Res P-91-51RESOLUTION NO. P-91-51
A OF THE CITY COUNCIL
OF THE CITY OF POWAY,
USE PERMIT 91-08 AND
DEVELOPMENT REVIEW 91-25
PARCEL NUMBER
WHEREAS, Conditional Use Permit 91-08 and Development Review
91-25 submitted by Country Montessori of Poway, licant, requests
approval to continue a private school facili t, the
student body to 150 children, and to add a tot= of 3,600 square
feet of modular space in phased development to ~ e existing 4,200
square foot school located at 12642 Monte vista oad; and
on August 6, 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, the City Council does hereby resolve as
Section 1: F :
The City Coun il finds that this project will not have a
significant a verse impact on the t and hereby
issues a Nega ive Declaration with mitigation as
in t e of approval.
Section 2: Find :
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.
That the locat on, size, design, and o er ting
characteristics o the proposed use will be co pa ible
with and will no adversely affect or be ma er ally
detrimental to a jacent uses, residents, bu ld
structures, or natural in that the sc oo 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.
That th scale, bulk, coverage, and density is consistent
with ad acent uses, in that all development standards of
the Zon ng Ordinance are met. The project will meet the
applica le property development standards for off-street
parking, setbacks, lot coverage, and building height.
That there are available public facilities, services, and
to serve the proposed use as all facilities and
services can be provided for through the conditions of
approval.
9.
10.
Resolution No. p-91-51
Page 2
That there will not be a harmful effect upon
neighborhood characteristics, that cannot be mitigated.
hat the generation of traffic will not adversely impact
he surrounding street and/or the City's Circulation
lement in that the si e has been used as a school for
he past six years and t e increased traffic generated by
he expansion will not e substantial.
That the site is suitable for the type and ntensity of
use and evelopment proposed in that the s te has been
develope as a private school which is f to
the resi ential neighborhood that can use ts services
and buil ings.
That there will not be significant harmful effects upon
the environmental quality and natural
That there are no other relevant negative impacts of the
proposed use that cannot be mitigated.
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.
SITE
1.
The City Council hereby approves
conditions:
subject to the following
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 Covenant on Real Property.
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 commercial uses.
SHALL CONTACT THE OF
WITH THE
The student drop off point shall be to the exit
driveway to eliminate vehicle queuing on Monte Vista Road.
The proposed fenced ball field shall be relocated to a site
further north on the lot. The proposed modular units shall be
sited along the southern property line. The buildings shall
observe a minimum 33 foot setback from the rear lot line. A
site plan shall be submitted to the Planning
showing these
Resolution No. P-91-51
Page 3
prior to permit
10.
11.
Site shall be developed in accordance with the approved site
plans on file in the Planning Department and the
herein.
Appr val of this
sect ons of the
appl cable City
perm t
request shall not waive compliance with all
zoning Development Code and all other
in effect at the time of building
The applicant shall comply with the latest adopted Uniform
Bui ding Code, Uniform Mechanical Code, Uniform Plumbing Code,
Nat onal Electric Code, Uniform Fire Code, and all other
app icable codes and ordinances in effect at the time of
bui ding permit
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.
For a new commercial development, the appli ant shall pay
development fees at the established rate. The ollowing fees,
including but not limited to, traffic mitigat on, water base
capacity (if a new water meter is installe ), sewer line
charge shall be paid prior to building permit
Permit and plan check fees shall be paid upon submittal of the
grading plan.
Ail other fees, including but not limited to, water service
fees including sewer annexation, sewer connection, and sewer
cleanout fees shall be paid prior to building permit
The westernmost driveway shall be utilized for ingress only
with the t driveway for egress to promote a counter
clockwise traffic t on-site.
The structure shall meet the State of California regulations
for disabled access and all applicable sections of the Uniform
Building Code for education occupancies.
The number of water closets and urinals provided for students
would be required to meet the minimum standards stipulated in
Section 805 of the Uniform Building Code.
A fire alarm system shall be installed in
Section 809 of the Uniform Building Code
sections of the Uniform Fire Code.
compliance with
and applicable
12. Ail roof appurt including air conditioners, shall be
architecturally integrated, shielded from view and sound
13.
14.
15.
16.
17.
18.
19.
20.
21.
22.
23.
24.
Resolution No. P- 91-51
Page 4
from adjacent and streets as
the Planning Services Department.
by
A slump stone masonry wall with pilasters eight feet in hei ht
from the highest finished grade, along the souther y pro e ty
line shall be until the Cit' ~ se
complaints th t cannot be resolved to the s tis ac ion o he
Director of lanning Services. Said wal s al be it
within 90 ca endar ays of P rice or CU 9 -0 shal~ be
terminated an the si e vacate within 60 ays. he design,
materials, and locat on of t e wall are subject to the
satisfaction of the D rector o Planning Services.
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.
The school shall not use outside amplification systems except
for y safety purposes and as a fire alarm system.
No small animals shall be kept closer than 35 feet to an
adjoining dwelling.
Ail small animals shall be provided with adequate enclosures,
to contain them within the boundaries of the owner's property.
Ail t 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.
The Building Department shall be contacted for appropriate
permits and inspections prior to delivery of the modular
units.
The maximum number of students at the site shall not exceed
150 children at a given time.
The maximum number of children permitted on the rear yard play
area for play activity shall not exceed 24 at a given time.
Recess periods shall be staggered.
The Planning Serv ces Department shall conduct an annual
review of CUP 91-0 for compliance with the conditions of
approval. If the epartment has received complaints, or the
use is not in comp lance, the review will be forwarded to the
Council who may modify or revoke the use permit.
Ail new and existing utility connections and service shall be
located underground.
A skirting shall be provided around the base of the modular
unit to screen the piers from view.
Resolution No. P-91-51
Page 5
25. ramp access shall be for the modular
units per Title 24 y Standards.
26.
Waste from sanitary facilities shall be disposed of in a
manner acceptable to the County Health Department and Director
of Public
27. An all-weather surface walkway (constructed of brick or
concrete) shall be provided from the building to the ramp.
28. ~ landscaping for the modular units shall be installed
prior to ~ of the activity.
29. The modular units shall be labeled as E-occupancy coaches and
disabled access shall be provided throughout.
30. Ail new plumbing fixtures which are added as a result of this
approval shall be of a low flow water usage type.
31.
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.
PARKING AND
ACCESS
1. The proposed expanded parking area shall observe a 20
foot street side yard
Ail 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.
Parking lot lights 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.
Ail two-way traffic aisles shall be a of 24 feet wide
and emergency access shall be provided, maintained free and
clear, a of 24 feet wide at all times during
construction in accordance with Safety Services Department
requirements.
Ail arking spaces shall be double striped with a minimum
insi e dimension of 8.5 x 18.5 feet. One desi nated
hand ca ped par'lng space, meeting the d 1
requ re ents of he State of California Disabled -cess
Regu at OhS, pain ed with the universal symbol sha be
prov de A park ng lot plan with a minimum of 25 spaces
shal be approved by the Planning Department prior to
of Certification of
Resolution No. P-91-51
Page 6
The parking lot surface shall be and
sat of the of Planning
to the
A la dscape and irrigation plan shall be submitted to
and approved the Public Services Department and Planning
Services Depar ent rior to the of building permits.
The plan shal be esigned to provide a de se landscaping
screen along t e sou hern property line and a ong the eastern
and southern boundar es of the proposed expan ed parking lot.
The hedge around the proposed parking lot s all maintain a
height of 42 inches.
Existing on-site trees shall be retained wherever possible and
shall be trimmed and/or topped. Dead, decayin or potentially
dangerous trees shall be approved for emoval at the
discretion of the Planning Services Depar ent during he
review of the Master Plan of existing on-si e trees Those
trees which are approved for removal shall be replaced on a
tree-for-tree basis as required by the Planning Services
Department.
Str et trees, a minimum of 15 gallon size or larger, shall be
ins alled in accordance with the City of Poway ordinance and
sha 1 be planted at an average of every 20 feet on Monte vista
Roa . Credit will be given for existing trees.
Ail landscaped areas shall be maintained in a healthy and
thriving condition, free from weeds, trash, and debris.
SIGNS
Any signs proposed for this development shall be designed and
approved in conformance with the Sign Ordinance.
Existing building(s) shall be made to comply with current
building and zoning regulations for the intended use of the
building shall be demolished.
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.
At the completion of construction, and prior to occup -cy,
interior and exterior CNEL shall be determined by xeld
testing at developer's expense. Tests to be conducted y a
recognized acoustical expert. No occupancy permits sha 1 be
Resolution No. P-91-51
Page 7
granted until
Building Code
Control"·
(latest
G-7 is met to the
adopted edition)
"SouNd
of the
SHALL THE
WITH THE
OF PUBLIC
Annex into LMD 83-1 at a rate of 50
this rate for is $59.34.
are subject to change.
percent, t at
This rate and t
SHALL CONTACT THE
WITH THE
OF
A grading plan prepared by a civil engineer shall be submitted
for site grading and paving.
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
7.
8.
9.
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.
The final grading plan shall be subject to review nd approval
by the Planning and Engineering Services Departmen s and shall
be completed prior to recordation of the final sub ivision map
or issuance of building permit, whichever comes irst.
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.
A final compaction report shall be submitted and approved
prior to issuance of building permits.
Site grading shall be certified by the project civil engineer
prior to of building permits.
All new slopes shall be a of 2:1 ( tal to
vertical).
No -supervised nor non-engineered fill is specifically not
al owed. Rock disposal areas shall be graded in compliance
wi h City-approved soils investigations and ~ations
an grading plans.
Resolution No. P-91-51
Page 8
10.
Erosion but
basins, shall be instalied.
provisions to ensure the proper
control devices throughout their
not limited to
The developer shall make
maintenance of all erosion
intended life.
11. The tops and toes of all graded slopes shall be
with a five foot minimum setback from any open space area.
STREETS AND
Ail damaged off- ire public works facilities, including
parkway trees, s all be repaired or replaced prior to
exoneration of bon s and improvements, to the satisfaction of
the Department of ngineering Services.
Prior to any w rk being p in the public rig ,
an encroachmen permit shall be obtained from the Engineering
Services depar ment and appropriate fees paid, in addition to
any other perm ts required.
AND FLOOD CONTKOL
A drainage system capable o handling and disposing of all
surface water originating ~ thin the subdivision, and all
surface waters that may ow onto the subdivision from
adjacent lands, shall be requ red. Said drainage system shall
include any easements and structures as required by the
Director of Engineering to properly handle the
drainage.
flows across driveways and/or sidewalks shall not
be permitted.
Ail proposed utilities within the project shall be installed
underground.
Utility easements shall be provided to the specification of
the serving utility companies and the Director of Engineering
Water, sewer, and fire protection systems plans shall be
designed and ] to meet requirements of the City of
Poway and the County of San Diego Department of Health.
The applicant shall, within 30 days after ] approval
of the conditional use permit and development review apply for
a Letter of (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
2.
3.
4.
Resolution No. P- 91-51
Page 9
shall pay fees for two EDUs prior to
building permit of Phase I and the balance for the
final two EDUs prior to building permit issuance for Phase II.
If public water and sewer main line and ap~ are
' ' at location other than wit in blic streets sh 11
h ve an easement, a m nimum of 20 fee wi , dedicated to he
Cty of Poway. Mul 'ple parallel aci ties will requ re
a ditional easement w th for on-site fac ities. Dedicat on
s all be offered in the final map whereas o f-site lines shall
have the easement dedicated by a separate nstrument recorded
prior to final map approval.
Ail public utility lines (i.e., water, sewer, drainage) not
located within public streets shall have an improved access
over and along the respective easement, the ~ and
width of which shall be acceptable to the City Engineer.
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 Department within 60 days from
Council approval of CUP 91-08 and DR 91-25.
Should it be found that said system is inadequate, he
applicant shall connect the project's sewer service to he
blic main. An imp plan shall be prepared for he
ewer main extension and appurtenances and shall be submit ed
or review to the City's Engineering Services Department.
aid pl n shall be approved with required securities posted,
standar agreement for its construction executed, and
complet on of the main done within six months from Council
approva of CUP 91-08 and DR 91-25.
The existing septic system shall be discontinued and the main
building shall convert to the City sewer system before or at
the time of application for a time extension or modification
to Conditional Use Permit 91-08.
SHALL CONTACT THE
WITH THE
OF SAFETY
Install a fire alarm system.
Install ill
exit lights where required.
Install fire extinguishers as required.
Install exit doors with required hardware. Sliding doors do
not meet this requirement.
When Phase II of this project takes place, a 1 fire
sprinkler system will be required as this will be
over 2,500 square feet and have an occupancy load of over 100.
Resolution No. P-91-51
Page 10
The fire
II.
system will include both Phase I and Phase
6. A new fire hydrant may be required to support the fire
system.
7. Expand the fire alarm system to include Phase II.
Plans for all fixed fire protection systems are to be approved
by the Fire Department before they are installed.
when any portion of an exterior wall of a building is more
than 150 feet from a fire apparatus access roadway, a
fire sprinkler system will be required.
GEN~AL
Prior to occupancy, all dedications shall be made and
easements granted as required above.
Conditional Use Permit 91-08 shall expire on August 6, 1994.
An application for a time extension shall be received 90 days
prior to expiration.
and ADOPTED by the City Council of the City of Poway,
State of California, this 6th day of A~u~gu~
ATTEST:
STATE OF )
) ss.
COUNTY OF SAN DIEGO )
Resolution No.
Page 11
p-91-51
I, Marjorie K. Wahlsten, City Clerk of the City of Poway, do
hereby certify, under the penalty of perjury, that the foregoing
Resolution, No. P-91-51 , was duly adopted by the City Council
at a meeting of said City Council held on the 6th day of__
August , 1991, and that it was so adopted by the following
vote:
AYES:
NOES:
ABSENT:
EMERY, MCINTYRE, SNESKO
NONE
NONE
HIGGINSON, GOLDSMITH
~r] orle/~ :{Wa~l-sf~fl,/Ci~ Clerk
City of ~oway --
REPORT\C