297, Harbor college would like to u, Resolutions & Approval ConditionsRESOLUTION NO. 530
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF ROLLING HILLS APPROVING ZONING
CASE NO. 297 IN PART FOR USE OF THE LA
CRESTA SCHOOL FOR HARBOR COLLEGE ADULT
EDUCATION PROGRAMS AND DENYING THAT
PORTION OF CASE NO. 297 REQUESTING USE
OF THE SITE AS A CONTINUATION SCHOOL
THE CITY COUNCIL OF THE CITY OF ROLLING HILLS
DOES HEREBY RESOLVE AND ORDER:
Section 1. An application was duly filed by the
Palos Verdes Peninsula Unified School District with respect
to real property described in Exhibit A attached hereto
requesting a conditional use permit under Section 17.16.012
of the Rolling Hills Municipal Code and a variance from
the restrictions of kindergarten through eighth grade
contained in that section to permit use of a former elementary
school site located in the RA-S-2 (Residential Agriculture--
Suburban--2 acre minimum) zoned district for Harbor College
Adult Education Programs and for a high school level continuation
school.
Section 2. On May 31, 1984, following a duly
noticed public hearing at which evidence, both written and
oral, was received and considered, the Planning Commission
denied the request of the applicant. Pursuant to Section
17.32.140 of the Rolling Hills Municipal Code, the applicant
filed an appeal from the decision of the Planning Commission
on June 1, 1984.
Section 3. On June 11, 1984, the City Council,
acting as the Board of Zoning Adjustment and Appeal conducted
a public hearing to consider de novo the appeal brought by
the School District at 7:30 p.m. in the Council Chambers,
City Hall, No. 2 Portuguese Bend Road, Rolling Hills,
California.. A notice of the time, date, place and purpose
of the aforesaid hearing was duly given.
Section 4. Evidence, both written and oral, was
duly presented to and considered by the City Council at the
aforesaid public hearing.
Section 5. Upon review and consideration of the
evidence and testimony presented at the hearing, the City
Council acting as Board of Zoning Adjustment and Appeal
finds, pursuant to Sections 17.32.060 and 17.32.030 of the
Rolling Hills Municipal Code, that:
1. Under Section 17.16.012 of the Rolling Hills
Municipal Code, schools from kindergarten through grade
eighth are permitted in the RAS zone upon approval of, a
conditionl use permit. The application submitted by the
school district for dual use of the school site for both a
program of adult classes and a high school level continuation
school requires approval of a variance in order to deviate
from this limitation.
2. The La Cresta School was initially constructed
and commenced operation as an elementary school in September, 1965
to serve the educational needs of the young children residing
in the surrounding community. A typical neighborhood
elementary school, La Cresta had an insignificant impact on
the enjoyment of surrounding properties due to shortness of
the school day, the young age of attending school children,
and the high degree of parental involvement in the school.
3. In the late 1970's due to declining enrollment
in the school district, La Cresta was closed as an elementary
school. It has been used since that time by the District
variously for administrative offices, district maintenance
headquarters and most recently, as a site for adult education
classes sponsored by Harbor College.
4. Though the school is in close physical proximity
to neighboring homes, these latter uses of the site have had
a minimal impact on the community. This is largely due to
the limited number of persons and cars using the premises,
the relatively passive nature of the uses and the restriction
of the site to use by adults for short durations and for
highly circumscribed purposes. The District presently
intends to sell the La Cresta School site for residential
purposes at such time as it can relocate its maintenance
operation; the existing uses are regarded by the District
and the City as interim uses.
5. By this application, the District seeks to
continue leasing a portion of La Cresta to Harbor College
for its ongoing programs of adult education classes. This
program has received strong community support and has become
well -established as an interim use in the school. Experience.
with the program has demonstrated minimal impact on the
surrounding community, with respect to noise, automobile
MJ77-278
traffic and interference with privacy. A number of residents
of the City are enrolled in the program..
6. Also by this application, the District seeks
to utilize La Cresta for a continuation high school for a
one year period until a permanent location for such a school
can be readied. A continuation high school is an alternative
educational program for 16 through 18 year old students.
7.. The evidence received demonstrates that use of
La Cresta as a. high school facility for 60 to 80 high school
age students would represent a significant departure from
past uses and would present significant impacts on the
surrounding residential neighborhood. Such a use would
drastically increase the all -day and year-round population
on the site, would increase the number of automobiles
regularly travelling to and from and parking on the site and
would present a potential fire hazard resulting from smoking
in and around the school premises. The District proposes
only 16 parking spaces for a proposed maximum of 80 high
school age students, which is inadequate and will result in
on -street parking in the immediate area of the school. A
high school use would be a far more intrusive utilization of
a facility designed as an elementary school and in particular,
the presence., of a large number of high school students with
attendant noise and a typical range of activities will
intrude upon the privacy and the free and unencumbered use
and enjoyment by neighbors of surrounding residential
properties.
8. In summary, the evidence demonstrates that the
use of La Cresta for adult education classes meets the
requirements of Sections 17.32.050 and 17.32.060 for condi-
tional use permits because such classes are compatible with
the surrounding area, are consistent with the goals and
objectives of the zoning ordinance and are in furtherance of
the public welfare and convenience. The evidence shows that
such usage keeps the school property properly maintained, is
relatively quiet and unobtrusive and: is patronized by
members of the community.
9. In addition, the evidence demonstrates that
the requirements of Section 17.32.030 regarding issuance of
variances have been satisfied in that:
(a) the property is unique and presents an
extraordinary circumstance because unlike other properties
in the zone, it has situated thereon a school building;
(b) Were the building to be left standing
and unused, it would deteriorate from neglect and would
become a blight in the community and an attractive nuisance
for vandals and playing children;
(c) The variance from the K-8 limitation is
necessary to allow the owner the enjoyment of its property
right by allowing it to make a beneficial use of the prop-
erty until the property is sold;
(d) The variance will not be detrimental to
the public welfare or injurious to propery in the vicinity
as is evidenced by past experience with the usage.
(e) The variance would be in harmony with the
intent of the Zoning Ordinance.
10. The evidence demonstrates that use of t•he La
Cresta School as a continuation high school does not meet
either the requirements for a conditional use permit or a
variance. Such a use would not be compatible with the
surrounding neighborhood and is inconsistent with the goals
and objectives of the Zoning Ordinance due to impacts of
noise, automobile traffic, lack of adequate parking, potential
fire hazard, and intrusions by teenaged students on the
privacy, peace and quiet of the surrounding residential
area. In addition, the requirements for a variance are not
satisfied because:
(a) There are alternative locations for
housing the continuation school that are more compatible
with such a use;
(b) This use is not necessary for the
District to enjoy its property right due to the existence of
current uses of the site;
(c) The variance would be materially detrimental
to the public welfare, injurious to surrounding residences
and out of harmony with the intent of the Zoning Ordinance.
Section 6. The City Council has reviewed the
Initial Study and Negative Declaration prepared in connection
with the proposal and finds that the use of the La Cresta
School site for adult education classes will not have a
significant effect on the environment. The Council finds,
however, that use of the site for a continuation high school
will have a significant effect on the environment as described
MJ77-29B
hereinabove. The Negative Declaration is approved only asto
the Harbor College Adult Education Program.
Section 7. Based on the foregoing findings, the
Council hereby upholds the decision of the Planning Commission
to deny a conditional use permit and variance to the applicant
for a continuation high school, and also, the Council grants
the portion of the appeal and hereby grants a conditional
use permit and variance for use of the site for adult
education classes as requested, for a period of one year
from the date hereof.
PASED, APPROVED AND ADOPTED this
July , 1984.
tl
City t.lerk
2nd
day of
lA.,^AJ k.11 ( (1 u.L,-o IA
Mayor
I hereby certify that the foregoing Resolution No. 530
was duly adopted by the City Council of the City of Rolling Hills
California at a regular meeting thereof held on the 2nd day of
July, 1984 by the following vote.:
AYES: Councilmembers Murdock, Swanson, Mayor Leeuwenburgh
NOES: Councilman Heinsheimer
ABSENT: Councilman Pernell
City \Clerk