HomeMy WebLinkAboutAgenda Statement 1986/12/02 Item 06COUNCIL AGENDA STATEMENT
Item 6
Meeting Date 12/2/86
ITEM TITLE: Public Hearing (continued): Appeal from Planning Commission
decision to deny a modification to and conditionally revoke
Conditional Use Permit PCC-84-23 for the operation of the
Cabrillo School of Nursing at 713 Broadway - Cabrillo School
of Nursing
Resolution /.~ ~~ ~s Granting the appeal from the decision of
the Planning Commission to deny a modification to and
conditionally revoke Conditional Use Permit PCC-84-23
SUBMITTED BY: Planning Director
REVIEWED BY: City Manager )~ ~~~ (4/5ths Vote: Yes No X )
Ttie Cabrillo School of Nursing has filed an appeal from the decision of the
Planning Commission to deny their request to increase on-site enrollment from
30 to 50 students and to conditionally revoke their Conditional Use Permit
PCC-84-23 to operate the school at 713 Broadway.
This item was continued from the meeting of November 18, 1986, in order to
allow staff the opportunity to evaluate last-minute information provided to
the Council by the appellant regarding the provision of additional parking for
the school.
RECOMMENDATION: That Council adopt a resolution to grant the appeal from
the decision of the Planning Commission and thereby nullify the revocation and
approve the modification to Conditional Use Permit PCC-84-23 subject to the
following conditions:
1. The request to increase enrollment from 30 to 50 students on-site at any
one time based on the availability of 18 off-site parking spaces is
approved for a period of six months, or until June 2, 1986.
2. -ieginning on December 15, 1986, the school shall file a monthly enrollment
list evidencing compliance with the 50 student limit (subject to on-site
inspection and confirmation by staff) and evidence that the off-site lot
is still under lease for student parking for the following month.
3. The off-site parking area shall be striped to accommodate 18 vehicles in
accordance with City standards.
4. By May 15, 1986, the school shall (a) have filed and received approval for
a permanent lease for the off-site parking area and plans for upgrading
the lot with landscaping, irrigation, fencing, signage, and new pavement,
if necessary; or (b) notify the City of their intention to reduce
enrollment from 50 to 30 students on-site at any one time by June 2, 1986.
Page 2, Item 6
Meeting Date~$~
BOARDS/COMMISSIONS RECOMMENDATION: On October 8, 1986, the Planning
Commission, by a unanimous vote of 5-0 with two Commissioners absent, took the
following actions:
1. Denied the request to modify PCC-84-23 to increase the on-site enrollment
limit from 30 to 50 students;
2. Revoked PCC-84-23, effective on December 31, 1986, and directed the
Cabrillo School of Nursing to cease operations at 713 Broadway as of that
date; and
3. Authorized the Zoning Administrator to "stay" the revocation if it is
shown that enrollment has been reduced to the 30-student limit at least
one month prior to the effective revocation date. The Zoning
Administrator may grant a maximum of four 90-day "stays" based upon a
showing compliance with the 30-student limit evidenced by an enrollment
report filed with the City by the school and subject to on-site inspection
and confirmation by City staff. If compliance is thus confirmed for a
one-year period, PCC-84-23 will be set for rehearing before the Commission
to reconsider the revocation.
DISCUSSION:
As noted above, the appellant provided the Council with information regarding
additional parking arrangements for the school which had not previously been
considered by the Commission nor the staff prior to the November 18 Council
meeting. This information is discussed and analyzed below. The circumstances
leading to the Commission's recommendation are thoroughly discussed in the
attached November 18 staff report to Council.
The school has recently obtained a month-to-month lease to utilize 0.13 acres
of property for additional parking to support their request to increase
enrollment from 30 to 50 students. The site is paved and fenced and located
on the south side of "J" Street just to the west of Broadway, approximately
300 feet walking distance from the school. The property is not presently
being utilized and will accommodate 18 vehicles.
The school has also stated that they are seeking a larger facility for the
scho ol within the City and have submitted a copy of a n exclusive listing they
have signed with a commercial brokerage to sublease their existing floor
space. They plan to be in new quarters wi th adequate on-site parking no later
than April, 1987. Due to the time frame, they would be reluctant to upgrade
the off-site parking lot with landscaping fencing and so on for what could be
only six months of use.
ANALYSIS:
The Zoning Ordinance allows for off-site parking areas for non-residential
uses where they are no more than 200 ft. distance from the use, and subject to
a binding agreement with the City for permanent reservation of the spaces to
Page 3, Item 6
Meeting Date-'f~7~j$~
serve the use. Since the students are at the school for an extended period of
time, the convenience of the lot is not as important as it would be for a
typical commercial use, and thus, the extra 100 ft. distance is not considered
important. Also, there is no need to ensure permanent reservation of the
space if the school is planning to relocate in the near future.
The 18 spaces available on the lot should be adequate to accommodate the 20
additional students, based on the appellant's statement that approximately 20%
of tine students use public transportation or carpool. Improvements to the lot
in terms of landscape screening and fencing could be deferred for a certain
period of time pending the relocation of the school.
In conclusion, we would recommend approval of the modification request and the
use of the off-site parking for a period of six months. If at that time the
school has not relocated, it would then be appropriate to require upgrading
the off-site lot and a binding agreement for the permanent use of the space or
a reduction in enrollment back to 30 students.
A prior objection to the request filed by Fuller Ford has been withdrawn. The
manager of Fuller claims that on-street parking congestion has been reduced
substantially since the school has used the new lot.
FISCAL IMPACT: Not applicable.
WPC 3385P
11~~ ,.
byte City Council of
Chula Vista, California