Item 5 - EA CUP 91-08 DR 91-25 Country Mentessori
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~ AGENDA REPORT
CITY OF POW A Y
TO: Honorable Mayor and Members of the City Council
FROM: James L. Bowersox. City Mana~
INITIATED BY: Reba Wright-Quast1er. Director of Planning services~
PROJECT
PLANNER: Carol M. Edmonds. Assistant Planner I I
DATE: August 6. 1991
MANDATORY
ACTION DATE: August 26. 1991
SUBJECT: Environmental Assessment and Conditional Use Permit
91-08 and Development Review 91-25. Country
Montessori. Applicant: A request to construct a
private school facility located at 12642 Monte
Vista Road in the Comnercial Off ice zone. The
request is also to add a total of 3.600 square feet
of modular space in phased development to the
existing 4.200 square foot school.
APN: 275-460-58
ABSTRACT
The Country Montessori School is requesting approval to continue to
operate as an elementary school and daycare. The school is also
asking for approval to expand the existing facilities with 3.600
square feet of added modular space and to increase the student body
to 150 children.
The school has operated at the pre.ent .ite for the past two years
without major complaint. The proposed development complies with
City zoning and development guidelines. Therefore. staff
recomnend. that the City Council adopt a Negative Declaration with
mitigation measure. and approve Conditional Use Permi t 91-08 and
Development Review 91-25 subject to conditions.
ACTION:
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Agenda Report
August 6, 1991
Page 2
BACKGROUND
On October 22, 1985 the City Council approved CUP 85-10 authorizing
a private school to operate on the subject site. In August 1989
the Country Montessori School moved to the location and requested
approval to modify the existing use permit. Conditional Use Permit
85-10M was approved by the Council allowing the school to continue
to operate at the site for two additional years. Conditional Use
Permi t 85-10M established that in the event the school facilities
were to be expanded, a new conditional use permit would be
required. The Country Montessori School has therefore applied for
CUP 91-08.
DISCUSSION
The Country Montessori School is seeking approval to continue to
operate as a private school at 12642 Monte Vista Road. In August
1985 the school's use permit, CUP 86-10M was extended for a two
year period. The Country Montessori felt at that time their
location at the Monte Vista Road site was only temporary. The
school has since revised their plans and intend to remain at the
site indefinitely. They are requesting approval to expand the
existing facilities by adding 3,600 square feet of modular unit
space and a fenced playing field area. The proposed expansion is
planned to occur in phased development over the next four years.
The school is also requesting approval to increase the maximum
number of students allowed at the facility at a given time from 49
to 150 children.
The Country Montessori School has operated at the subject site for
the past two years without major complaint. A neighborhood meeting
has been tentatively scheduled for July 29, 1991 to allow the
school an opportunity to discuss their proposal with neighbors
located within 500 feet of the property.
The Pomerado Medical and Dental Center is located on the parcel
west of the subject lot. The center has contacted the owner of the
school property on a proposal to site a parking lot expansion for
the center in the southwest corner of the subject parcel. The
proposal is currently tentative and in negotiations.
Development Facilities
Section 17.10.160 of the Zoning Ordinance requires that an eight
foot high masonry wall be installed between uses when a commercial
use abuts residential zone. The subject property is bordered by
single-family residential development along the southern property
line. Previous approvals of the use permit for the school allowed
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August 6, 1991
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a waiver of the requirements to construct the masonry wall and
undergrounding utilities. The waiver was allowed because
reportedly the school would only be a temporary use. Now that the
Country Montessori is proposing to enlarge the facility, the school
must install an eight foot high wall along the southern property
line and underground utilities.
The existing building is on a septic system. The Engineering
Services Department has advised the current building can remain on
septic, but the proposed modular units shall be connected to the
City sewer. Four EDU's of sewer have been allocated for this
project from the .Conmercial Projects. category.
Other development of facilities that are required for the project
include:
1. The existing parking lot shall be expanded to provide a
minimum of two additional parking spaces.
2. The property shall be annexed into LMD 83-1.
3. A fire alarm and fire sprinkler system shall be installed. A
new fire hydrant may be required to support the fire sprinkler
system.
ENVIRONMENTAL REVIEW
An Environmental Initial Study was prepared on the project. The
findings of the review are in the attached Initial Study. No
significant or unmitigable environmental impacts were identified.
Therefore, staff reconmends that the City council adopt a Negative
Declaration with mitigation measures.
CORRESPONDENCE
Public notice was published in the Poway News Chieftain and mailed
to 73 property owners within 500 feet of the project area, As
of this date no correspondence has been received.
FISCAL IMPACT
None.
FINDINGS
- The required findings can be made and are found in the attached
resolution
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Agenda Report
August 6. 1991
Page 4
REeot.NENDA TI ON
It is recommended that the City Council adopt a Negative
Declaration with mitigation measures and approve Conditional Use
Permit 91-08 and Development Review 91-25 subject to conditions.
JLB:RWQ:CME:pcm
Attachments:
1. Proposed Resolution
2. Initial Study
3. Negative Declaration
4. Surrounding Zoning and Land U.e
5. Site Plan
6. Floor Plan
REPORT\CUP9108.AGN
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RESOLUTION NO. P-
- A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF POWAY, CALIFORNIA
APPROVING CONDITIONAL USE PERMIT 91-08 AND
DEVELOPMENT REVIEW 91-25
ASSESSOR'S PARCEL NUMBER 275-460-56
WHEREAS, Conditional Use Permit 91-08 and Development Review
91-25 submitted by Country Montessori of Poway, applicant, requests
approval to continue a private school facility, increase the
student body to 150 children, and to add a total of 3,600 square
feet of modular space in phased development to the existing 4,200
square foot school located at 12642 Monte Vista Road; and
WHEREAS, on August e, 1991, the City Council held a duly
advertised public hearing to solicit comments from the public, both
pro and con, relative to this application.
NOW, THEREFORE, the City Council does hereby resolve as
follows:
Section 1 : Environmental Findings:
The City Council finds that this project wi 11 not have a
significant adverse impact on the environment and hereby
- issues a Negative Declaration with mitigation measures as
contained in the conditions of approval.
Section 2: Findings:
1. The proposed project will be consistent with the existing
general plan and there is a reasonable probability that
the project will be consistent with the proposed general
plan.
2. That the location, size, design, and operating
characteristics of the proposed use will be compatible
with and will not adversely affect or be materially
detrimental to adjacent uses, residents, buildings,
structures, or natural resources, in that the school has
operated successfully during the past four years. The
size and design of the proposed modular buildings are
architecturally compatible with the existing structure
and surrounding development.
3. That the scale, bulk. coverage, and density is consistent
with adjacent uses, in that all development standards of
the Zoning Ordinance are met, The project will meet the
applicable property development standards for off-street
parking, setbacks, lot coverage, and building height.
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4. That there are available public facilities, services, and
utilities to serve the proposed use as all facilities and
services can be provided for through the conditions of
approval.
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Resolution No. P-
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5. That there wi 11 not be a harmful effect upon desirable
neighborhood characteristics, that cannot be mitigated.
6. That the generation of traffic will not adversely impact
the surrounding streets and/or the City's Circulation
Element in that the site has been used as a school for
the past six years and the increased traffic generated by
the expansion will not be substantial.
7. That the site is suitable for the type and intensity of
use and development proposed in that the site has been
developed as a private school which is complementary to
the residential neighborhood that can use its services
and buildings.
a. That there will not be significant harmful effects upon
the environmental quality and natural resources.
9. That there are no other relevant negative impacts of the
proposed use that cannot be mitigated,
10. That the impacts. as described above. and the location of
the proposed use will not adversely affect the City of
Poway General Plan for future use as well as present
development.
Section 3: City Council Decision:
The City Council hereby approves subject to the following
conditions:
1. Within 30 days of approval (1) the applicant shall submit
in writing that all conditions of approval have been read
and understood; and (2) the property owner shall execute
a Covensnt on Real Property.
2. The use conditionally granted by this permit shall not be
conducted in such a manner as to interfere with the
reasonable use and enjoyment of surrounding residential
and conmercial uses.
APPLICANT SHALL CONTACT THE DEPARTMENT OF PLANNING SERVICES
REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS:
SITE DEVELOPMENT
1. Site shsll be developed in accordance with the approved site
plans on file in the Planning Services Department and the
conditions contained herein.
2. Approval of this requeat shall not waive compliance with all
sections of the Zoning Development Code and all other
applicable City Ordinance in effect at the time of building
permit issuance.
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3. The applicant shall comply with the latest adopted Uniform
Building Code, Uniform Mechanical Code. Uniform Plumbing Code,
National Electric Code, Uniform Fire Code, and all other
applicable codes and ordinances in effect at the time of
building permit issuance.
4. Building identification and/or addresses shall be placed on
all new and existing buildings so as to be plainly visible
from the street or access road; color of identification and/or
addresses shall contrast with their background color.
5. For a new conmercial development, the applicant shall pay
development fees at the established rate. The following fees,
including but not limited to. traffic mitigation, water base
capacity (if a new water meter is installed), sewer line
charge shall be paid prior to building permit issuance.
Permit and plan check fees shall be paid upon submittal of the
grading plan.
All other fees, including but not 1 imi ted to, water service
fees including sewer annexation, sewer connection, and sewer
cleanout fees shall be paid prior to building permit issuance.
.. 6. The westernmost driveway shall be utilized for ingress only
with the easternmost driveway for egress to promote a counter
clockwise traffic movement on-site.
7. Building permits shall be obtained to upgrade the occupancy of
the structure from R-3 to E-3. The structure shall meet the
State of California regulations or disabled access and all
applicable sections of the Uniform Building Code for
educational occupancies.
8. The number of water closets and urinals provided for students
would be required to meet the minimum standards stipulated in
Section 806 of the Uniform Building Code.
9. A fire alarm system shall be installed in compliance with
Section 809 of the Uniform Building Code and applicable
sections of the Uniform Fire Code.
10. All roof appurtenances, including air conditioners, shall be
architecturally integrated, shielded from view and sound
buffered from adjacent properties and streets as required by
the Planning Services Oepartment.
11. A slump stone masonry wall with pilasters eight feet in height
from the highest finished grade, shall be constructed along
~- the southerly property 1 ine. The design, materials, and
location of the wall are subject to the satisfaction of the
Oirector of Planning Services. The noise level emanating from
the use shall not exceed five decibels above the ambient level
of the area measured at the property line.
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Resolution No. P-
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12. Trash receptacle shall be enclosed by a six foot high masonry
wall with view-obstructing gates pursuant to City standards.
Location and material shall be subject to approval by the
Planning Services Department.
13. The school shall not use outside amplification systems except
for necessary safety purposes and as a fire alarm system.
14. No small animals shall be kept closer than 35 feet to an
adjoining dwelling.
15. All small animal shall be provided with adequate enclosures,
to contain them within the boundaries of the owner's property.
16. All excrement produced by said small animals shall be placed
in an airtight container and disposed of on a regular basis so
as to control flies and odor.
17. The Building Department shall be contacted for appropriate
permits and inspections prior to delivery of the modular
units.
18, The maximum number of students at the site shall not exceed
150 children at a given time.
19. All new and existing utility connections and service shall be
located underground.
20. A skirting shall be provided around the base of the modular
unit to screen the piers from view.
21. Handicapped ramp access shall be constructed for the modular
units per Title 24 Accessibility Standards.
22. Waste from sanitary facilities shall be disposed of in a
manner acceptable to the County Health Department and Director
of Public Services.
23. An all-weather surface walkway (constructed of brick or
concrete) shall be provided from the building to the ramp,
24, Screening landscaping for the modular units shall be installed
prior to commencement of the activity.
25. The modular units shall be labeled as E-occupancy coaches and
disabled access shall be provided throughout,
26. All new plumbing fixtures which are added as a result of this
approval shall be of a low flow water usage type.
27. This approval shall become null and void if building permits
are not issued for this project within two years from the date
of project approval.
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PARKING AND VEHICULAR ACCESS
1. All parking lot landscaping shall consist of a minimum of one
15 gallon size tree for every three spaces. For parking lot
islands, a minimum 12 inch wide walk adjacent to parking
stalls shall be provided and be separated from vehicular areas
by a six inch high, six inch wide portland concrete cement
curbing.
2. Parking lot 1 ights shall be low pressure sodium and have a
maximum height of 18 feet from the finished grade of the
parking surface and be directed away from all property lines,
adjacent streets and residences.
3. All two-way traffic aisles shall be a minimum of 24 feet wide
and emergency access shall be provided, maintained free and
clear, a minimum of 24 feet wide at all times during
construction in accordance with Safety Services Department
requirements.
4. All parking spaces shall be double striped with a minimum
inside dimension of 8.5 x 18.5 feet. One designated
handicapped parking space, meeting the dimensional
requirements of the State of California Disabled Access
- Regulations, painted with the universal symbol shall be
provided, A parking lot plan with a minimum of 25 spaces
shall be approved by the Planning Services Department prior to
issuance of Certification of Occupancy.
5. The parking lot surface shall be repaired and surfaced to the
satisfaction of the Director of Planning Services,
LANDSCAPING
1. A detailed landscape and irrigation plan shall be submitted to
and approved by the Public Services Department and Planning
Services Department prior to the issuance of building permits.
2. Existing on-site trees shall be retained wherever possible and
shall be trimmed and/or topped. Dead, decaying or potentially
dangerous trees shall be approved for removal at the
discretion of the Planning Services Department during he
review of the Master Plan of existing on-site trees Those
trees which are approved for removal shall be replaced on a
tree-for-tree basis as required by the Planning Services
Department.
3. Street trees, a minimum of 15 gallon size or larger, shall be
installed in accordance with the City of Poway ordinance and
shall be planted at an average of every 20 feet on Monte Vista
Road. Credi t wi 11 be given for existing trees.
4. All landscaped areas shall be maintained in a healthy and
thriving condition. free from weeds, trash, and debris.
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Resolution No. P-
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SIGNS
Any signs proposed for this development shall be designed and
approved in conformance with the Sign Ordinance.
EXISTING STRUCTURES
Existing building(s) shall be made to comply with current
building and zoning regulations for the intended use of the
building shall be demolished.
ADDITIONAL APPROVALS REQUIRED
1. Working drawings shall include a certification by a recognized
acoustical expert that the requirements of the City of Poway's
noise ordinance will be met.
2. At the completion of construction, and prior to occupancy.
interior and exterior CNEL shall be determined by field
testing at developer's expense. Tests to be conducted by a
recognized acoustical expert. No occupancy permits shall be
granted until Condition G-7 is met to the satisfaction of the
Building Code (latest adopted edition) "Sound Transmission
Control" .
APPLICANT SHALL CONTACT THE DEPARTMENT OF PUBLIC SERVICES REGARDING
COMPLIANCE WITH THE FOLLOWING CONDITION:
Annex into LMD 83-1 at a rate of 50 percent, Assessment at
this rate for FY1991-92 is $59.34. This rate and assessment
are subject to change.
APPLICANT SHALL CONTACT THE DEPARTMENT OF ENGINEERING SERVICES
REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS:
GRADING
1. A grading plan prepared by a civil engineer shall be submitted
for site grading and paving.
2, Grading of the subject property shall be in accordance with
the Uniform Building Code, City Grading Ordinance. approved
grading plan and geotechnical report. and accepted grading
practices.
3. A soils report shall be prepared by a qualified engineer
licensed by the State of California to perform such work at
first submittal of a grading plan.
4. The final grading plan shall be subject to review and approval
by the Planning and Engineering Services Departments and shall
be completed prior to recordation of the final subdivision map
or issuance of building permit, whichever comes first.
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Resolution No. P-
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6. A pre-blast survey of surrounding property shall be conducted
to the satisfaction of the City Engineer prior to any rock
blasting. Seismic recordings shall be taken for all blasting
and blasting shall Occur only at locations and levels approved
by the City Engineer.
6. A final compaction report shall be submitted and approved
prior to issuance of building permits.
7. Site grading shall be certified by the project civil engineer
prior to issuance of building permits.
a. All new slopes shall be a minimum of 2: 1 (horizontal to
vertical).
9. Non-supervised nor non-engineered fill is specifically not
allowed. Rock disposal areas shall be graded in compliance
with City-approved soils investigations and reconmendations
and grading plan..
10. Erosion control. including but not limited to desiltation
basins, shall be installed. The developer shall make
provisions to ensure the proper maintenance of all erosion
control devices throughout their intended 1 i fe.
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11. The tops and toes of all graded slopes shall be constructed
with a five foot minimum setback from any open space area.
STREETS AND SIDEWALKS
1. All damaged off-site public works facilities, including
parkway trees, shall be repaired or replaced prior to
exoneration of bonds and improvements. to the satisfaction of
the Department of Engineering Services.
2. Prior to any work being performed in the public right-of-way,
an encroachment permit shall be obtained from the Engineering
Services department and appropriate fees paid, in addition to
any other permits required.
DRAINAGE AND FLOOD CONTROL
1. A drainage system capable of handling and disposing of all
surface water originating within the subdivision, and all
surface waters that may flow onto the subdivision from
adjacent lands. shall be required. Said drainage system shall
include any easements and structures as required by the
Director of Engineering Services to properly handle the
drainage.
2. Concentrated flows across driveways and/or sidewalks shall not
be permitted.
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UTILITIES
1. All proposed utilities within the project shall be installed
underground.
2, Utility easements shall be provided to the specification of
the serving utility companies and the Director of Engineering
Services.
3. Water, sewer, and fire protection systems plans shall be
designed and constructed to meet requirements of the City of
Poway and the County of San Diego Department of Health,
4. The applicant shall. within 30 days after receiving approval
of the conditional use permit and development review apply for
a Letter of Availability (LOA) to reserve four EDU's of
sewerage availability and post with the City, a nonrefundable
reservation fee equal to 20" of the appropriate sewerage
connection fee in effect at the time the LOA is issued. The
developer shall pay connection fees for two EDUs prior to
building permit issuance of Phase I and the balance for the
final two EDUs prior to building permit issuance for Phase II.
5. If public water and sewer main lines and appurtenances are
installed at locations other than within public streets shall
have an easement, a minimum of 20 feet wide, dedicated to the
City of Poway. Multiple parallel facilities will require
additional easement width for on-site facilities. Dedication
shall be offered in the final map whereas off-site lines shall
have the easement dedicated by a separate instrument recorded
prior to final map approval.
6. All public utility lines (i.e.. water, sewer, drainage) not
located within public streets shall have an improved access
over and along the respect i ve easement, the sur fac i ng and
width of which shall be acceptable to the City Engineer.
7. The applicant shall obtain a Certification of Adequacy in
design of the existing septic system from the San Diego County
Department of Health and a copy thereof shall be provided to
the City's Engineering Services Department within eo days from
Council approval of CUP 91-08 and DR 91-25.
Should it be found that said system is inadequate, the
applicant shall connect the project's sewer service to the
public main. An improvement plan shall be prepared for the
sewer main extension and appurtenances and shall be submitted
for review to the City's Engineering Services Department.
Said plan shall be approved with required securities posted.
standard agreement for its construction executed, and
completion of the main done within six months from Council
approval of CUP 91-08 and DR 91-25.
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APPLICANT SHALL CONTACT THE DEPARTMENT OF SAFETY SERVICES
REGARDING COMPLIANCE WITH THE FOLLOWING CONDITIONS:
1. Install a fire alarm system.
2. Install illuminated exit lights where required.
3. Install fire extinguishers as required.
4. Install exit doors with required hardware. Sliding doors do
not meet this requirement.
5. When Phase II of this project takes place. a commercial fire
sprinkler system will be required as this structure will be
over 2.500 square feet and have an occupancy load of over 100.
The fire sprinkler system will include both Phase I and Phase
II.
6. A new fire hydrant may be required to support the fire
sprinkler system.
7. Expand the fire alarm system to include Phase II.
8, Plans for all fixed fire protection systems are to be approved
- by the Fire Department before they are installed.
GENERAL REQUIREMENTS AND APPROVALS
Prior to occupancy, all dedications shall be made and
easements granted as required above.
APPROVED and ADOPTED by the City Council of the City of Poway,
State of California. this 6th day of August 1991.
Jan Goldsmith. Mayor
ATTEST:
Marjorie K. Wahlsten, City Clerk
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13 of 23 AUG 61991 ITaIJ 5
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CITY OF POWAY
INITIAL STUDY
ENVIROIf4ENTAL alECKLlST
OATE:~ APPLICANT: ~Ilnt~ m~ '
PROJECT::Etl P '1-D?J I oc.:iJ - z..s-
FILING OATE: LOG NUMBER:
I
PROJECT LOCATION: \"Z..l.:,cJd.- mom \j ISlzi M Po L<JjJ CA tl[DCuL(
/
L ENVIRONMENTAL IMPACTS
(Explanation of all .yes", "maybe" and some "no. answers are required on attached sheets)
YES MAYBE !:lQ...
1. Soils and Geology, Will the proposal have significant Impacts In:
a. Unstable ground conditions or In changes In geologic relationships? - L
b. Disruptions, displacements, ~~act~, or burial of the soil? - .......L
(Y\\~\ CI, '''''\ -~
c. Change In topography or ground surface contour Intervals? - V
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d. The destruction, covering, or modification of any unique geologic or ~
physical features? - -
e. Any potential Increase In wind or water erosion of soils, affecting ..J!
either on- or off-site conditions? - -
f. Changes In erosion, siltation, or deposition? ./
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g. Exposure of people or property to geologic hazards such as earth- /
quakes, landslides, mudslides, ground failure, or similar hazards? - - -
2, Hydrology, Will the proposal have significant Impacts in:
a. Changes in currents. or the course In direction of flowing streams, ,/
rivers, or ephemeral stream channels? - -
b. Changes in absorption rates, drainage patterns, or the rate and -L
amount of surface water runoff? - -
c. Alterations to the course or flow of flood waters? ~
- -
d. Change in the amount of surface water in any body of water? ./
- - -
e, Discharge Into surface waters, or any alteration of surface water ,/
qua 1lty? - -
f. Alteration of groundwater characteristics? ~
- -
g. Change In the quantity of groundwaters, either through direct
additions or withdrawals, or through interference with an aquifer? ./
Quality?
Quantity? - - 7
- -
h. The reduction in the amount of water otherwise available for ...L
public water supplies? - -
L Exposure of people or property to water-related hazards such as J!
flooding or seiches? - -
3. Air Quality, Will the proposal have significant Impacts In:
a. Constant or periodic air emissions from mobile or Indirect sources? - ~/
Stationary sources? -
- -
b. Oeterloration of ambient air quality and/or interference with the ./
attainment of applicable air quality standards? - - --"
c. Alteration of local or regional climatic conditions, affecting 1,/
air movement mofsture or temperature? - - -
14 of 23 ATTACHMENT 2 61991 1'r.:'K!.1
AUG 5
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Project:
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YES MAYBE NO
4, Flora. Will the proposal have significant results in:
a. Change in the characteristics of species, including diversity, ~
distribution, or number of any species of plants? .
- -
b, Reduction of the numbers of any unique, rare, or endangered ~
species of plants? - -
c, Introduction of new or disruptive species of plants into an area? - -
d. Reduction in the potential for agricultural production? - - ~
S. Fauna. Will the proposal have Significant results in:
a, Change in the characteristics of species, including diversity, -I
distribution, or numbers of any species of animals? - -
b. Reduction of the numbers of any unique, rare, or endangered J!'
species of animals? - -
c. Introduction of new or disruptive species of animals into an area, ./
or result in a barrier to the migration or movement of animals? - - ./
d. Deterioration or removal of existing fish or wildlife habitat? - -
6. Population, [Will the proposal] have significant results in:
a. [Will the proposal] alter the location. distribution, density, ./
diversity, or growth rate of the human population of an area? - -
b, [Will the proposal] affect existing housing, or created a demand ,-,L
for additional housing? - -
7. Socia-Economic Factors. Will the proposal have significant results in:
a, Change in local or regional socio-economic characteristics, including ~
economic or commercial diversity, tax rate, and property values? - -
b, Will project costs be equitably distributed among project benefici- ---L
aries, i.e., buyers, taxpayers, or project users? - -
B. Land Use and Planning Considerations. Will the proposal have significant
resu I ts 1 n:
a, A substantial alteration of the present or planned land use of an ~
area? - -
b, A conflict with any designations, objectives, policies, or adopted v'
plans of any governmental entities? - - -
c, An impact upon the quality or quantity of existing consumptive or ~
non-consumptive recreational opportunities? - -
g, Transportation, Will the proposal have significant results in:
a, Generation of substantial additional vehicular movement? - 1 -
b, Effects on existing streets, or demand for new street construction? - - L
c, Effects on existing parking facilities, or demand for new parking? - ..4- -
-- d, Substantial impact upon existing transportation systems? ~
- -
e, Alterations to present patterns of circulation or movement of /
people and/or goods? - - -
f- Alterations to or effects on present and potential water-borne, ./
rail. mass transit, or air traffic? - -
15 of 23 g, Increases in traffic hazards to motor vehjcles, bicyclists, AUG 6 1991- IT::M- 5 V-
or pedestrians?
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proj ect: alP cfl-~ JOfPd:ZS-
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YES MAYBE ~
10. Cultural Resources, WIll the proposal have signIfIcant Impacts in:
a. A disturbance to the Integrity of archaeological, paleontological, v'
and/or historIcal resources? - -
11- Health, safetYj and Nuisance Factors. Will the proposal have signif-
Icant results n:
a. Creation of any health hazard or potential health hazard? - - V
b. Exposure of people to potentIal health hazards? - - JL
c, A rIsk of explosion or release of hazardous substances in the ,/
event of an accident? - -
d. An increase in the number of individuals or species of vector or v'
pathenogenic organisms or the exposure of people to such organisms? - -
e. Increase in exIsting noise levels? - L --
f. Exposure of people to potentIally dangerous noIse levels? - - L
g. The creation of objectionable odors? - - ..L
h, Increase in lIght or glare? - - L
12. Aesthetics, WIll the proposal have significant results in:
a. The obstruction or degradatIon of any scenIc vista or view? - - V
b, The creatIon of an aesthetIcally offensIve site? V
- - -
c. A conflict wIth the objectIve of designated or potential scenIc L
corri dors? - -
13, UtIlItIes and PublIc ServIces, Will the proposal have sIgnIfIcant need
for new systems, or alteratlons to the followIng: /
a, ElectrIc power?
- - /
b, Natural or packaged gas? - -
c, Communications systems? - - L
d. Water supply? - - ...L
e. Wastewater facIlItIes? - - ~
f. Flood control structures? ./
- - '/
g. Solid waste facIlIties?
- -
h, FIre protectIon? ./
- - -
1. PolIce protection? - L
-
j. Schools? - - L
k, Parks or other recreatIonal facIlIties? - ~
-
1- MaIntenance of publIc facIlItIes, IncludIng roads and flood V
control facIlItIes? - -
m. Other governmental servIces? - - /
-3-
16 of 23 IT;:M
AUG 61991 5
-- -
- Project:
YES MAYBE ~
14, Energy and Scarce Resources, Will the proposal have significant Impacts In:
a, Use of substantial or excessive fuel or energy? /
- - -/
b. Substantial Increase In demand upon existing sources of energy?
- - "/
c. An Increase In demand for development of new sources of energy?
- -
d. An Increase or perpetuation of the consumption of non-renewable forms ,/
of energy. when feasible renewable sources of energy are available? - -
e. Substantial depletion of any non-renewable or scarce natural resource? -V
- -
15, Mandatory Findings of Significance,
a. Does the project have the potential to d~rade the quality of the
environment, substantially reduce the hab tat of fish or wildlife
species, cause a fish or wildlife population to drop below self-
sustaining levels, threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare or enda~ered
plant or animal, or eliminate Important examples of the ma or V
periods of California history or prehistory? - -
b. Does the project have the potential to achieve short-term, to the
disadvantage of long-term, environmental goals? (A short-term
Impact on the environmental Is one which occurs In a relatively v'
brief, definitive period of time while long-term Impacts will
endure well Into the future.) - - -
c, Ooes the project have Impacts which are Individually limited, but
cumulatively considerable? (Cumulatively considerable means that
the Incremental effects of an Individual project are considerable
when viewed In connection with the effects of past projects. and V
probable future projects,) - - --
d, Does the project have environmental effects which will cause
substantial adverse effects on human beings, either directly or .,/"
1 ndl rect 1 y? - - -
II. OISCUSSION OF ENVIRONMENTAL EVALUATION
(l,e., of affirmative answers to the above questions and "no" responses with asterisks, plus a discussion
of proposed mitigation measures and monitoring program,) See Attachlent,
III, OETERMINATION
On the basis of this Initial evaluation:
~I find the proposed project COULD NOT have a significant effect of the environment, and a
NEGATIVE DECLARATION will be prepared.
D I find that although the proposed project could have a significant effect on the environment,
there will not be a significant effect In this case because the mitigation measures described
on an attached sheet have been added to the project. A NEGATIVE OECLARATION WILL BE PREPAREO,
D I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL
IMPACT REPORT Is required.
OATE: rf/u. ~J /,1 qq( SIGNATURE: ('aMi, c!ttrltfJA1dr-
TITLE: ~t, pi fJ//1/J,tfl/t Jl--
17 of 23
AUG 61991 ~M 5
CUP 9l-0S/DR 91-25
Page 5
1- Soils and Geology - b. The project site is fairly level.
Minimal grading will be necessary however to prep~re the
proposed parking lot area for paving. Therefore there will be
some soil disruption and displacement,
2. Hydrology - b. The project could result in some change in
absorption rates or in the amount of surface runoff because of
the impervious surfaces ( additional roof area and paved area)
that wi 11 be constructed.
Mitigation, The applicant shall pay Master Drainage Fees,
In addition the applicant shall be required to design a
drainage system that is capable of handling all drainage
originating on site and flowing unto the site from adjacent
property.
3, Ai r Quality. The project should not have an impact on air
quality.
4/5, Flora and Fauna, The subject site has been completely
disturbed and is surrounded by existing development,
Therefore the project should have little or no impact on
existing flora and fauna.
6. Population. The project will not have an impact on
population,
7. Socio Economic Factors. The project should not have a
significant socio-economic impact. The project costs will be
distributed among project users,
S, Land Use and Planning Considerations. A private school is
permitted in the Commercial Office zone with the approval of
a conditional use permi t. The project will comply with City
Zoning and Development standards,
9, Transportation. The applicant is proposing to increase the
number of children enrolled in the Country Montessori's
elementary and day care programs to a total of 150, It is
estimated that 50 children will be enrolled in the day care
program and 100 in the olementary school, Per the January
1990 Traffic Generations Rates Report prepared by the San
Diego Association of Governments, 150 children enrolled in a
day care and/or elementary school facility will generate 290
average weekday trips. The traffic generated by the use is
not considered significant,
The proposed expansion will require additional on site parking
facilities.
IS of 23 AUG 61991 rr::M 5
~- -
- CUP 91-0S/DR 91-25
Page 6
Mitigation. The applicant will be required to pay traffic
mitigation fees, In addition a minimum of 25 on site parking
spaces shall be provided.
10, Cultural Resources, The property has been previously
disturbed. To date no known cultural resources have been
identified on the site.
II. Hea lth , Safety, and Nuisance Factors. The proposed expansion
of the student body could result in an increase in existing
noise levels.
Mitigation. The applicant shall construct a masonry wall
along the southerly property line. The wall will buffer the
project from adjacent single family residences. A noise study
is required to insure the use complies with the City Noise
Ordinance.
12. Aesthetics, The project should not have a negative aesthetic
impact, Landscaping will be required around the proposed
- modular units and parking area to enhance the site,
13. Utilities and Public Services. The project should not have a
significant impact on existing utility and public services,
The expanded use will probably use more water than the
existing facility.
Mitigation. The applicant shall provide a water conservation
offset pr ior to building permit issuance. The site shall be
developed with low volume plumbing and drought tolerant
landscaping.
14, Energy and Scarce Resources, The project will not have a
significant impact on energy or scarce resources,
CME\CUP910S,EIS
~
19 of 23 AUG 61991 ~1 5
CITY OF POW A Y
jAN GOLDSMITH, Mayor
BOB EMER Y. Deputy Mayor
DON HIGGINSON, Coundlmember
B. TONY SNESKO, Councilmem~r
KATHY MCINTYRE, Councilmember
CITY OF POWAY
NEGATIVE DECLARATION
1. Name and Address of Applicant: country Montessori School
l2642 Monte vista Road
Poway, CA 92064
2. Brief Description of Project: Request to construct a
private school facility and to add 3,600 square feet of
modular space in phased development to the existinq 4,200
square foot school.
3 . In accordance with Resolution 83-084 of the city of poway,
implementing the California Environmental Quality Act of 1970,
the City of poway has determined that the above project will
not have a significant effect upon the environment. An
Environmental Impact Report will not be required.
4. Minutes of such decision and the Initial study prepared by the
City of poway are on file in the Department of Planning
Services of the City of poway.
5. This decision of the City Council of the City of poway is
final.
Contact Person: Carol M. Edmonds phone: (619) 679-4297
Approved by: Date: 8/6/9l
Reba Wright-Quastler, Ph.D., AICP
Director of Planning Services
AIlG 61991 n-~ j
City Hall Located at 13325 Civic Centet Drive
20 of 23 lilingAddtess:P,O~Box789,Poway,California92074-0789 . (619)748-6600,695-1400
ATTACHMENT 3
- -
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CITY OF POW A Y ITEM: CUP 91-08/DR91-25
SURROUNDING ZONING
r- TITLE: AND LAND USE
@ SCALE, NONE ATTACHMENT"
21 of 23
AUG 61991 IT:M 5
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