are 93 feet by 258 feet, with an area of 23,994 square feet. ANALYSIS . The City of Arcadia undertook a study of nursery schools approximately a year and a half ago, which resulted in the adoption of a set of regulations for these types of uses. A copy of the regulations is attached to this report. In addition to these requirements, any application of this type must comply with the five conditions set forth in the application form. The answers supplied by the applicant to these questions have also been attached to the report. -1- SS\ '. . . . C. u. P. 65-3 August 10, 1965 Page Two In general, the Planning Department is of the opinion that the proposed site is one which could accommodate a schoo) of this type and not be detrimental to the surrounding residential property. The lot as explained abave is already bounded on two sides by an existing publ ic school. Santa Anita Avenue is a wide arterial street which provides sufficient separation from the residential properties to the west. The location of the site on Santa Anita Avenue also provides a street which is equipped to handle traffic to and from the site and from widely scattered parts of the community without causing a residential traffic problem. The existing circular driveway on the property gives easy ingress and egress to the site and provides a safe means for leaving and picking up children. The property to the south is the only residentially developed property, contiguous to the proposed school. ,. At present this property is not adequately protected without the construction of a six foot masonry wall along the south property line. This wall would be required to protect the adjacent properties. In addition to the masonry wall other means should be taken to protect the property value of the adjacent residential development. . From the outside, this property should look like any single family residence. Landscaping and a high level of maintenance should be required at all times as a condition to use. There is a need for overall clean-up on the property and all unsafe conditions and debris should be removed from the lot. The Planning Department, therefore, recommends approval, subject to the following conditions: 1. A six foot high masonry wall shall be constructed along the entire south property line, when such wall is constructed in the front setback area it shall be reduced to a height of three feet. 2. A landscape plan shall be submitted to and approved by the Planning Department, and the work performed prior to occupancy. 3. Corrective maintenance shall be performed on the property to el iminate all debris, hazards and unsightly conditions, to the satisfaction of the Building and Safety Division. . - 2 - '. . . .. -. . . C.U. P.65-3 August 10, 1965 Page Three 4. The swimming pool and cabana shall be fenced off from the rest of the property in such a manner as to el iminate any hazard to the children on adjacent properties. or the site. Such fencing shall be done to the satisfaction of the Building and Safety Division of the Department of Public Works. NorE: The above conditions do not excempt the property from complying with the requirements as established in fjtle 3, Division 5, Part 7 of the Zoning Ordinance. PLANNING DEPARTMENT WILLIAM PHELPS, Planning Director ~cr~,~. LEWIS C. POLLARD, JR. Senior Planner WP: LCP:ma Attachments - 3 - 6. -' ~ . . . . .. . August 24, 1965 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: C.U. P.-65-3 - CONDITIONAL USE REQUEST FOR OPERATION OF A MONTESSORI SCHOOL The public hearing on this matter was closed at the last regular meeting of the Commission, and a motion to deny the application was made. The result of the vote was two persons in favor of denial and three persons against denial. The number of votes was not sufficient to provide a majority and the matter has been carried to this meeting for another vote. The Commission has thirty-five days within which to render a decision or the matter is automat- ically referred to the City Council. The thirty-fifth day will fall on September 14, 1965, the first meeting of the Planning Commission in September. The opposition to granting a conditional use permit in this area revolved around two major considerations. It was felt by many that the operation of a school at this location would be detrimental to property values in the area. Secondly, it was felt that if this use was per- mitted it would set a precedent which would allow other uses to locate on Santa Anita Avenue and break down the residential character of the street. The opinions presented favoring the granting of a conditional use permit fell in three major categories. First was the need of the facility. It was felt that there was a need for this type of school in the Arcadia area. It is desirable and would be a public convenience. Second, the locational aspects were described as proper and functional. This type of school with its small children needs a home-like environment. The residential structure would provide this environment. Anather locational aspect presented was that it was located on an arterial street which would allow traffic to move to the site on a street equipped to handle traffic without disturbing any residential uses. Also the site had adequate ingress and egress for the children's safety. The third major category favoring the issuance of a permit related to the use of the property. The favorable aspects were that the school was adjacent to and surrounded on two sides by an existing school and therefore would constitute a compatible use. The outward appearance of the site would be single-family residential separated from residential uses by a block wall, which would maintain and not be detrimental to the residential character of the area. Furthermore, a conditional use permit would not change the zoning, but would provide for strict control over the use through required inspections. If the conditions are not complied with the permit may be revoked and the use would revert to single-family residential use. In the event the Commission decides to approve the application, the following conditions of approval are suggested: 1. A six foot high masonry wall matching the existing wall shall be constructed along the entire south property line; when such wall is constructed in the front setback area it shall be reduced to a height of three feet. - 1 - ~ ' . . . ~ . . C. u. P. -65-3 Aygust 24, 1965 Page Two 2. A landscape plan prepared by a registered landscape ilrchitect sholl be submitted to and approved by the Planning Department, and the work performed prior to occupancy. Such plans shall include sprinklers and irrigation systems. 3. All structures, fences, and yards shall be either cleaned, painted and/or repaired so as to eliminate all debris, hazards, and unsightly conditions to the satisfaction of the Building and Safety Division. 4. The swimming pool and cabana shall be fenced off from the rest of the property in such a manner as to eliminate any hazard to the children on adjacent properties or the site. Such fencing shall be done to the satisfaction of the Building and Safety Division of the Department of Public Works. 5. r;~ior to the initial use of the premises all buildings and structures shal II ~~omply with the Arcadia Building Code.' / NOTE: The above conditions do not exempt the property from complying with the requirements as established in Title 3, Division 5, Part 7 of the Zoning Ordinance. This division rigidly controls nursery schools. PLANNING DEPARTMENT WI LLlAM PHELPS Planning Director ~CC;~Jr.' Sen ior Planner WP: LCP:sd -2-