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HomeMy WebLinkAbout09/01/1998, 1 - APPEAL BY WARREN F. DOLEZAL OF ARCHITECTURAL REVIEW COMMISSION'S APPROVAL OF PROJECT APPLICATION NO. ARC 94-98 - A PROPOSAL TO ADD A 1,600 SQUARE-FOOT ADDITION TO AN EXISTING SCHOOL LOCATED AT THE SOUTHWESTERN CORNER OF LOS OSOS VALLEY ROA counaL j agenda nEpont CITY OF SAN LU IS O B I S P O FROM: Arnold B.Jonas, Community Development Director b Prepared By: Pam Ricci,Associate Planner fR SUBJECT: Appeal by Warren F. Dolezal of Architectural Review Commission's approval of Project Application No. ARC 94-98 — a proposal to add a 1,600 square-foot addition to an existing school located at the southwestern corner of Los Osos Valley Road and South Higuera Street(4200 S. Higuera St.). CAO RECOMMENDATION Adopt Draft Resolution A, denying the appeal, and upholding the Architectural Review Commission's action to approve the project, based on findings, and subject to conditions and code requirements. DISCUSSION Situation/Previous Review The Montessori School wants to remodel and add on to their existing school building. On July 8, 1998, the project was approved through the minor or incidental architectural review process. On July 17, 1998, Warren Dolezal appealed the D'irector's approval of the project. Appeals of the Director's decisions on minor or incidental architectural review applications are scheduled for consideration by the Architectural Review Commission(ARC). On August 3, 1998, the ARC, on a 5-0-2 vote, denied the appeal, upholding the Community Development Director's approval of the project, based on findings, and with the original seven conditions, plus two additional conditions. The additional conditions encouraged teachers to park on-site and required future building expansions of educational facilities to be processed through a planned development amendment. The Commission first heard from the appellant Warren Dolezal who described his concerns with the intensity of the school and safety concerns with its location at the busy street intersection. There was a full house in attendance. In addition to the applicant's representative, the school administrator and three parents of former and current students spoke in favor of the project. On August 11, 1998, an appeal of the ARC's decision to grant final approval to the project was filed by Warren F. Dolezal. Mr. Dolezal lives in a home in Los Verdes Park �'l Council Agenda Reps.c-Montessori Children's School Ad`.ton(ARC 9498) Page 2 adjacent to the school's playground, was the original developer of the Los Verdes project and also owns commercial property on the east side of South Higuera Street, across from the project site. The appeal to the Council cites the same concerns with traffic, safety and parking brought out in the original appeal letter to the ARC in a slightly different format. Response to Appeal Issues Staff feels that the ARC made an informed and appropriate decision in approving the project on August 3, 1998. Many of Mr. Dolezal's appeal issues focus on increased traffic and parking concerns. However,the project, which.will add a third classroom and a library to the school, is intended to improve facilities for the existing number of students. With the addition, there are not plans to increase the existing enrollment levels of the school. Therefore, the project will create a larger and more interesting building, and add more parking spaces to the site,without increasing enrollment. Throughout the review and project hearing process, Mr. Dolezal's concerns have not been ignored. As previously mentioned, the ARC added two conditions at their 8-3-98 meeting in direct response to issues that he raised with parking and the potential for future expansions. In addition, the applicant has worked with staff to make changes to the project to maximize the number of on-site parking spaces and to create an unloading area that will allow stacking of vehicles to occur in the parking lot, rather than onto adjacent streets. The attached report prepared for the ARC meeting highlights the various concerns of the appellant and provides a response to each. ALTERNATIVES 1. Adopt Draft Resolution B, upholding the appeal and denying the project (ARC 94- 98), 498),based on findings. 2. Continue with direction to the staff and appellant. Attached: 1.-Draft Resolutions 2. -Appeal to City Council received 8-11-98 3. -ARC approval letter dated 8-11-98 4.-Draft 8-3-98 ARC minutes 5. - 8-3-98 ARC report and attachments 6. -Project plans Enclosed: Project plans Draft Resolution"A" RESOLUTION NO. (1998 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION'S ACTION,THEREBY UPHOLDING THE DECISION TO GRANT FINAL ARC APPROVAL OF THE MONTESSORI SCHOOL ADDITION AT 4200 SOUTH HIGUERA STREET (ARC 94-98) WHEREAS, the Architectural Review Commission conducted a public hearing on August 3, 1998, and considered an appeal filed by Warren F. Dolezal of the Community Development Director's action to approve a 1,600 square-foot addition to the existing Montessori Elementary School;and WHEREAS,the Architectural Review Commission denied the appeal and upheld the Community Development Director's action, based on findings, and with nine conditions;and WHEREAS, Warren F. Dolezal, One Los Palos Drive, filed an appeal of the Architectural Review Commission's action on August 11, 1998, based on concerns with the intensity of the school and safety issues with its location at the busy street intersection; and WHEREAS, the City Council conducted a public hearing on September 1, 1998, and has considered testimony of interested parties including the appellant, the records of the Architectural Review Commission's action of August 3, 1998, and the evaluation and recommendation of staff;and WHEREAS, the City Council has determined that the project is categorically exempt under Section 15301. (e)of the CEQA Guidelines. `4 Resolution No. k.,98 Series) Page 2 BE IT RESOLVED, by the City Council of the City of San Luis Obispo as follows: SECTION 1. Fes. That this Council, after consideration of the proposed project (ARC 94-98), the appellant's statement, staff recommendations and reports thereof,makes the following findings: 1. The proposed addition will upgrade and modernize the appearance of the building. 2. The project will provide additional parking to meet ordinance requirements for the added floor area. SECTION 2. Action - Appeal Denied. The appeal of the Architectural Review Commission(ARC)is hereby denied. Therefore, the Commission's action to grant final approval to the project is upheld, subject to the following conditions: 1. The proposed 6-foot high fence in the Los Osos Valley Road street yard, where a Yl 1"-foot high fence is allowed, is approved, finding that no public purpose will be served by strict compliance with the fence height regulations in this case. 2. Final color selections shall be submitted for staff review along with submittal of construction plans. 3. The applicant shall submit a more refined landscaping plan showing specific planting proposals, and including irrigation system plans, with submittal of working drawings for the street yard areas. The plan shall include specific proposals for climbing plants on the proposed fence in the Los Osos Valley Road street yard, and plant materials to screen the added parking space on the north side of the entry driveway. 4. A total of 10 parking spaces shall be provided on-site to serve the expanded school. 5. The parking space on the north side of the entry driveway shall be constructed of brick,or other alternative paving material,rather than asphalt or concrete. Because of its location in relationship to the entry driveway, the use of the space shall be limited to minimize potential conflicts. Therefore, the space shall be signed so that it is reserved for a permanent member of the staff,rather than the public at large. 6. The trash enclosure shall be located and oriented so as to minimize conflicts with the adjacent parking space. L�� Resolution No. ,-A8 Series) Page 3 7. Consistent with the County Airport Land Use Commission's review of the project on May 20, 1998,the following conditions are included with project approval: • No radio transmissions shall be allowed that would interfere with aircraft operations. • Soundproofing shall be added to reduce indoor noise from airport operations, where required by the City's Noise Element and the San Luis Obispo County Airport Land Use Plan. • Granting of an avigation easement for the protection of the San Luis Obispo County Airport,the City of San Luis Obispo and the County of San Luis Obispo. 8. Employees of the school shall be encouraged to park their vehicles on-site. 9. No further building expansion of educational program facilities at the site shall be allowed without the approval of a Planned Development Amendment. On motion of seconded by and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this 1 st day of September 1, 1998. Mayor Allen Settle ATTEST: Assistant City Clerk Kim Condon APPROVED: ity Je y orge Draft Resolution"B" RESOLUTION NO. (1998 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO UPHOLDING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION'S ACTION,THEREBY DENYING THE FINAL ARC APPROVAL OF THE MONTESSORI SCHOOL ADDITION AT 4200 SOUTH HIGUERA STREET (ARC 94-98) WHEREAS, the Architectural Review Commission conducted a public hearing on August 3, 1998, and considered an appeal filed by Warren F. Dolezal of the Community Development Director's action to approve a 1,600 square-foot addition to the existing Montessori Elementary School; and WHEREAS, the Architectural Review Commission denied the appeal and upheld the Community Development Director's action,based on findings,and with nine conditions;and WHEREAS, Warren F. Dolezal, One Los Palos Drive, filed an appeal of the Architectural Review Commission's action on August 11, 1998, based on concerns with the intensity of the school and safety issues with its location at the busy street intersection;and WHEREAS, the City Council conducted a public hearing on September 1, 1998, and has considered testimony of interested parties including the appellant, the records of the Architectural Review Commission's action of August 3, 1998, and the evaluation and recommendation of staff;and WHEREAS, the City Council has determined that the project is categorically exempt under Section 15301. (e)of the CEQA Guidelines. BE IT RESOLVED,by the City Council of the City of San Luis Obispo as follows: SECTION 1. FindiLnzs. That this Council, after consideration of the proposed project (ARC 94-98), the appellant's statement, staff recommendations and reports thereof, makes the Resolution No. (1998 Series) Page 2 following findings: 1. The proposed addition will adversely affect the health,safety and welfare or persons residing at the site or in the vicinity because(Council to specify the facts to support this finding). 2. The proposed project as designed and conditioned is inconsistent with the criteria contained in the City's architectural review guidelines. SECTION 2. Action. The appeal is hereby upheld, and the action of the ARC to grant final approval to the project is denied. On motion of ,seconded by and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this 1st day of September 1, 1998. Mayor Allen Settle ATTEST: Assistant City Clerk Kim Condon APPROVED: City Attorney Jeff Jorgensen /�7 Rata"a,ftt: ,.t;m�ern for VIA ttdure CaZv:�Vxfting 9-/- IZ _ Cal--it F._«r4-eJ WARREN F. DOLEZAL ONE LOS PALOS DRIVE, SAN LUIS OBISPO,CALIFORNIA (805) 5443990 5 Augus 1 OUNCIL D CDD DIR D D FIN DIR Mr. Allen Settle, Mayor,City of San Luis Obispo & �UaRNEY D PWD RHS Members of The City Council p<LERKIORIG D POUCE CHF City of San Luis Obispo 0 log G p yr S D R 990 Palm Street __EUJ:RS.DIR San Luis Obispo,CA 93401-3249 Subject. Proposed Major Expansion of The Los Verdes Day Care Center / Montessori School @ 4200 South Higuera St, Submitted as a Request for Minor Or Incidental Review, ARCMI 94-98 and Application for Fence Height Exception Dear Mayor Settle and Members of The City Council, The purpose of this letter is to make an official appeal to the City Council to the administrative approval and subsequent ARC denial of our appeal of the subject Application filed under the classification of "Minor or Incidental Architectural Review Commission Review, ARC MI" regarding the subject property.I believe this application is really a major planning issue and not a minor archttedural review subject and should be addressed appropriately. I received a notice dated June 19, 1998 of a request for Fence Height Exception to the subject property that was mailed to me.After I called and met with City staff members I found out that this was not just a minor or incidental change but a major change and a 38 percent expansion from the previous day care center,and its previous expansion,to establishment of a full commercial private elementary school&day care pre school on the corner of the major street intersection of Los Osos Valley Road and South Higuera Street. I stated in my previous letter that the existing school and its excellent staff has earned a well deserved reputation for the operation of one of San Luis Obispo's best day care and preschools in our city. However, its success has also created an expansion problem for the school on the small residential lot (for a school with required playground) on which it is located. Admittance of additional children over the last several years to a level of 75 students last year,and expected this year,has caused problems for the students and its staff.The gradual increase in students over the last several years of operation has also created some very important unaddressed traffic problems and unaddressed traffic safety impacts at the schools very busy street location when it comes to parking for its increased staff and the delivery and pick-up of the children at school. Because the present onsite parldng spaces and entry area to those spaces are needed and required to provide for unloading and loading the children when they arrive and leave school, the teachers and administrative assistants can not use the onsite spaces to park their cars during the schools operation and must park offsite on the street That is wrong and that arrangement has been taking place for many years. Some of the teachers and administrative assistants,with their small children « in tow, can be seen each morning paddng their cars along the offsite street parking along South cr Z Higuera Street Since most ark on the south side they then have to dash across the street,child in o hand or in their arms,between the busy morning sometimes high speed or large truck traffic, to get rto the other side to go to the school `= t-) The parents soon follow to unload their children The parents have to stop and wait in line in their S cars on the side of either South Higuera Street or around the corner on Los Osos Valley Road (as Cn ATTACHMENT 2 1� panting is not allowed in the bicycle lanes or the right turn lanes of either street),watch the traffic Eight signals change, if its their turn enter the parking space area, park their cars and help their children out of their child seats and take them into the classrooms.The parents then return to their cars and if they are then going back into town have to make a left tum onto South Higuera Street very close to the signaled intersection or tam right, go down a little ways and then make a full "U" turn into the middle of the busy South Higuera Street. These activities substantially impacts the other non school traffic at this intersection. According to owner,Mary Kern, there were 75 students last year and as there are now 75 students already signed up for this coming year. Since there are no regulated limits established on further student increases now expanding the floor space and classrooms another 38 percent could soon see a corresponding student population increase to over 100. For this commercial enterprise it is very good as it means more revenues but the already bad and unsafe traffic situation will only get worse, especially if only 3 additional onsite parking spaces are provided. The same traffic problems take place when the end of the school day arrives. As can be expected normal economic and education demands and pressures willcontinue over the next few years and growth will continue to this undersized and already impacted commercial business school site. I believe that the following issues need to be addressed,resolved and approved by the City : 1. Based on the fact that major changes in the area, traffic and surrounding community have occurred over the past 26 years since this small(30-34 child) neighborhood pre-school day care center was provided as part of the Los Verdes Residential Planned Development that plan must be properly studied,evaluated and amended prior to allowing any increase or expansion. 2. If the additional increase of approximately 38 percent of floor classroom area is to be allowed, (over the previous 700 square feet expansion area for a nap room that previously took place and afterwards turned into office area) should that now be permitted to be rushed to take place or is it better to be allowed after a full study on the consequential traffic and safety impacts is completed and mitigated if possible. 3. Is this location a proper place for a private commercial elementary school now and should it be allowed at the comer of this busy intersection or would another location be more appropriate. Also should the property be rezoned to commercial,and/or subject to a conditional use permit, for this private business and commercial elementary school. It certainly is not now a residential use within the planned development it was created to serve. 4.If the expansion of this business is allowed at this time should onsite parking be required for the teachers, teacher assistants and administrative personnel (like is required of all other commercial businesses in the City) with the condition that they must park and use that space for them and potential customers and not use the spaces, as they have in the past,just for unloading and loading of the students at the beginning,during and end of the school day. 5. If the expansion of this business is allowed at this time should a separate appropriate unloading and loading area for the students at the beginning, during and end of the school day be provided to prevent the traffic and safety problems that are presently occurring. 6. If the expansion of this business is allowed at this time should a 25 mph speed zone be provided at this intersection on one or both South Higuera Street and Los Osos Valley Road for this private elementary school with appropriate signage and traffic control. I believe that the safety of the drivers and passengers at this intersection will be substantially compromised by the expansion of this private school and I would appreciate your review and suggestions on how to mitigate this serious matter of safety before someone gets injured or worse. Sincerel .s J Wan�en Dolezal,Reside fS 2 f'� cityO sAn luiS OBISPO 990 Palm Street, San Luis Obispo, CA 93401-3249 August 11, 1998 Montessori Children's School 4200 S.Higuera Street San Luis Obipso,CA 93401 SUBJECT: ARC 94-98: 4200 S. Higuera Street Appeal of the Director's action approving architectural review of an addition to an existing school. Dear Applicant: The Architectural Review Commission, at its meeting of August 3, 1998, denied the appeal, granting final approval to the project, based on the findings that the proposed addition will upgrade and modernize the appearance of the building, and that the additional parking will meet ordinance requirements, and with the following conditions: Conditions 1. The proposed 6-foot high fence in the Los Osos Valley Road street yard, where a Yl 1"-foot high fence is allowed, is approved, finding that no public purpose will be served by strict compliance with the six foot height limit for this fence. 2. Final color selections shall be submitted for staff review along with submittal of construction plans. 3. The applicant shall submit a more refined landscaping plan showing specific planting proposals, and including irrigation system plans, with submittal of working drawings for the street yard areas. The plan shall include specific proposals for climbing plants on the proposed fence in the Los Osos Valley Road street yard, and plant materials to screen the added parking space on the north side of the entry driveway. 4. A total of 10 parking spaces shall be provided on-site to serve the expanded school. 5. The parking space on the north side of the entry driveway shall be constructed of brick, or other alternative paving material, rather than asphalt or concrete. Because of its location in relationship to the entry driveway, the use of the space shall be limited to minimize potential conflicts. Therefore, the space shall be signed so that it is reserved for a permanent member of the stat&rather than the public at large. ATTACHMENT 3 The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Telecommunications Device for the Deaf(805)781-7410. Ho ARC 9498 Page 2 6. The trash enclosure shall be located and oriented so as to minimize conflicts with the adjacent parking space. 7. Consistent with the County Airport Land Use Commission's review of the project on May 20, 1998,the following conditions are included with project approval: • No radio transmissions shall be allowed that would interfere with aircraft operations. • Soundproofing shall be added to reduce indoor noise from airport operations, where required by the City's Noise Element and the San Luis Obispo County Airport Land . Use Plan. • Granting of an avigation easement for the protection of the San Luis Obispo County Airport,the City of San Luis Obispo and the County of San Luis Obispo. 8. Employees of the school shall be encouraged to park their vehicles on-site. 9. No further building expansion of educational program facilities at the site shall be allowed without the approval of a Planned Development Amendment. While the City's water allocation regulations are in effect, the Architectural Review Commission's approval expires after three years if construction has not started, unless the Commission designated a different time period On request, the Community Development Director may grant a single one-year extension. The decision of the Commission is final unless appealed to the City Council within ten days of the action. The appeal period will expire on Thursday, August 13, 1998 at 5:00 p.m. An appeal may be filed with the City Clerk by any person aggrieved by a decision of the Commission If you have any questions,please contact Pamela Ricci at 781-7168. Sincerely, onal Development view Manager RW:mk cc: Bardhyll Nushi MK:\ARC\94-96-letter(d) Draft ARCHITECTURAL REVIEW COMMISSION Regular Meeting-August 3, 1998 PRESENT: Commrs. James Aiken, Curds Illingworth, Alice Loh, Lance Parker, and Mark Rawson ABSENT: Commrs. Ron Regier and Chuck Stevenson OTHERS PRESENT: Peggy Mandeville,Associate Planner, Pam Ricci,Associate Planner, John Shoals, Associate Planner and Ron Whisenand,Development Review Manager PROJECTS: 1. ARC 94-98: 4200 South Higuera Street: Appeal of the Director's action approving architectural review of an addition to an existing school; R-1-PD zone; Montessori Children's School,applicant Pam Ricci,Associate Planner,presented the staff report recommending that the appeal be denied, and that the project be granted final approval, based on findings, and with conditions, approved by the Community Development Director. Warren Dolezal, appellant, stated he originated the idea for a day care center in 1972. He expressed concern with the location of the school in terms of safety. He said the school is a "victim of its own success". He felt this was not a proper location for an elementary school, especially since the teachers would have to park off-site. He said there could be traffic issues from cars dropping off children and spilling onto adjacent streets. He stated once again that safety was the principal concern. Bardhyll Nushi,RRM Design Group, said he appreciated Mr. Dolezal's concerns and noted that, based on Dolezal's input,he had implemented program measures to address unloading and traffic issues. Bardhyll reviewed the parking lot design and described the loading area created. He also described the landscape proposals to screen the parking and red curbing to maintain clear sight distances. Mary Kern, owner and administrator of Montessori School, said there are 75 children and enrollment is fairly constant She noted they had attempted to maximize parking and create a drop-off place. Carol Sinsheimer,parent of former students 1980-1989,noted her support for the school. Bang Cleveland, 1650 Harmony, spoke in support of the school. He appreciated the school's efforts to upgrade the comer as an entry to the City. He felt the City should support existing businesses and expand facilities at current locations. He said the school provides a quality project and noted that school starts on September 9, 1998. ATTACHMENT 4 PIA ARC Minutes August 3, 1998 Page 2 Bill Palmer has been associated with the school for 10 years and spoke for an assembled group of parents. He said that parents provide a source of bountiful resources; they will abide by rules of when and where students are to be dropped off. They will make a safe environment for the children. Warren Dolezal commented that the on-street parking was used by low-income housing in the morning. Wendy Lucas stated that there was usually adequate parking available on the street for parents. The public hearing was closed. COMMISSION COMIv1ENNTS: Commr. Illingworth felt it was an appropriate use of the site, although he doesn't like to hear about people having to park off-site. He appreciated the concerns, but has less problems with the project given that it is an existing site. Commr. Rawson believes the applicants have tried to address the appellant's concerns. Commr. Parker stated it was a nice looking project and hadn't noticed any traffic concerns. Commr. Loh expressed safety concerns. She noted that enrollment over the years has not increased dramatically. She would like to see more planting installed She felt the six foot fence was not a safety concern. Commr. Aiken concurred with the previous comments. He also appreciated Mr. Dolezal's concerns. Commr. Parker and Rawson indicated they did not wish to place limits on enrollment. Commr. Illingworth moved to deny the appeal, upholding the Community Development Director's approval of the project, based on the findings that the proposed addition will upgrade and modernize the appearance of the building, and that the additional parking will meet ordinance requirements,and subject to the following conditions: Conditions 1. The proposed 6-foot high fence in the Los Osos Valley Road street yard, where a 3'11"-foot high fence is allowed, is approved, finding that no public purpose will be served by The proposed 6-foot high fence in the Los Osos Valley Road street yard,where a 3'11"-foot high fence is strict compliance with the six foot height limit for this fence. ARC Minutes August 3, 1998 Page 3 2. Final color selections shall be submitted for staff review along with submittal of construction plans. 3. The applicant shall submit a more refined landscaping plan showing specific planting proposals, and including irrigation system plans, with submittal of working drawings for the street yard areas. The plan shall include specific proposals for climbing plants on the proposed fence in the Los Osos Valley Road street yard, and plant materials to screen the added parking space on the north side of the entry driveway. 4. A total of 10 parking spaces shall be provided on-site to serve the expanded school. 5. The parking space on the north side of the entry driveway shall be constructed of brick, or other alternative paving material, rather than asphalt or concrete. Because of its location in relationship to the entry driveway, the use of the space shall be limited to minimize potential conflicts. Therefore, the space shall be signed so that it is reserved.for a permanent member of the staff,rather than the public at large. 6. The trash enclosure shall be located and oriented so as to minimize conflicts with the adjacent parking space. 7. Consistent with the County Airport Land Use Commission's review of the project on May 20, 1998,the following conditions are included with project approval: • No radio transmissions shall be allowed that would interfere with aircraft operations. • Soundproofing shall be added to reduce indoor noise from airport operations,where required by the City's Noise Element and the San Luis Obispo County Airport Land Use Plan. • Granting of an avigation easement for the protection of the San Luis Obispo County Airport, the City of San Luis Obispo and the County of San Luis Obispo. 8. Employees of the school shall be encouraged to park their vehicles on-site. 9. No further building expansion of educational program facilities at the site shall be allowed without the approval of a Planned Development Amendment. Commr.Loh seconded the motion. AYES: Illingworth,Loh,Aiken,Parker,Rawson NOES: None ABSENT: Regier,Stevenson The motion passed 1-�� CITY OF SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION STAFF REPORT n7EMN i BY: Pam Ricci, Associate Planner P MEETING DATE: August 3, 1998 FROM: Ron Whisenand,Development Review Manager !7 FILE NUMBER: ARC 94-98 PROJECT ADDRESS: 4200 South Higuera Street SUBJECT: Review of plans to add a 1,600 square-foot addition to an existing school located at the southwester comer of Los Osos Valley Road and South Higuera Street. SUMMARY RECOMMENDATION: Deny the appeal, granting final approval to the project, based on the findings, and with the conditions, approved by the Community Development Director (hereinafter referred to as the "Director". BACKGROUND: Situation/Previous Review The Montessori School wants to remodel and add on to their existing school building. On July 8, 1998,the project was approved through the minor or incidental architectural review process. On July 17, 1998, Warren Dolezal appealed the Director's approval of the project Appeals of the Director's decisions on minor or incidental architectural review applications are scheduled for consideration by the Architectural Review Commission(ARC). Data Summary Address: 4200 South Higuera Street Applicant: Montessori Children's School Representative: Bardhyll Nushi Zoning: R-1-PD; Single-Family Residential with the Planned Development overlay zone General Plan: Low-Density Residential Environmental Status: Categorically exempt under Section 15301.(e) of the CEQA Guidelines, Existing Facilities. Project Action Deadline: September 14, 1998 Site Description The project site consists of about 0.75-acre and is developed with an existing 4,200 square-foot building used as a private elementary school. Project parking is provided by a lot located o$'of South Higuera Street Surrounding land uses include the Los Verdes Park planned residential development project to the north and west,and commercial development to the east ATTACHMENT 5 ARC 9498 (Montessori Ci. wren's School) Page 2 Project Description The proposed 1,600 square-foot addition to the main building is proposed in the northeast comer of the site near the adjacent street intersection. The addition will be used as a third classroom and library. The new addition will include two higher towers with gable roofs with an intervening single-story portion and will have stucco siding and a clay tile roof. To coordinate the new with the old, the wood siding will be removed from the existing fascia and will be plastered over with stucco. A stepped retaining wall with 6-foot high wood fence is proposed in the Los Osos Valley Road street yard. The fence will angle back to the edge of the new addition to address concerns with maintaining sight distances at the street intersection. The existing driveway and parking area will be reconfigured to provide additional parking spaces. Project History With the original review of the Los Verdes Park planned residential development, there was a requirement that the subject comer site be developed with a day care center. The original building was approved by the ARC on 12-8-75 and the Planning Commission on 1-6-76. The building was finaled on 9-3-76. A 600 square-foot addition to the building was approved by the ARC on 3-17-80. At that hearing, the project was characterized as an existing private school and ARC discussion focused on concerns with maintenance and upkeep. Prior to the ARC's review of addition plans, City Planning staff authorized, without hearing, a request to utilize a second classroom for children ages 6-9 years. EVALUATION In approving the addition to the Montessori School,the Director found that the proposed addition would upgrade and modernize the appearance of the building, and that the additional parking would meet ordinance requirements. The proposed plans generally show the same basic site planning scheme with the building footprint near the adjacent street intersection, parking along South Higuera Street and the play area south of the building and to the west of parking. The school has stressed that the addition is proposed to accommodate existing enrollment by providing an additional classroom, rather than to allow a large increase in student capacity. Changes in enrollment currently occur with the fluctuation in the number of students at various levels as they cycle through the school. Staffs analysis of the addition request focused on three main issues: • the appearance of the building from adjacent streets; • site fencing and landscaping proposals;and • the layout and the number of parking spaces. �-�lo ARC 94-98 (Montessori Clw wren's School) Page 3 The following paragraphs respond to the numbered issues 1-7 raised by Mr. Dolezal on Page 2 of his appeal letter : 1. Need for a Planned Development Amendment Mr. Dolezal expresses a concern that the scope of the project warrants an amendment to the original Planned Development(PD)given major changes in the area and surrounding community since the original day care use was established at the site. Planning staffs conclusion was that the issues at the site were mainly with site and building design, and not use, since no major enrollment changes were proposed. Therefore, staff was of the opinion that the changes would best be reviewed through the minor or incidental architectural review process and that further use permit or planned development review was not necessary. 2. Concerns with Cumulative Additions Mr. Dolezal questions the magnitude of the additions in relationship to the original approval. Staff s view was that the proposed scale of the addition was appropriate as long as there was adequate parking provided and proposed enrollment was not significantly increased. 3. School Use Mr.Dolezal takes issue with the allowance of an elementary school at the site and suggests that a commercial use here might be more appropriate. From information found in the project address file,the Montessori School has been at the site since at least 1979. Therefore, staff did not view the request as the establishment of a new use at the site. 4. Parking_Requirements As shown on the attached Parking Calcs worksheet,the project parking requirement with the new addition is 10 spaces. Condition No. 4 of the attached approval letter also documents this requirement. The parking requirement for elementary schools is based on two spaces per classroom plus one space for each 300 square feet of office, assembly or common area. The site currently has 7 parking spaces. Therefore, is was determined that the expanded building would generate an increased demand for 3 additional spaces. Staff has worked with the applicant to maximize the number of parking spaces provided on-site. As with other types of projects, it is difficult for the City to control how the on-site parking is utilized. While staff would prefer to see more parking on-site to accommodate all parents, staff and guests that may visit the site, the proposed number of parking spaces does comply with ordinance requirements. 5. Separated Unloading Area Since Mr. Dolezal's appeal was filed,staff has worked with the applicant to address the concerns of having a designated place on-site to accommodate dropping off and picking up children. As indicated in the 7-23-98 letter from representative Bardhyll Nushi, there will be a place behind Parking Spaces Nos. 5 & 6 for a children's unloading and loading area. To further facilitate this ARC 94-98 (Montessori Ch...xen's School) Page 4 system, the drop off and pick up times would be staggered and the unloading area would be monitored by a school staff member. The location of the unloading and loading area was specifically chosen to allow for maximum on-site storage and m;n;m»E impacts to the adjacent roadways. 6. Speed Zone The Public Works Department was asked to respond to the question of providing a 25 mile per hour speed zone with signage in the vicinity of the school on adjacent streets. When school is once again in session, the Department will evaluate the need for school signage and pursue a work order for installation of signs if deemed appropriate. 7. Authorization of Construction Work Before Permits The applicant was issued a building permit for miscellaneous non-structural site and building demolition including removal of stucco. The permit was issued to allow some limited work to proceed prior to the appeal period for the project transpiring. Issuance of this permit in no way implies approval of the addition plans. The addition, if it is supported after being reviewed at appeal hearings,will be processed through a separate permit. Forms have also been placed where the addition is proposed, but no footings have been poured. If the addition were ultimately not approved, the forms would either need to be removed or a pending permit for a patio slab and footings pursued Some of the concerns with construction activity may be attributable to the installation of a new sewer line for the P.G.& E. project which passed near the project site. ALTERNATIVES 1. Grant schematic with direction on items to return to the Commission with final review of plans. 2. Continue review of the project Direction should be given to the applicant regarding desired information or needed revisions to plans. 3. Deny the project. Action denying the application should include the basis for denial. OTHER DEPARTMENT COMMENTS The Building Division reviewed the plans for development of the parking lot and the Public Works Department was consulted regarding traffic and circulation issues during the review of this project. Their comments are either reflected in modified plans or incorporated into the above discussion. RECOMMENDATION Deny the appeal, granting final approval to the project, based on the findings that the proposed addition will upgrade and modernize the appearance of the building, and that the additional parking will meet ordinance requirements, and with the conditions, approved by the Community Development Director as noted below. I.lie ARC 94-98 (Montessori Ch hen's School) Page 5 Conditions 1. The proposed 6-foot high fence in the Los Osos Valley Road street yard, where a 3'11"-foot high fence is allowed, is approved, finding that no public purpose will be served by strict compliance with the six foot height limit for this fence. 2. Final color selections shall be submitted for staff review along with submittal of construction plans. 3. The applicant shall submit a more refined landscaping plan showing specific planting proposals, and including irrigation system plans, with submittal of working drawings for the street yard areas. The plan shall include specific proposals for climbing plants on the proposed fence in the Los Osos Valley Road street yard, and plant materials to screen the added parking space on the north side of the entry driveway. 4. A total of 10 parking spaces shall be provided on-site to serve the expanded school. 5. The parking space on the north side of the entry driveway shall be constructed of brick, or other alternative paving material, rather than asphalt or concrete. Because of its location in relationship to the entry driveway, the use of the space shall be limited to minimize potential conflicts. Therefore, the space shall be signed so that it is reserved for a permanent member of the staff,rather than the public at large. 6. The trash enclosure shall be located and oriented so as to minimize conflicts with the adjacent parking space. 7. Consistent with the County Airport Land Use Commission's review of the project on May 20, 1998,the following conditions are included with project approval: • No radio transmissions shall be allowed that would interfere with aircraft operations. • Soundproofing shall be added to reduce indoor noise from airport operations,where required by the City's Noise Element and the San Luis Obispo County Airport Land Use Plan. • Granting of an avigation easement for the protection of the San Luis Obispo County Airport, the City of San Luis Obispo and the County of San Luis Obispo. Attached: Vicinity map ARC M194-98 approval letter dated 7-8-98 Appeal submitted by Warren Dolezal dated 7-17-98 Letter from applicant's representative dated 7-23-98 Parking calcs worksheet Letter from County Airport Land Use Commission dated 6-19-98 Letter from applicant dated 7-16-98 regarding limitations of building permit Correspondences from 1979 regarding school changes Enclosed: Full-size project plans l�� ".t r r r r� 'a� r r r r r r / Mai , rr R-1-PD r' j r,r ,l r 4 of tn % � � If s 0. os Valley Road - If 1 le r I r 1 r r r I If f r r +rr ' ' r R-2-PD � j Id- Ip Q. + r � r I r � I Ip I r ' Ip ' -. r ' r ! r ' VICINITY MAP 4200 South Higuera ARC 94-98 44& C12Y GINf IP atOfSAn lui� 0BISP(Y Y 990 Palm Street, San Luis Obispo, CA 93401-3249 July 8, 1998 Mary&Paul Kern Montessori Children's School 4200 South ffiguera Street San Luis Obispo,CA 93401 SUBJECT: ARC NH 94-98; 4200 South Higuera Street(addition to school) Dear Mr.&Mrs.Kern:' I have reviewed your plans for a 1,600, square-foot addition to the existing school. I determined that it is minor or incidental, finding that the proposed addition will upgrade and modernize the appearance of the building, and that the additional parking will meet ordinance requirements. Therefore,the project is approved and will not require review by the,Architectural Review Commission,subject to the following conditions: 1. The proposed 6-foot high fence in the Los Osos Valley Road street yard, where a 3'11"-foot high fence is allowed, is approved, finding that no public purpose will be served by strict compliance with the six foot height limit for this fence. 2. Final color selections shall be submitted for staff review along with submittal of construction plans. 3. The applicant shall submit a more refined landscaping plan showing-specific planting Proposals, and including m igation system plans, with submittal of working drawings for the street yard areas. The plan shall include specific proposals for climbing plants on the proposed fence in the Los Osos Valley Road street yard, and plant materials to screen the added parking space on the north side of the entry driveway. 4. A total of 10 parking spaces shall be provided on-site to serve the expanded school. 5. The parking space on the north side of the entry driveway shall be constructed of brick,or other alternative paving material,rather than asphalt or concrete. Because of its location in relationship to the entry driveway,the use of the space shall be limited to minimize potential conflicts. Therefore, the space shall be signed so that it is reserved for a permanent member of the sta$rather than the public at large. ® The City at San Luis Obispo is committed to include the disabled in all of its services,Programs and aetivioes Telerortumu res Device for the Deaf(SM 7RI-747n ARC MI 94-98 (Montessori School) Page 2 6. The trash enclosure shall be located and oriented so as to minimize conflicts with the adjacent parking space. 7. Consistent with the County Airport Land Use Commission's review of the project on May 20, 1998,the following conditions are included with project approval: • No radio transmissions shall be allowed that would interfere with aircraft operations. • Soundproofing shall be added to reduce indoor noise from airport operations, where required by the City's Noise Element and the San Luis Obispo County Airport Land Use Plan. • Granting of an avigation easement for the protection of the San Luis Obispo County Airport,the City of San Luis Obispo and the County of San Luis Obispo. My action is final unless appealed within 10 calendar days of the date of this letter. Anyone may appeal the action by submitting It letter to the Community Development Deparhnent within the time specified. Appeals will be scheduled for the first available Architectural Review Commission meeting.date. If an appeal is filed, you will be notified by mail of the date and time of the hearing. Keep in mind that you still need to secure necessary building permits prior to construction. While the City's water allocation regulations are in effect, the Community Development Director's approval expires after three years if construction has not started. On request prior to the expiration of the original approval, the Community Development Director may grant a single one-year extension. If you have any questions,please call Pam Ricci at 781-7168. Sincerely, Amo d B.Jo Director Community evelopment cc: Chief Building Official,Architectural Review Commission Chairman Bardhyll Nushi,RRM Design Group 3701 S.Higuera St.,SLO, CA 93401 Ron Whisenand,Development Review Manager WARREN F. DOLEZAL ONE LOS PAWS DRIVE, SAN LUIS OBISPO,CALIFORNIA (805)5443990 17 July; 1998 Mr.Allen Settle,Mayor,City of San Luis Obispo& RECEIVED Mr.Arnold Jonas,Community Development Director. City of San Luis Obispo J U L 17 1998 990 Palm Street San Luis Obispo,CA 93401-3249 CUIYELOOMMNDEVELOPMENT Subject: Proposed Expansion of The Los Verdes Day Care Center / Montessori School @ 4200 South Higuera St., Request for Minor Or Incidental Review, ARC MI dnd Application for Fence Height Exception Dear Mayor Settle and.Mr.Jonas The purpose of this letter is to make an official appeal-io the Architectural Review Commission, and to the City Council to the'administrative approval of the Application filed under the classification of"Minor or Incidental Architectural Review Commission Review, ARC MI" that was approved this past week without a public hearing for the subject property. I received a notice dated June 19, 1998 of a request for Fence Height Exception to the subject property that was sent to adjacent property owners.After I called and met with City staff members I found out that this was not just a minor or incidental change but a major change to the exterior and approximately 38% second expansion from the previous day care center to establishment of a full private elementary school&day care pre school on the corner of the major street intersection of Los Osos Valley Road and South Higuera Street I believe that the existing school and its excellent staff has earned a well deserved reputation for the operation of one of San Luis Obispo's best day care and preschools in our city. However its success has also created an expansion problem for the school. Admittance of additional children apparently has caused some over crowding and room problems for the children and its staff.Also the increase in children over the last couple of years of operation has created some very important traffic problems and traffic safety concems at the schools very busy street location when it comes to parking for its increased staff and the delivery and pick-up of the children at school. During the schools operation the teachers and administrative assistants, some with their small children in tow,can be seen each morning parking their cars along the offsite street parking along South Higuera. Since most park on the south side they then have to dash across the street,child in hand or in their arms,between the busy morning sometimes high speed or large truck traffic,to get to the other side to go to the school- All the teachers have to park their cars offsite to allow space for parents that soon follow to unload their children. The parents have to stop and wait in line in their cars on the side of either South ITiguera Street or around the corner on Los Osos Valley Road (as parking is not allowed in the bicycle lanes or the right turn lanes of either street), watch the . traffic light signals change,if its their turn enter the parking space area, park their cars and help their children out of their child seats and take them into the classrooms.The parents then return to their cars and if they are then going back into town have to make left turns very close to the signaled intersection or go down a little ways further and make a"U" tarn in the highway. As there are now approximately 50 to 60 children and expanding to 60 to 70 the already bad and unsafe traffic situation will only get worse if only 2 or 3 onsite parking spaces are provided. As you can imagine the same traffic problems take place when the end of the school day arrives. I believe that the following issues need to be addressed and resolved by the city. 1. Based on the fact that major changes in the area and surrounding community have occurred over the past 26 years since this neighborhood day care center was provided as part of the Los Verdes Residential Planned Development should an amendment to that plan be required, 2. Should an additional increase of 1600 square feet or approximately 38% of floor classroom area be allowed along with the previous 700 square feet expansion area for a nap room that is now office area that was made in the 1980's, 3. Should a private elementary school now be allowed at the comer of this busy intersection or would another location be more appropriate and the property rezoned to commercial, 4. Should onsite parking be required for the teachers, teacher assistants and administrative personnel and not used instead for a unloading and loading of the children at the beginning and end of the school day as is done at the present time, 15. Should a separate appropriate unloading and loading .area for the children at the beginning, during and end of the school day be provided, 6.Should a 25 mph speed zone be provided'at this intersection for t.his private elementary school'�dth appropriate signage and traffic control. I.Should the City discourage the start of any construction to take place or removal of parts of buildings,especially in Planned Development zoning areas without first receiving all approvals and final City construction permits. Sincer , Warren Dolezal, Reside f SLO 2 �� r! R R M D E S I G N G R O U P Architecture.Planning-Engineering•Surveying-Interiors•Landscape Architecture July 23, 1998 RECEIVED Ms.Pam Ricci,Planner City of San Luis Obispo JUL 2.1 1998 990 Palm Street CITY OF SAN LUIS OBISPO San Luis Obispo,CA 93401 COMMUNITY DEVELOPMENT Re: Montessori Children's School,4200 South Higuera Dear Pam: I have met with the owners of the Montessori Children's School regarding Mr. Warren Dolezal's appeal of the Planning Department's approval of the addition to their school. We appreciate Mr. Dolezal's concerns regarding the parking and traffic congestion at the school. The safety of the parents, children, and staff is of the utmost importance. With this in mind,we have designed a new site plan for the school and created a parking program that addresses Mr. Dolezal's concerns and exceeds the requirements set forth by the city's parking standards. This proposed site plan consists of 11 on-site parking spaces and a designated child drop-off location (see attached Exhibit A). The two parking spaces on the north side of the entry driveway shall be brick or another alternative paver rather than asphalt or concrete. In addition to the added parking spaces and drop-off location, the owners of the school, Mary and Paul Kern, have developed a program to further address parking and congestion at the school. The program consists of the following: 1. Staggered drop-off and pick-up times as mandated by signed tuition agreements 2. Designated drop-off and pick-up location monitored by a staff member 3. No parking by staff on-site during drop-off and pick-up times as mandated by the staff handbook The proposed addition to the school is for the purpose of providing more facilities for the school as it is operated at this time. Although we are adding a new classroom to the campus,it should remain clear that the students who will occupy this classroom already exist at the school. The only increase in students is due to the normal fluctuation in incoming and outgoing students at the lowest and highest class levels. This proposed site plan adds four new parking spaces on-site and expedites the daily drop-off and pick-up processes. Please confirm that it is consistent with the ordinance requirements and the design comments from the previously approved plan. Thank you, RRM DESI N GROUP q)�2 - Bardhyll Nushi Architecture Division Attachment v/a98014\govt\bn-Appeal-JWy 23'98 San Luis Obispo-Oakdale 3701 South Higuera Street-San Luis Obispo,Californu 93401 Phone:SOS 543-7794.Fax:80;.;4;.4609 :I 1u11lnmw iarpor.un•n Cu1nr Slunt�.m.•ru Ar:nitrct hnow.:lrrN hlithua.FiE•:eAuc.Li•-_fin'IAf&rMr.Ld•;Say i 10 It 8t2tC,tc P�v�r=s, ott RiT. TO A ap►M1rT Ifo' DIltVE1rJA1� �E� / I 24' &Pgmj E �I l cj 9rReer 'I•Itts PrR£i It AW"l 3 ` W,opCFI= (o�• Atm Aetc-cep �,�` 170' OFpNCy 20 WLAeL E j*M S1'xa'eT S LDE. = h s S I r>r Nam _ Stsrik• I'_Zptp•• ate:.. �IKA����dl;9111�N city Of San LUIS OBISPO PARKING CALCS WORKSHEET partment of Community Development • 990 Palm Street/Box 8100 •San Luis Obispo, CA 934403 • (805)549--171w71 Project Name Mrnn+r-5Enr 1 cS l^nn r File Number ABC MI 9 r-96 Project Address 4200 nr7Pa'e1 cS� - Plans Dated Caics Prepared by 6 C C-i— Da tp 7-7- 96 Zone R-I -PD Parking Provided USE: AREA: RATE: SPACES REQU I RED: Classrooms 4a�clossroom 8 • D O 1. A CP asse CO)"rnorl cdrea - 646 it inc.lvdes work,room offi a I.Z$ library 4O(o4 TOTALS: l O ' ' — COMMENTS: 6741 San Luis Obispo County - Planning Department _ County Planning Commission Airport Land Use Commission June 19, 1998 City of San Luis Obispo Community Development Department 990 Palm Street San Luis Obispo, CA 93401 Atm: Pam Ricci SUBJECT: APPLICATION NO. 94-98 - MONTESSORI SCHOOL EXPANSION Thank you for referring this project to the ALUC. I will schedule it to be heard at the July 15, 1998 ALUC hearing. This project is a modest reorganization/expansion to the existing Montessori School, and would increase the student body from the present total of 65± to a new total of 72±. Since the school is in the ALUP Area 5, it is a conditionally approvable use, with the normal conditions being 1) grant an avigation easement, 2)provide sound proofing, per the city's Noise Element, and 3) don't create any radio transmission interference. I will recommend to the ALUC that the project should be approved with the above conditions. I understand that construction has begun (some demolition & clearing for the remodel/expansion). Because the remodel will bring no significant change to the existing building size or number of students, and because of the distant location between the school and the airport, I am confident in advising that the work may continue. I do not anticipate that the ALUC will add any further conditions when the project is heard four weeks from now. Be sure to incorporate the above conditions into any permit that the city issues. The architect, Bardhyll Nushi of RRM, indicated that he will start immediately with the steps of recording the avigation easement. Please call me if you have further questions. I will send the approved ALUC staff report to you after the July 15, 1998 hearing. Sincerely Ted Bench Current Planning Division 07/16/1998 08:42 8055446691 MCS _ PAGE 01 . 4200 South Rpm•San Luis Orfspo.Calf[.93401 RausH Whismhand Development Review Manage Plaamiag Division City of San Luis Obispo x*16,199s Dear Ran, We spptedate all of the assistomm sod cooperation you and your staff have given us during this planning applimdon. We tmdamind that the appy period isnot ova mmd Spat an Monday,lul y M& We also understand that to approval of a balding permit for our slab and famdaf m wank does not indicate a fast appmwal ofthe pig aPpNosean for the 1600 squwcfooe buihliog addition. We hamd w consider the slab and otheramxrem m rk as a patio tmttl wee have a final approval. We tmdws mid that&ere is nod&g implied by the approval of the patio slab sad if our preftioary approval for the budding addition is appealed we may have to modify our project. Should the building addition be approved widum appeal we WW them use the patio as a foundation for the addition Thank you again for ytwr cooperadm. Sutcu:e�. Pau(Kean owns Cl, c . 78t •- 17.3 Jill IAmu ii4ibil�!II ji � city.. ® SWIS TO . COMMUNITY DEVELOPMENT DEPARTMENT Post Office Box 321 — San Luis ObisP o, CA 93406 — 805/541-1000 December 19, 1979 Mr. Dale R. Wold Los Verdes Montissori School 4200 South Higuera Street San. Luis Obispo, CA 93401 SUBJECT: Changes to School at 4200 South Higuera Street Dear Mr. Wold: This is to advise you that your request to utilize a second classroom for children ages 6-9 years has been approved by staff and will not require any additional approvals. If you have any questions, please call me. (n Dan Smith Associate Planner DS:drs 1 LOS VERDES, MONTESSORI SCHOOL 202122�� . � pEC19lE0 a, December 18, 1979 p �tz�r�£2ti Dan Smith City of San Luis Obispo Dept. of Community Development 990 Palm Street San Luis Obispo, Calfiornia 93401 Dear Mr. Smith: I would like permission from your department to broaden my program by extending the age range of children served from the present 2 1/2 to .7 to 2 1/2 to 9. I currently have 34 children enrolled using only one of my two classrooms. Regular classroom hours are from 9 AM to 2:30 PM with extended daycare available from 8 AM to 5:30 PM. Because of the number of requests from parents I would like to make available a separate 6 to 9 year old class utilizing our second classroom. This seems especially important to the many families with both parents working for they not only like our philosophical approach to education but depend on the extended daycare program to care for their children before and after regular school hours. My request is only to extend the range of children served, not to increase our licenced capacity of 68 children or to make any other.changes. If approved, .X would like to start the new 6 to 9 class in June 1970 (summer session) or in Setpember 1980 (the start of our 1980-'81 school year). I would appreciate an early reply so as to be able to proceed with all the preparations necessary to start the new class. Sincerely, Dale R. Wold' y r f.t/: LOS VERDES MONTESSORI SCHOOL Montessori Method Teaching Staff Thc Montessori system of education is both a The purpose of our school is to offer an enriched philosophy of child grbuith and a rationale for guid- Montessori environment staffed«ith teachers spc- ing such growth. It is based on the child's devcl- cially trained by the Association Montessori opmcntal nerds for freedom with limits, and a can:- Internationale which maintains uniform standard fully prepared environment which guarantees expo- for affiliated Montessori training centers and schools sure to materials and experiences through which to throughout the world.. develop intelligence as well as physical and psychologicul ahililies. It is designed to take full ad- Optimum elle for Enrollment vmhtage of the self motivation and unique ability of To assure the maximum benefits from our Yount,children to develop their own capabilities. Montessori environment,Svc suggest children be enrolled between the ages of 2'h and 4, and continue Thc child who has had the benefit of a Montessori with us through age 6. environment is freer at a later age to devote himself more exclusively to the development of his unellee- Inter%1cw and Obscrn ation tual fucultics. The teacher prepares the environ- mcut, progracis the activity, functions as the refer- To help you appreciate the Montessori program and eucc person and exemplar, offers the child stimula- the benefits and enjoyments it holds for your child, tions; but it is the child who learns, who is moti- we suggest that you make an arpointment for an ho through the work it-4clf(not solely by the in�nicry This .ill allow you and your child t..l,c- teaelhces pr rsonality)to persist in his chosen task come acquainted with the school and the teacher. If dhc Montessori child is free to learn, it is because and for us to sec that the school��ill suit your chi he has acquired from his exposure to both physical needs. We would then suggest you spend some tin._ and mental order, an"inner discipline". This is the observing a classroom, for the best way to begin to core of the Montessori educational philosophy. Pat- understand the learning and social interaction that terns of concentration, stick-to-itivencss, and goes on in a INIontessori classroom is to see one first thoroughness established in early childhood, pro- hand. Our school provides one-way mirrors for this duce a confident and competent]carver in later purpose both for those who are interested in our years- Niontcssori introduces children to the joy of school, as well as for parents to watch their children learning at an early age and provides a framework in learn and develop.. which intellectual and social discipline go hand in Schedule hand. - Classes arc held five days a week from 9:00.LSI a, Prepared Environment 2:30 PM, and follow-the public schools calendar. hi Dr. Maria Montessori developed what slit called the addition, there is a six week summer session "prepared en ironmcnt"which already possesses a following the regular school year. Extended Day certain order and disposes the child to develop at his Care is available until 5:30 PA own speed, according to his own capacities, and in a Iarnch, Snacks, and Rest Pcriods non-competitive atmosphere in his first school vcars. "Never let a child risk failure, until he has a Children bring their open lunches from home, and reasonable chance of success," said Dr. Ddontcssori, milk is available for tu,sc who may.vans it. A nu- understanding the necessity for the acquisition of a tritious snack is provided in the morning, and al--4) in basic skill before its use in a competitive learning the afternoon for those children who stay Nvith 'I-'- situation. hssituation. To encourage this, we have built a school after 3,00 P,\I.Thcrc arc comfortable cots in a especially designed with the child's needs in mind. separate quiet room for children who need afternoon All the cabinet_-and hunitum were custom designed naps. and built to accomodate children from 2Vi through 6 years of age- The clatisrooms are over 1,200 square feet in size«ith large, low windows overlooking the spacious playground and gardens. C G T (nA >C00E tb x =o .z CLO ?o f 5`� � m Eco m a3-0 f W m mem 'g Qo a" t o vc� mwm OE v O <D N m cm om° 03� N m �? c 3 3 N <_ 3 3 o am 0 arc O O n n m mmm :971T mm to n;w WCOCO m m i a at, wmo mwN �� D DCi 1 c O 50 off±' 0 m N r > M ow 0 WOW n� T T 0 �, O_ \ � 1 � 1 a O 1 R N I 1 h ii r i r j O M h i v 1 pzaa� 6 1 P X A i ` P z czi ; d � j e c\ a a A P eeve� •. ------ ---------- --------- =r t z co � = SOUTH HIGUERA { i m I f i f m m o nZ LLlor I� ATTACHMENT 6 CO-Oh f =oz mo =0 Q?== i yr- n _.OQ�D iap0 aFP O —mN my 2 r 3 7 O ocT. N � 00) 7o CD Dm i C p Z j i f 1 6 a � V ; i i C O _ s e .0 s r D Z C0 m m z 1 O Q x'37 mN 3 DU)OE X00F CLO O _ Q3 ,�m s 1 0 I ErO 0 CL -0O —(D f � Om mm y= c 3 � N I xyza ! ' ocT. y0 o i z i I 1 L� I I 1 , 1 1 , A mo $ o ( 3 m m? m D 1 f 1 � I 1 I I I I I I � m { � A m 1 m H �G m O 1 T o 3 m , m 3 r o W +Itjtf 7 I � 70 OI -� MOf' wn sn 1 I 01 TK ' I I D1 " Z I m� m m T 1 � I � c , m n z o o � =O m >C/)OE CLO 50 .O(Ap 5 3 O CLr* CL Co O -(DN flo f gCD C p i �i 'a z jP 3 1 � I i cn , 0 31 t o n ® 4 a zCA m iji i f E t Q I1 I� i QA Zro x �o � _, co Q_o a? c a o -c <D s¢� oo O —<D /A a's m 2 c 3 7 to 0 �� �e3 y m m r:g o 70 D m 3 i s C f � o � zEl z s I vs M 0 y f r m ni o � y z { � Z P m r f — m Z _ 1 F F M N = t p 4 m T IS]q" m _ c � _ F t O _ r TERRY ROBERTS MEETING AGENDA DATE ITEM # August 25, 1998 Mayor Allen Settle Dear Sir, I am writing to you today as a parent of elementary school children attending Montessori Children's School My children have attended this school for nine years (preschool through sbah grade). At your board meeting, September 1, 1998 you will be considering an appeal of their current remodeling efforts I urge veto support the Cath Sta,f and AAC earlier decis7ons. deny the appeal and let the permit proceed The Montessori Children's School is a wonderful place for educating children. The teachers, staff and parents are very dedicated to providing children a supportive, safe and nurturing environment. We look forward to moving forward with the proposed remodeling. Thank you foryour time. Sincerely, 7 7 )y Terry Roberts Parent, Montessori Children's School ❑-MJNCIL D DIR ❑-CAO ❑FIN DIR ❑ACRO ❑FIRE CHIEF it ATTORNEY ❑PW DIR LAUG ,,i �'I:'�F)C;ZURKIORIG ❑POLICE CHF❑MGM ❑REC DIR SQ/ ❑UTIL DIR jgQRO ❑PERS DIR ���v�� 1231 SYDNEY STREET • SAN LUIS OBISPO, CA 93401 (80 5) 549-9787 MEETIN /�,o AGENDA DATE_*fes-.ITEM # _ 21 August 1998 Dear Mayor Settle, I am writing to advise you of our families support for the addition of square footage at 4200 South Hiquera,San Luis Obispo.You will note that this item is on the agenda for the forthcoming 1 September Council Meeting. I am a parent of two children that attend the Montessori Children's School located at 4200 South Hiquera. During my 10 year association with the School,I have witnessed firsthand the extreme care,nurturing and education that the school provides its students and their families. The well being of the students is first and foremost in the minds of the staff and owners. The addition of an enlarged classroom and a library will further enhance the educational experience that our children receive.The addition of parking spaces and a designated drop-off point for the children will also be welcome. Please consider that this Project will: 1. Make the school an even better environment for our children. 2. Add additional parking and drop off resources thereby actually enhancing the safety of our children. (please note that I have NEVER had any problems with parking,traffic,entering or exiting the school) 3. Make the southern entrance into SLO an esthetically pleasing entrance to the City. Please deny the appellants request for the termination of this project.The City Staff and ARC have already unanimously supported this project.I urge you to do the same. Very Best Regards, William S.Palmer 3662 Lawnwood Court San Luis Obispo,CA 93401 (805)543-6177 Com!...... ._ Cf pLpp` QED ❑REC DiR ❑UTIL DIR AU6 1 h1998 ❑PERDIR i SLO CITY COUNCIL MEETING AGENDA DATE ITEM # 21 August 1998 Dear Council Member Romero, I am writing to advise you of our families support for the addition of square footage at 4200 South Hiquera,San Luis Obispo.You will note that this item is on the agenda for the forthcoming 1 September Council Meeting. I am a parent of two children that attend the Montessori Children's School located at 4200 South Hiquera. During my 10 year association with the School,I have witnessed firsthand the extreme care,nurturing and education that the school provides its students and their families. The well being of the students is first and foremost in the minds of the staff and owners. The addition of an enlarged classroom and a library will further enhance the educational experience that our children receive.The addition of parking spaces and a designated drop-off point for the children will also be welcome. Please consider that this Project will: 1. Make the school an even better environment for our children. 2. Add additional parking and drop off resources thereby actually enhancing the safety of our children. (please note that I have NEVER had any problems with parking,traffic,entering or exiting the school) 3. Make the southern entrance into SLO an esthetically pleasing entrance to the City. Please deny the appellants request for the termination of this project The City Staff and ARC have already unanimously supported this project I urge you to do the same. Very Best Regards, William S.Palmer 3662 Lawnwood Court San Luis Obispo,CA 93401 (805)543-6177 E M DIR IN UR FIRE CfiL� t•,PW DIR t'EfF V 'DPOLICE CHF MgMI TEM UTIL DI AiJG 1 5 1998 P9t8DIR SLO CITY Gl.)UNC' ©Q MEETING �,� AGENDA DATE LITEM # BnmrrW,Myrick&Associates, mechanical engineering 3563 Empleo Sl.. Suite A San Luis Obispo. CA 2f401 805 544.4369 Far 805 5.14 4.1.35 e emil. bmnslobaoLmm 24 August 1998 Allen Settle, Mayor gcDUNCan r,a City of San Luis Obispo gca0 ❑r;: . (CAO 0 PG.'.; 990 Palm StreetTTORNEY ❑PA San Luis Obispo, CA 93401 fE3Cl'1 L'LERKIORIG ❑PDUCZ C: F N MG ❑REC DIR p` ❑PUTILER DIR Re: Appeal of Montessori Children's School Building Permit PERS D111 Dear Mayor Settle, I urge you to deny the appeal of the building addition to the Montessori Children's School at 4200 South Higuera on September 1,1998. This school has contributed so much to its students and this community. As an architect and builder, I have assisted Mary and Paul in building and playground improvements and added my design ideas to their school. Their addition allows the school to provide appropriate facilities for the children currently enrolled and enhances the safety and beauty of the school. This addition and site improvements will provide a more beautiful and efficient building, more parking at the site, and a safe place for children. The so-called `safety' issues have been addressed by the project design and are managed on a daily basis by the teachers and parents who are all concerned with the safety of their children. The addition has already been supported and approved by City staff and this appeal unanimously denied by the Architectural Review Commission. The objections of the appellant are misguided attacks at a planning process that was completed as a part of the approval of Los Verdes I years ago. Further delay of this project will only delay its benefits to the City,teachers,parents and especially the children. Again,please vote to deny the appeal of this project. Respectfully yours, I &, a- Michael Oliveira, CIPE Plumbing Designer 685 A Buckley Road San Luis Obispo, CA 93401 .. 1998 i cc: Mary and Paul Kern, Owners MCS ------- I also own property in SLO at: 684, 686 & 688 Morro Street San Luis Obispo MEETING AGENDAS "`ED DATE ITEM # SR Comment for September 1 City Council Meeting Montessori Children's School remolding appeal SLOB ` :;7UNCI August 14, 1.998 Dear Mayor Allen:Settle, I am writing in support of the Montessori Children's School remodeling project on the comer of South Higuera and Los Osos Valley Road. I am a local property owner, business owner, and parent of two children who attend this school. I support the plans the applicant has prepared for the following reasons: 1) As an owner of The Spice Hunter, Inc. our-current location and future building is just a couple of blocks away from the school site. This comer is the southern entrance to our city and we care greatly about how it looks:.. This project is a beautiful design using materials that fit with our city's history and will-be part of the continuing beautification of-South Higuera Street 2) As a"clean"business with head of household jobs this business needs the support of city agencies to improve their facilities,update their services and stay healthy in this competitive industry. The city has taken on the challenge of attracting and : maintaining good clean business and this is an opportunity to support'a current successful enterprise. 3) The ownership of this school has been extremely responsive to the concerns of this appeal. They have incorporated changes with planning and the ARC that have mitigated the professed concetns.of the appellant. They have tried repeatedly to contact the.appellant to determine what additional problems they can address—but he. has remained unresponsive. In closing this is a good project that updates and beatifies the building, improves the current parking,and is supported by the planningstaff,the.planning director,parents and a unanimous ARC. Mr. Dolizol has been the only.critic to date of this project and his concerns and actions seem to me disingenuous. .Because he.owns property adjacent to this project perhaps he doesn't want to have'a school as a neighbor, as that would limit his development possibilities. His concern for my children is at best insincere. Thank you for this opportunity to add my input. I am hopeful that you will vote to deny this appeal. COUNCIL CDD DIR Sincerely, ❑FIN DIA Q,CAO fl� Q�CAO ❑FIRE CHIEF PW DIR CLERKIORIG ❑POLICE CHF ❑MIM ❑REC DIR Barrie Cleveland 0 UTIL DIR CO– O PERS DIR pAEETING AGENDA August 26, 1998 DATE.el, 14 , - tTEM #�— City Council Members City of San Luis Obispo 990 palm Street San Luis Obispo, CA 93401 RE: Montessori Children's School Expansion Dear Council Members: As parents of a child who has attended Montessori Children's School, we request your complete support in the expansion of the schools site. tike you, we are most concerned about the children's safety. We support the proposed expansion and feel that it will 9rlealy enhance sing building forythe city to y for the lberen proud of. at the school as well as provide an aesthetically p Again, we urge your complete support for the project as previously approved by your city staff and unanimous vote by the ARC. Thank you for your attention. Should you have any questions at all, please do not hesitate to contact us at 781-3595. Very truly yours, iin & Jennifer Duval FE3 GEI`.'ED:uML E C::=T TEAM IR AUG 3 1 1997DIRDIR ASLO UiTY v0(JNCiL MEET DATEIN5/1 9 AGENDA ITEM # City Council City of San Luis Obispo 990 Palm Street San Luis Obsipo, CA Dear Council Members: This letter is written in support of a permit to construct an addition to the Montessori Childrens School at the comer of South Higuera and Los Osos Valley Road. This project has been appealed and is on your agenda for consideration on September 1, 1998. As parents of a child attending this school we strongly urge your denial of this appeal and follow the recommendations of city staff and the planning commission who have previously approved the project. Thank you for your consideration. Sincerely Vv Michael Har apousek p CDD D!A 0 flit 0FIP=�` FAUS ED o ❑PN!Dl�i OANEY POLICE CIT pEtERKIO AM [3 REC Dlfl 998 ❑IAGMT AM 0UTIL DIR❑PE►sDIRLERK MEETING AGENDA August z6, 1998 DATE 2.11 ITEM #�! City Council Members City of San Luis Obispo 990 Palm Street San Luis Obispo, CA 93401 RE: Montessori Children's School Expansion Dear Council Members, As parents of achild w1io has expansion of the schools mollte-sori Children's School, we request your complete support Like you, we are most concerned about the children's safety. We support the proposed expansion vne feet la sthetically pleasing building forcityc ty to r the Ibe prod of. ldren at the school as well as provide Again, we urge your complete support for the project as previously approved by your city staff and unanimous vote by the ARC, I hank you for your attention. Should you have any questions at all, please do not hesitate to contact us at 781-3595. Very truly yours, /tin Jennifer Duval :REC RECE!`ti�EDel`. ::O6So T TEAM AUG 3 9 1997 SLO i•i "r' COt1NGiL MEE)ANG AGENDA DATE—gY:ITEM # Mr. Allen Settle August 24, 1998 San Luis Obispo City Council 990 Palm Street ��NCIL 9;.M DIR San Luis Obispo, Ca. 93401 &C 0 ❑FIN DIR AO ❑FIRE CHIEF RNEY ❑PW DIR GWCERKIORIG [3POLICE CHF E3 MGMT p RTC DIR ❑UTIL DIR Dear Councilman Settle, "D.�- OPWMR We have been fortunate to have our two children attend Monte sOri Children's School. Our youngest daughter is entering fourth grade there this year and has attended since preschool. We love our school and have been most pleased with our girl's education there. We are in support of the small expansion they are in the process of completing. ro We have seen the plans and the work in progress and feel that the addition The main points and other changes will enhance the school in many ways. we'd like to make are as follows: I. The addition of new parking and more fenced areas will make the school a safer environment. hat 2. The new room, and changes to the existing structure, are making ace was a plain building look very attractive. It will be a better learning space for the children and improve the view from the outside for all who pass. 3. We as parents want to do whatever is safe and appropriate in the dropping off and picking up of children. We ask you to uphold the decision of the A.R.C. and approve the project. Thank you for your consideration. Sincerely, �.�L✓�L/`!ll ��may.---L Phil Dauterman Tom_ cy Dauterman - ��aG 1998 i S--J-12- 444-� o , 9341-a/ Minke WinklerPrins • W.James Gealy,JMEETIN AGENDA 1 130 Watercress Way DATE. ITEM # Arroyo Grande, CA 93420 Ell UNCIL CDD DIR rzrqA0 O FIN DIR �B'ACAO p FIRE CHIEF August 28, 1998 dcLER Alo o�CE CHF O Y C RECDIR Cum DIR C CPM DIR Allen Settle , Mayor I,, City of San Luis Obispo AUS5 2 1998 990 Palm St San Luis Obispo, CA 93401 SLO 01`�r GUIIIVC Dear Mayor Settle: As parents of two children attending Montessori Children's School over the past three years, we are writing to ask your support for the renovation project currently underway at the school. Montessori Children's School is a jewel in this community, providing a safe, nurturing, and stimulating environment for our children. Recently, the issue of the safety of its campus has been raised. However,we strongly feel these dangers have been grossly overstated. After several years of daily drop-off and pick-up of our children, we are satisfied that both the existing campus and the routines and policies currently in place have assured our children's safety. In reviewing the plans for the renovation, it appears to us that the proposed addition would make it an even safer environment, not less so, as has been suggested. We ask that you support this project which the city staff and the ARC have already unanimously approved. We urge you to deny the appeal and allow this project to proceed. Sincerely /Yours Minke WinklerPrins (�d /��V W.J es Geay,J 6 i 9-1-98 1 >IY Dear Council Members: This letter is to convey that,in the 18 months I have worked across the street from the Montessori Children's school,I have not heard one complaint about the school—regarding parking or anything else. As a parent of a child attending the school,many of my 100+coworkers know that my daughter "is in the school across the street."Consequently,there would have been numerous opportunities to hear a complaint voiced if it existed. To date,I've not heard one. +SSincely, yaldo 4251 S. Higuera San Luis Obispo, CA CI) cn a z r o `< Q. 3 a o� S' c0 .. 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