Loading...
HomeMy WebLinkAbout758 SAINT CLAIR ST - Building Permits r ' . 3`. r�W4�,. CITY OF COSTA MESA P.O. BOX 1200 • 77 FAIR DRIVE • CALIFORNIA 92628-1200 - V rr DEVELOPMENT SERVICES DEPARTMENT January 19, 2006 Leena Jogia Giant Step Learning Center 758 Saint Clair Street Costa Mesa, CA 92626 RE: MINOR CONDITIONAL USE PERMIT ZA-05-76 TWO PORTABLE CLASSROOMS FOR GIANT STEP LEARNING CENTER 758 SAINT CLAIR STREET, COSTA MESA Dear Ms. Jogia: The minor conditional use permit for the above-referenced project has been completed. The application, as described in the attached project description, has been approved, based on the findings and subject to the conditions of approval (attached). The decision will become final at 5 p.m. on January 26, 2006, unless appealed by an affected party including filing of the necessary application and payment of the appropriate fee or by a member of the Planning Commission or City Council. If you have any questions regarding this letter, please feel free to contact the project planner, Mel Lee, at (714) 754-5611, between 1 p.m. and 5 p.m., Monday through Friday. Sincerely, - . MICHAEL ROBINSON Zoning Administrator Attachments: Project description Findings Conditions of approval Approved Conceptual Plans cc: Engineering Fire Protection Analyst Water District Building Division Mike Issiac 326 Marine Newport Beach, CA 92662 Building Division(714)754-5273 • Code Enforcement(714)754-5623 • Planning Division(714)754-5245 FAX(714)754-1856 • TDD(714)754-5244 • www ci.costa-mesa.ca.us January 19, 2006 ZA-05-76 Page 2 PROJECT DESCRIPTION • On July 22, 1985, Planning Commission approved Conditional Use Permit PA- 85-135 to allow a day care center at the subject site. • On March 27, 1989, Planning Commission approved a modification to the Conditional Use Permit under PA-89-20 to allow two portable classrooms on the site. The CUP was never implemented and the classrooms were never installed; as a result, PA-89-20 was considered to be terminated per Code Section 13- 29(k)(2). • The applicant is proposing to expand the preschool facility by installing two portable classrooms in the rear portion of the property. The buildings are prefabricated trailers and will be required to be installed on permanent foundations and have electrical and plumbing hookups similar to constructed buildings. The classrooms comply with all applicable development standards. Code Section 13-29(p) allows the revision to the CUP to be processed as a minor CUP. • The preschool currently provides care for a maximum of 42 children — the expansion will allow a maximum of 45-50 children. • All applicable conditions of approval for PA-85-135 are required to be complied with to ensure that the use is compatible with surrounding properties. FINDINGS A. The information presented complies with Costa Mesa Municipal Code Section 13- 29(g)(2) in that the proposed use is compatible with developments in the same general area. Granting the minor conditional use permit will not be detrimental to the health, safety and general welfare of the public or other properties or improvements within the immediate vicinity. Granting the minor conditional use permit will not allow a use, density or intensity that is not in accordance with the general plan designation for the property. Specifically, the classrooms comply with all applicable development standards and will be required to be installed on permanent foundations and have electrical and plumbing hookups similar to constructed buildings. B. The proposed use complies with Costa Mesa Municipal Code Section 13-29(e) because: • The use is compatible and harmonious with uses on surrounding properties. • Safety and compatibility of the design of the building, landscaping, and other site features including functional aspects of the site development such as automobile and pedestrian circulation will remain unchanged. • The proposed use is consistent with the General Plan. • The planning application is for a project-specific case and does not establish a precedent for future development. C. The project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and the City environmental January 19. 2006 ZA-05-76 Page 3 procedures, and has been found to be exempt from CEQA. D. The project is consistent with Chapter XII, Article 3, Transportation System Management, of Title 13 of the Costa Mesa Municipal Code in that the development project's traffic impacts will be mitigated by the payment of traffic impact fees. CONDITIONS OF APPROVAL Ping. 1 . The minor conditional use permit herein approved shall be valid until revoked, but shall expire upon discontinuance of the activity authorized hereby for a period of 180 days or more. The minor conditional use permit may be referred to the Planning Commission for modification or revocation at any time if the Conditions of Approval have not been complied with, if the use is being operated in violation of applicable laws or ordinances, or if, in the opinion of the Development Services Director or his designee, any of the findings upon which the approval was based are no longer applicable. 2. All applicable conditions of approval for PA-85-135 shall continue to be complied with, including, but not limited to, the following: 1. If parking shortages or other parking-related problems arise, the applicant shall institute whatever operational measures are necessary to minimize or eliminate the problem. 2. The vacant portion of the lot shall be landscaped according to the provisions of the City's Landscaping Ordinance. 3. Opaque fencing shall be provided around the play yard. 4. Existing planter shall be cleared of all weeds. 3. A copy of the conditions of approval for the conditional use permit must be kept on premises and presented to any authorized City official upon request. New business/property owners shall be notified of conditions of approval upon transfer of business or ownership of land. 4. The business shall be conducted, at all times, in a manner that will allow the quiet enjoyment of the surrounding neighborhood. The applicant and/or business owner shall institute whatever security and operational measures are necessary to comply with this requirement. 5. The classrooms shall be installed on permanent foundations and have electrical and plumbing hookups similar to constructed buildings. 6. The use shall be limited to the type of operation described in the staff report, i.e., a preschool with three buildings (one existing and two proposed) with a maximum of 50 children. Any change in the operational characteristics including, but not limited to, increase in the number of children, shall require approval of an amendment to the conditional use permit, subject to Planning approval. January 19, 2006 ZA-05-76 Page 4 CODE REQUIREMENTS The following list of federal, state and local laws applicable to the project has been compiled by staff for the applicant's reference. Any reference to "City" pertains to the City of Costa Mesa. Ping. 1. Approval of this zoning action is valid for a period of one (1) year and will expire at the end of this period unless building permits are obtained and construction commences, or the applicant applies for and is granted an extension of time. 2. Development shall comply with all requirements of Section 13-32 and Chapter V, Article 3, of Title 13 of the Costa Mesa Municipal Code relating to development standards for commercial projects. 3. All signs shall conform to the City's Sign Ordinance. The freestanding sign shall be maintained in accordance with the provisions of Code Section 13-117 of the Costa Mesa Municipal Code. 4. Existing mature vegetation shall be retained wherever possible. Should it be necessary to remove existing vegetation, the applicant shall submit a written request and justification to the Planning Division. A report from a California licensed arborist may be required as part of the justification. Replacement trees shall be of a size consistent with trees to be removed, and shall be replaced on a 1-to-1 basis. This condition shall be completed under the direction of the Planning Division. Bus. 5. All contractors and subcontractors must have valid business Lic. licenses to do business in the City of Costa Mesa. Final inspections, final occupancy and final releases will not be granted until all such licenses have been obtained. Bldg. 6. Comply with the requirements of the Uniform Building Code as to design and construction and CCR Title 24 pertaining to "Disabled Access Regulations". Trans. 7. Fulfill mitigation of off-site traffic impacts at the time of issuance of building permit by submitting to the Planning Division the required traffic impact fee pursuant to the prevailing schedule of charges adopted by the City Council. The traffic impact fee is calculated based upon the average daily trip generation rate of 79.26 trip ends per TSF for the proposed project and includes a credit for all existing uses. At the current rate per trip end, the traffic impact fee is estimated at $27,512.00. Note: the traffic impact fee will be recalculated at the time of issuance of building permit based upon any changes in the prevailing schedule of charges adopted by the City Council and in effect at that time. 8. Fulfill mitigation San Joaquin Hills Transportation Corridor Fee Ordinance requirements at the time of issuance of building permit by submitting to the required fee to the Planning Division. For the proposed use, the fee is estimated at $7,545.60. Note: the fee is January 19, 2006 ZA-05-76 Page 5 subject to revision and possible increase effective July 1st of each year. SPECIAL DISTRICT REQUIREMENTS The requirements of the following special districts are hereby forwarded to the applicant: Sani. 1. It is recommended that the applicant contact the Costa Mesa Sanitary District at (949) 645-8400 to obtain Sanitary District requirements. PLANNING APPLICATION SUMMARY Location: 758 Saint Clair Street Application: ZA-05-76 Request: Two 960 SF modular classroom buildings for an existing preschool SUBJECT PROPERTY: SURROUNDING PROPERTY: Zone: C2(General Business) North: MG (Industrial Building) General Plan: General Commercial South: (Across Street) C2, Commercial Uses Lot Dimensions: Irregular East: C2, Commercial Uses Lot Area: 23,196 SF West: C2, Commercial Uses Existing Development: 2,380 SF Preschool DEVELOPMENT STANDARD COMPARISON Development Standard Code Requirement Proposed/Provided Lot Size: Lot Width 120 FT 151 FT Lot Area 12,000 SF 23,196 SF Floor Area Ratio: (High Traffic FAR) .20 (4,639 SF) .19 (4,300 SF) Building Height: 2 Stories/30 FT 1 Story/15 FT (New Bldgs.) Setbacks (New Buildings): Front 20 FT 80 FT Side (left/right) 0 FT/15 FT 5 FT/62 FT Rear 0 FT 6 FT Parking: Standard 5 6 Handicapped 1 1 TOTAL: 6 7 Final Action: Zoning Administrator CEQA Status Exempt, Class 1, Existing Facilities