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HomeMy WebLinkAbout2003-11-20 - RESOLUTIONS - MC 03-199 ELEM SCHOOL CHURCH (2)RESOLUTION NO. 03-137 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, UPHOLDING THE PLANNING COMMISSION DECISION AND DENYING THE APPEAL OF MASTER CASE 03-199 TO ALLOW FOR THE OPERATION OF AN ELEMENTARY SCHOOL AT THE EXISTING SEVENTH DAY ADVENTIST CHURCH FACILITY LOCATED AT 24436 VALLEY STREET IN THE RESIDENTIAL SUBURBAN (RS) ZONE WHEREAS, the City Council of the City of Santa Clarita (hereafter "City") hereby makes the following findings of fact: A. An application for Master Case 003-199 (Minor Use Permit 03-023) was filed by Northpark Christian Academy (the "applicant") with the City of Santa Clarita on May 5, 2003 to allow for the operation of an elementary school at the existing Seventh Day Adventist Church located at 24436 Valley Street. The General Plan and Zoning designation for the property is RS (Residential Suburban). The proposed application was reviewed by staff and deemed complete on June 5, 2003. B. The surrounding land uses include single family residences to the north, east, south and west (across Valley Street). C. A public hearing was duly noticed for the Planning Commission meeting of August 19, 2003, which was held at 7:00 p.m. in the City Hall Council Chambers, 23920 Valencia Boulevard, Santa Clarita, CA. During this meeting, the Planning Commission received the staff report and public testimony on the project. D. The Planning Commission approved the request on August 19, 2003 with conditions of approval. E. The appellants, residents within 500 feet of the project site, submitted a letter on August 28, 2003, requesting an appeal of the Planning Commission's decision. F. The appeal was initially scheduled for public hearing on October 14, 2003. However, based on improper sign posting of the project site, a public hearing could not be held on October 14, 2003 and was continued to allow for the correct public noticing requirements to be met. G. A public hearing was duly noticed for the City Council meeting of November 20, 2003 which was held at 6:00 p.m. in the City Hall Council Chambers, 23920 Valencia Boulevard, Santa Clarita, CA. During this meeting, the City Council received the staff report and public testimony on the project. Resolution No. 03-137 Page 2 H. The application was heard before the City Council on November 20, 2003 and was approved by the Council for the applicant to operate an elementary school at the Seventh Day Adventist Church located at 24436 Valley Street. WHEREAS, the City Council, based upon the findings set forth above, hereby finds that the project is exempt from the California Environmental Quality Act (CEQA) and a Notice of Exemption for this project has been prepared in compliance with CEQA: A. This project is exempt per Article 19: Categorical Exemptions, Section 15332: Existing Facilities, of California Environmental Quality Act (CEQA) as a Class 32 exemption as an in -fill development. The project will include a change of use only and will not propose any modification (interior or exterior) to the existing facilities. WHEREAS, in making its determination regarding the minor use permit application, the City Council has considered certain principles and standards, and finds and determines as follows: A. That the proposed location, size, design and operating characteristics of the proposed use is in accordance with the purpose of this Development Code, the purpose of the zone in which the site is located, the Santa Clarita General Plan, and the development policies and standards of the City. The proposed elementary school is located in the Residential Suburban (RS) zone. The school will utilize the existing facilities on the Seventh Day Adventist property. The applicant proposes no change to the existing facilities and will maintain the site in it's current state. With the approval of the minor use permit, as well as the conditions of approval (Exhibit A), the elementary school will be in conformance with the City's General Plan, Development Code, and development policies; and B. 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, with consideration given to: 1. Harmony in scale, bulk, coverage, density; and The proposed elementary school will be located within the existing facilities on the Seventh Day Adventist Church property. No new construction is anticipated with the proposed project. Therefore, the proposed project will not create an impact with respect to scale, bulk, coverage and density surrounding the project site; and 2. The availability of public facilities, services, utilities; and The proposed elementary school will utilize the services that already exist on the project site and will not create a significant need for any new public facilities, services or utilities; and Resolution No. 03-137 Page 3 3. The harmful effect, if any, on desirable neighborhood character. The proposed elementary school will create a slight increase in the vehicle traffic on Valley Street as well an increase in the hours that the facility will be utilized. However, with the attached conditions of approval (Exhibit A), the impacts created by the project will be reduced to less than significant impacts and will therefore not create a harmful effect on the residential character of the existing neighborhood; and 4. The generation of traffic and the capacity and physical character of surrounding streets; and The project site is located in a residential neighborhood in the City of Santa Clarita. The vehicle trips to the project site will be increased from the traditional use of the facility, however the increase will only be at specific times throughout the day. These increases will only be during the half-hour intervals during the drop-off and pick-up of students on the project site. Further, the project site is designed to accommodate higher volumes of traffic than the school is proposing as it is currently designed for church use. The school will increase the vehicle trips during the week, but will not exceed the vehicle trips for which the site was designed as a church facility. Therefore, no impact is anticipated with relation to the traffic and capacity of the surrounding streets that service the project site; and 5. The suitability of the site for the type and intensity of use or development which is proposed; and The Residential Suburban (RS) zone allows for elementary schools in conjunction with the provisions of the Unified Development Code. The RS zone "corresponds to the single-family detached tract home at a density of up to five and not tenths (5.0) dwelling units per gross acre. Additional uses are permitted that are complimented to, and can exist in harmony with, a residential neighborhood"; and 6. The harmful effect, if any, upon environmental quality and natural resources. The proposed elementary school will be located within the existing facilities at the Seventh Day Adventist church property and will not require additional modifications to the exterior structure of the building. Therefore, no impact to environmental quality and natural resources is anticipated with the proposed project. C. That the proposed location, size, design, and operating characteristics of the proposed use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. The proposed elementary school will utilize existing building and facilities. No new structures or buildings are proposed with this project. Further, the parking available on the project site, as well as the proposed loading and unloading areas will be more than adequate to service the proposed school. Therefore, the project will not create a negative impact to the public health, safety or welfare. Resolution No. 03-137 Page 4 D. That the proposed use will comply with each of the applicable provisions of the City of Santa Clarita Unified Development Code, except for an approved variance or adjustment. The proposed project meets all provisions of the Unified Development Code and does not require any variance or adjustment for approval. NOW, THEREFORE, the City Council of the City of Santa Clarita does hereby resolve as follows: SECTION 1. The City Council adopts a resolution denying the appeal and upholding the Planning Commission decision to approve Master Case 03-199 and Minor Use Permit 03-023 with the associated Notice of Exemption to allow for the operation of an elementary school at 24436 Valley Street in accordance with the conditions of approval. SECTION 2. The City Clerk shall certify to the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this 20`h day of November, 2003. MAYOR ATTEST: CITY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF SANTA CLARITA ) I, Sharon L. Dawson, CMC, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita at a regular meeting thereof, held on the 20`h day of November, 2003, by the following vote: AYES: COUNCILMEMBERS: McLean, Kellar, Weste, Smyth NOES: COUNCILMEMBERS: Ferry ABSENT: COUNCILMEMBERS: None CITY CLERK ATTACHMENT A Master Case 03-199 Minor Use Permit 03-023 FINAL CONDITIONS OF APPROVAL GENERAL CONDITIONS GC1. The approval of this project shall expire if not put into use within two years from the date of this approval, unless it is extended in accordance with the terms and provisions of the City of Santa Clarita's Unified Development Code. GC2. The applicant may file for an extension of the approved project prior to the date of expiration. If such an extension is requested, it must be filed no later than 60 days prior to expiration. GC3. The applicant shall be responsible for notifying the Department of Planning and Building Services, in writing, of any change in ownership, designation of a new engineer, or change in the status of the developer, within 30 days of said change. GC4. Unless otherwise apparent from the context, the term "applicant" shall include the applicant and any other persons, corporation, or other entity making use of this grant. The applicant shall defend, indemnify, and hold harmless the City of Santa Clarita, its agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attach, set aside, void, or annul the approval of this Project by the City, which action is provided for in Government Code Section 66499.37. In the event the City becomes aware of any such claim, action, or proceeding, the City shall promptly notify the applicant, or if the City fails to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City. Nothing contained in this Condition prohibits the City from participating in the defense of any claim, action, or proceeding, if both of the following occur: 1) The City bears its own attorney's fees and costs; and 2) the City defends the action in good faith. The applicant shall not be required to pay or perform any settlement unless the settlement is approved by the applicant. GCS. The property shall be developed and maintained in substantial conformance with the approvals granted by the City. Any modifications shall be subject to further review by the City. GC6. The applicant shall sign and have notarized the attached "Acceptance Form". This form shall be returned to the City's Planning Division. PLANNING DIVISION PLL The applicant shall have permission to operate an elementary school during the hours of 8:OOAM to 3:OOPM, Monday through Friday. This shall include the operation of 2"d through fourth grade classes for the 2003-2004 school year, adding 5`h grade the following year. No weekend hours are permitted with this application. Additional staff time shall be permitted on ATTACHMENT A Master Case 03-199, Minor Use Permit 03-023 November 20, 2003 Page 2 of 3 the project site during the half hour before (7:30AM — 8:OOAM), and the hour after the above referenced hours (3:OOPM - 4:OOPM). PL2. The applicant shall have permission to operate 2nd through fourth grade classes for the coming school year, and second through 5`h grade the following year only. No more than 80 students shall be permitted with the elementary school at any time. PL3. The applicant shall solicit feedback from the surrounding property owners and discuss the lunch, recess and physical education schedule. The schedule shall be submitted to the Planning Division where the Director of Planning and Building Services shall have final discretion on the proposed schedule. PL4. The applicant shall have permission to have all school lunches for the following three events only: • Thanksgiving Feast • Grandparents Day • NCA Olympics PLS. The applicant shall have permission to have four (4) activities on the project site outside the hours of operation. These activities shall terminate at 9:OOPM and shall be limited to the following four events only: • Parent Orientation (No Children) • Dedication Night • Back to School Night (No Children) • Open House All other activities outside the hours of operation shall take place at an alternate location. PL6. Prior to the issuance of any certificate of occupancy, the applicant shall install a 6'-0" high masonry wall along the rear and side property lines adjacent to the rear play area where possible. In the event that this is not possible due to easement or other land issue, the applicant shall utilize an alternative material and design to the satisfaction of the Director of Planning and Building services. PL7. The applicant shall provide loading/unloading areas on the project site for pick-up and drop-off of students. This space shall be clearly identified on the project site and shall provide easy access for all vehicles. PL8. The applicant shall provide staff members throughout the project site to assist with on- site traffic flow and keep vehicles from backing up onto and obstructing Valley Street. Should traffic flow on Valley Street become and issue, additional Planning Commission review may be required. PL9. No exterior modifications to the existing building are permitted. ATTACHMENT A Master Case 03-199, Minor Use Permit 03-023 November 20, 2003 Page 3 of 3 PL10. All interior tenant improvements shall obtain the proper Building and Safety and Planning Division approvals and permits. PLl1. All required parking stalls and drive aisles shall be left free and clear of all obstructions and shall be accessible for the public during all business hours. PL12. No signage is approved with this application. The applicant shall submit for a sign review at the time signs are requested. PL13. The applicant, along with Seventh Day Adventist Church, shall hold quarterly meetings with the surrounding property owners to address community concerns related to school operations. The meeting schedule shall be established prior to the commencement of classes and shall be submitted to the Planning Division. Planning staff will be present at these meetings and will provide quarterly updates to the Planning Commission. PL14. The applicant shall maintain a 25' setback from all property lines for all play areas on the project site. PL15. This approval shall expire, all school. operations shall cease and the Seventh Day Adventist church site shall be restored to it's original condition by June 30, 2007. BUILDING AND SAFETY BSI. The applicant shall fully comply with all applicable standards of the Building and Safety Division for an educational use on the proposed project site. s:\pbs\curnnt\12003\03-199\03.199 CC Draft Conditions STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF SANTA CLARTTA ) CERTIFICATION OF CITY COUNCIL RESOLUTION I, Sharon L. Dawson, City Clerk of the City of Santa Clarita, do hereby certify that this is a true and correct copy of the original Resolution No. 03-137, adopted by the City Council of the City of Santa Clarita, California on November 20, 2003, which is now on file in my office. Witness my hand and seal of the City of Santa Clarita, California, this _ day of ,20—. Sharon L. Dawson, CMC City Clerk By Susan Coffman Deputy City Clerk