Item 8-A
Planning Commission Meeting: June 16, 2004 Santa Monica, California
TO: The Honorable Planning
Commission
FROM: Planning Staff
SUBJECT: Garden of Angels School
Address: 1001,1009,and
1010 18th St.
Applicant: Bambi Forsman, Director, Garden of Angels School.
Property Owner: Church of the Nazarene, Clarence Crites,
Pastor
INTRODUCTION
Action:
Application for Conditional Use Permit 03-012 to expand a pre-school to include
a school that accommodates kindergarten through 12th grade and
Variance 03-024 for an over height hedge and reduction in the number of
required parking spaces for the school expansion. With the approval of the
variance, the proposal meets all applicable development standards.
Recommendation: Continuation
Permit Streamlining Expiration Date: July 26,
2004
SITE LOCATION AND DESCRIPTION
The subject property
includes two adjacent properties, and a surface parking lot across the street.
The Church of the Nazarene, located at 1001 18th Street, is a 9,920 square foot
parcel located at the corner of 18th Street with a 62’ frontage on
18th Street and a Washington Avenue frontage of 160 feet. The adjacent school building and residential
site is located on a 9,920 square foot parcel with 62’ of frontage on 1009 18th
Street. The surface parking lot site is part of a 19,840 square foot church
owned lot across the street that also includes the pastor's residence and the
parking lot with a 20-foot driveway accessed from 18th Street. Surrounding uses
consist of multifamily residences across Washington Avenue to the north, to the
south, and across 18th Court alley to the east in the R2 Zone. Across 18th
Street to the west is the related parking lot and single family pastor's
residence, also in the R-2 Zone.
Existing on-site uses include the Church of the Nazarene at 1001 18th
Street. On the adjacent site, at 1009 18th Street is the former residential one
story bungalow schoolhouse and existing one bedroom apartment in a two story
accessory structure located over a three bay garage which has been converted to
storage and the school office.
Zoning District:
R2
Land Use District: Low
Density Housing
Parcel
Area: 1001
18th Street –9,920 sq. ft.
1009 18th Street – 9,929 sq. ft.
1010 18th Street -19,840 sq. ft.
PROJECT
DESCRIPTION
Proposed
Project
The Garden of Angels pre-school is located within the
church and church owned buildings of the Church of the Nazarene on two adjacent
lots at 1001-1009 18th Street. The
proposed project would expand the pre-school to accommodate school-aged
children and increase enrollment to have 60 pre-school students, 44
kindergarten through fifth graders, 26 sixth through eight graders and 20 high
school age students for an overall student body of 150 students. The school
staff would increase from 16 to 20.
A Conditional Use Permit is required for the
expansion from pre-school to a private
school with grades K-12 in the R2
zoning district. The Variance is required for modification to the off-street parking
requirements to allow 22 parking spaces in lieu of the 96 parking spaces
required by Code for a multi-grade school. In addition, the Variance request
includes a modification to the fence height standards to permit a 12’ hedge in
the front yard set back area in lieu of the 42” maximum permitted by Code.
Approval of the proposed Conditional Use Permit and
Variance would bring the school into compliance with its current operation of
approximately 112 students as well as
to allow expansion over the next two years to accommodate kindergarten through
grade 12 students, for a total of approximately 150 students.
MUNICIPAL CODE AND
GENERAL PLAN CONFORMANCE
With approval of the variance the proposed project is
consistent with the Municipal Code and Land Use Element as shown in Attachment
A.
CEQA
STATUS
The project is categorically exempt from the
provisions of CEQA, pursuant to Class 3, Section 15303 (c) of the State
Guidelines in that the project entails the conversion of structures totaling
less than 10,000 square feet from church use to school use.
HISTORIC
RESOURCES INVENTORY STATUS
The existing buildings on the 1009 18th Street lot
were constructed in 1940. The church building on the 1001 18th Street lot was
built in 1926 (The Church of the Nazarene). They are not identified in the
City's Historic Resources Inventory. No demolition is proposed.
RENT
CONTROL STATUS
Three former residential units are classified as
exempt as they are no longer used as rental units. The remaining unit on site is
still subject to rent control requirements and will continue to be a rental
unit.
FEES
There are no additional fees
required.
PUBLIC NOTIFICATION
Pursuant to Municipal
Code Section 9.04.20.20.080 and in accordance with the posting requirements set
forth by the Zoning Administrator, prior to application filing the applicant
posted a sign on the property regarding the subject application. At least 14 days prior to the public hearing
date, the applicant submitted a photograph to verify the site posting and to
demonstrate that the sign provides the following information: Project case number, brief project
description, name and telephone number of applicant, site address, date, time
and location of public hearing, and the City Planning Division phone number. A copy of the site posting photograph is
contained in Attachment B. It is the
applicant's responsibility to update the hearing date if it is changed after
posting.
In addition, pursuant to Municipal Code Section
9.04.20.22.050, notice of the public hearing was mailed to all owners and
residential and commercial tenants of property located within a 500 foot radius
of the project and published in the “California” Section of The Los Angeles
Times at least ten consecutive calendar days prior to the hearing. A copy of the notice is contained in
Attachment B.
On May 13, the applicant was notified by phone of the
subject hearing date.
The applicant states that they have attended at least one neighborhood meeting on September 30, 2003.
ANALYSIS
Background
The original Church at 1001 18th Street was built in
1926. Use Permit (131 U.P.) was issued to convert the single-family house at
1010 18th Street to a parsonage and Sunday School classrooms. In 1979, the
Zoning Administrator approved a Use Permit (Z.A Case No. 283-UP) to change the
existing Sunday school classrooms at the 1009 18th Street site into a
pre-school. Records show that the three
residential bungalows were already used for a school, and were included in the
conversion to pre-school by this permit. Garden of Angels Pre-School has been
the pre-school operator since 1995.
The pre-school has a State License for 62 children; however, a total of 112 students are enrolled at the school, including 43 kindergarten through fifth graders, 24 sixth through eight graders, and three 9th and 10th grade students (Attachment H - Garden of Angels Pre-school and K-12 handbooks). There are also 16 staff members on site. The proposed project would expand the pre-school to accommodate school-aged children and increase enrollment to 60 pre-schoolers, 44 kindergarten through fifth graders, 26 sixth through eight graders and 20 high school age students for an overall student body of 150 students. The school staff would increase from 16 to 20.
The school campus is comprised of facilities located within the church and a church- owned bungalow building on an adjacent lot. There are three classrooms in the bungalow building, three classrooms in the rear portion of the ground floor of the church, and two classrooms and a dance studio on the second story of the church. The pre-school is located in the classrooms on the ground floor of the church. A school yard/play area is located between the bungalow classroom building and the south property line. In addition to the on-site classrooms, the school provides a mobile classroom so that 33 grade school students are off site during every school day. The school holds faculty and parent meetings three Tuesday evenings per month with a maximum parking demand of 20 cars. The 2003 -2004 school schedule states that there are 12 evening events such as school performances which use the church nave and end no later than 9:00 pm. The majority of these school events are planned for Thursday and Friday evenings. The schedule also includes one Saturday craft fair per year.
The applicant applied for a Conditional Use Permit
and Variance in October 2003 to bring the school into compliance with its
current operation as well as to allow expansion over the next two years to
accommodate kindergarten through grade 12 students. The school has an
unconventional grade system, whereby the children move up a grade each year
and the school expands their programs
to accommodate their learning capacity rather than the students moving to
another school. In November 2003 the neighbors of the Garden of Angels
pre-school forwarded to staff a petition and response to the application for
the expansion of the pre-school (Attachment D). The neighbors cite the traffic congestion, parking, and noise
associated with the existing school operations and note that the expansion will
amplify these problems.
The petition raises a number of concerns about the
operation of the school. Staff has reviewed
the concerns and possible solutions where feasible.
From information provided by the applicant
(Attachment F), 38 pre-school students arrive at the school between 9:00 am and
10:00 am and 62 K-12 students arrive at the school between 8:30 am and 9:00
am. At the end of the day, the
pre-school children’s departure is spread out over more time, approximately
noon to four. However, 25 K-12 students
depart the school between 4:00 pm and 4:30 pm and 43 depart between 5:00 pm and
6:00 pm. These arrivals and departures represent a significant amount of
traffic on this residential street during these hours, particularly since
Garden of Angels has no City reviewed and approved student drop- off or pick-up
plan in place, or plan to encourage carpools. Furthermore none has been proposed
as part of this application.
It is possible for the City to designate two curbside
loading spaces for drop-off and pick-up which would alleviate some congestion
related to pre-school parents parking
in the parking lot across the street and walking their children to the
school. In reviewing the design of the
parking lot staff has determined that in its current configuration, with one
half of the 20 foot driveway used for parking, the difficulty of entering and exiting contributes to the drop-off and pick-up
congestion. This results in more drivers double parking on the street. Staff
believes that with the reconfiguration of the parking lot and a separate exit
through 17th Court Alley, drop-off and pick-up circulation could be improved.
There are 22 parking spaces available to the school,
21 spaces are shared with the church in a surface parking lot across 18th
Street from the school, and one space is located off the alley next to the
rental unit. There is no parking management plan in place at present to
maximize the parking on the existing lot. By Code, the pre-school would require
3 parking spaces based upon a floor area of approximately 1,676 square feet.
However, the Code requirements for the elementary, junior high and high schools
increase the required off-street parking requirement by over 90 spaces. Staff
acknowledges the small size of the proposed school operation; however, the 23
available parking spaces would barely accommodate the requirements of the
proposed 20 school staff members.
When the Church was constructed in 1926 off-street
parking was not required. If
constructed today, the church would require 52 spaces, making it
legal-non-conforming for parking. At the time the Sunday school was approved in
1970, there would have been no additional parking required as it was considered
part of the church use. However, Use Permit 131, which permitted the use of the
single-family house as a parsonage and Sunday school classrooms, required that
the existing church parking lot of 22 spaces be maintained. Therefore, 22
spaces are required for the church and pre-school combined use. At the time that the pre-school use was
approved in 1979 there was no parking requirement for the use. The parking
requirement for the expanded school would be 97 spaces, plus the original 22
spaces of required parking for the school and church, for a total of 119 spaces
Staff believes that the parking lot could be
reconfigured to allow for a 20 foot entrance driveway, a separate exit, and the
addition of eight tandem spaces for staff to alleviate some of the congestion
and parking concerns. However, even with the approval of a shared parking plan
between the Church and the school, staff does not believe that it would be
possible to accommodate all the necessary parking spaces for the proposed
project of a full kindergarten through 12th grade school.
The school play yard is located south of the
classroom school bungalows toward the street front, adjacent to a multifamily
residence on the adjoining lot. This area is proposed to accommodate the
outdoor activities of 130 students, including 60 pre-schoolers, 44 K-5th
grade students and 26 6th - 8th grade students (the high
school students will not likely need a school yard). The area contains picnic
tables, play equipment and 2 basketball hoops, and various play elements. A 4’ gate and fence separates the pre-school
play area. An outdoor stage is located behind the bungalow classrooms.
The play area directly abuts a multifamily residence
to the south for almost the entire length of the shared property line. This is
the only area on the subject property available for outdoor activity. The
petition and response from the neighbors noted above, which cited noise issues
as a concern, was signed by 2 residents of the adjacent building. The neighbors
expressed concerns about noise related to amplified music, and "boom
boxes" outdoors. The applicant has submitted materials showing that the
school has banned the use of electronic noise producing devices. Since the applicant has not proposed any
measures to attenuate the noise impacts from the school play activities, staff
believes that the school expansion will exacerbate the noise impacts from the
Garden of Angels, particularly on this adjacent multifamily residence. In
addition, the increased traffic generated by the school during the mornings and
afternoons also leads to adverse noise impacts on the neighborhood.
Special Events
The school holds approximately 12 evening events per
year. One of the concerns expressed by
the neighborhood is related to parking problems and traffic congestion during
evening events. Since the original concerns were expressed by the neighborhood,
the applicant has split all-school events over two nights to reduce the number
of cars per evening. Staff believes
that approval of any expansion would
require conditions related to special events such as advance notification of
the neighbors, valet parking, and a restricted number per year. The applicant
has not proposed any measures to regulate special events as part of this
application.
Litter
In the petition neighbors have expressed concerns
about school related litter in the parking lot, alley and 18th Street
frontage. Again, the applicant has
stated their efforts to address these concerns, however there are still large
items stored in the alley parking space, and a non-conforming trash receptacle
area. Any expansion of the school would require that the trash arrangements be
brought up to code.
Formal Code Compliance complaints have also been
filed related to trash and debris behind the school and in the alley which have
since been rectified.
Intensity of Use
The current owner has an approved State License for
62 pre-schoolers but recently applying for a reduction in that amount, for a
total of 43 pre-schoolers. The State Licensing officer has not approved all
areas designated for the pre-school in the CUP application. If the applicant
chooses to pursue approval for the number of pre-school students as listed in the CUP application, a different
classroom configuration will have to be approved by the Licensing Program
Analyst. Staff is concerned by the inconsistency between the State approved
pre-school location and CUP application for 60 students. It is difficult to
evaluate parking requirements and craft appropriate conditions for the
pre-school and school-age combined use without a definitive arrangement of
classrooms and fixed square footage assignments per use and because the
potential expansion of the pre-school to include a school is to some degree
determined by the State Licensing requirements for the pre-school. Staff
expects a completed report from the State Licensing officer by the time of the
June 16 Commission hearing.
There are inconsistent records on the past use of the
site. The applicant has submitted information showing that the prior operator
of the pre-school was approved for 74 students. There is anecdotal evidence
that this operator also included a school age program that may have resulted in
as many as 120 students on site. The applicant has stated that at the time of
the initial complaints in 2002 there were 135 students, but that in response to
neighborhood concerns, the number of over-all students has been reduced to 112.
It should be noted that there are no complaints in the City files (which extend
back to 1992) prior to the un-permitted expansion to include school–age
children. Staff believes that the size
of the site, the proximity of the neighbors to the only available play area,
the configuration of the current classrooms, particularly the small size of the
bungalow classrooms, and limited parking, make this site unsuitable for the
proposed expansion to 150 students.
Code Enforcement
The approved use at the site is a pre-school.
However, in 2000 the pre-school expanded to accommodate kindergarten through
tenth grade students. A complaint was filed in 2002 regarding the school’s
operation. The original business license application is for a pre-school.
However records show a business license tax receipt for the school and
pre-school use in 2003. In 2003 the applicant was cited for operation of a
school without the required Conditional Use Permit in the R2 zone, for fire
safety issues related to the exiting and fire rating requirements of some of
the classrooms, and for an over-height hedge in the front yard. There is also
an existing rental unit on site that is located above three single garages
which have been converted to storage for the church without proper permits
(Attachment C - Compliance Letter). The
current owner did not understand that a CUP was required to expand the
pre-school operation to a school that accommodates upper grades. As a result of
a code enforcement action, the applicant filed a CUP application to expand the
school as well as a variance to allow for the existing over-height hedge in the
front yard and a modification to off-street parking requirements associated
with the proposed expanded school use. In addition to the CUP and Variance
applications, the applicant has filed a plan check for the necessary Building
Code improvements for the current occupancy. It is expected that a building
permit will have been issued to make these required renovations by the time of
the Planning Commission meeting. The school is currently operating under fire
watch until the necessary Building Code improvements have been made. The number
of students at Garden of Angels has also been reduced from 135 students to
112.
During the enforcement inspections, it became
apparent that the church building will need additional Building Code upgrades
to allow for the school operation on the upper floors of the church. These improvements include additional
building and safety requirements such as the installation of sprinklers,
exiting improvements and a seismic upgrading. The applicant has not filed a
plan check for these improvements pending action on the CUP and Variance
applications.
Staff believes that if any expansion is approved,
construction time frames must be established for the necessary improvements such
that the school will not function under unsafe conditions.
Variance
Staff has consistently
calculated parking spaces for other schools that include pre-schools and grades
K –12 based upon the parking requirements for each type of school. For a high school, the required parking
amount would be 50 spaces with four additional spaces for each classroom;
junior high schools require 30 spaces with one additional space for each
classroom; and elementary schools require 10 spaces and one additional space
for each classroom. The Code required parking for the proposed project would
require a minimum of approximately 96 spaces.
While this is a comparatively small school with small class sizes in the
older grades, and flexible shared classroom use with teachers who teach more
than one grade level, the applicant has not provided a plan for the shared use
of the limited number of parking spaces available to the church and the
school.
The project proposes to
provide 22 off-street parking spaces. 21 spaces are shared with the church
located directly across 18th Street from the school entrance. In addition to
the parking lot, there are two spaces on the subject site accessed off the
alley - one of them designated for the school office and one designated for the
rental unit on-site.
The construction of the Church in 1926 did not
require off-street parking. By current standards the existing church with 200
fixed seats and 662 square feet of related office space requires 52 parking
spaces. If these uses were constructed today, they would require 148 total
parking spaces.
The church conducts services on Sundays from 7:00 am
to 2:30 pm. The Church schedule states regular use of the parking lot outside
of Sunday Services includes:
·
Sunday evenings from
5:00 pm to 9:00 pm
·
Wednesday Evenings 6:30
pm -9:30 pm
·
Frequent activity
Thursday Evenings 6:30 pm -9:30 pm
·
Friday Evenings 6:30 pm
-9:30 pm
·
Frequent use on
Saturdays
The operating hours of the school are 7:00 am to 6:00 pm Monday through Friday, with once a month staff or parent meetings. Both the applicant and the Church pastor state that they co-ordinate calendars to insure there is no overlap of events unless there is a funeral.
Staff believes that the lot could be re-striped
and tandem parking could be allowed with a parking management program to
provide eight additional spaces in tandem for a total of 31 parking spaces
available to the school on a shared basis. However, 31 parking spaces are less
than 1/3 of those required by Code for the school expansion. With 20 proposed staff members, only 11
spaces would be available to parents, visitors and high school students who
would drive to the campus. In addition,
there appears to be the potential for conflicts for the shared parking spaces
between after-school events and regular church use on the 12 school event
evenings (mostly Thursday and Fridays) per year and when funerals require use
of the parking lot.
Hedge
The Zoning Ordinance allows for
schools to have chain link fences up to eight feet tall in the front yard. The
subject site has an approved variance (ZA 4977 Y) for a six-foot high fence in
the front yard setback area. The design of the fence with a hedge was approved
in 1986 (ARB2955). In the intervening years the hedge has grown higher than the
permitted 42 " for a hedge. The
current applicant received an ARB sign approval for signs supported by the over
height hedge in March 2003. The hedge has grown to a height of 12 feet. As the hedge is located at the edge of the
playground along the edge of the basketball court, staff believes that the
over-height hedge has a benefit to the neighborhood by preventing balls from
bouncing over the hedge into the street. In addition, the hedge adds greenery
to the streetscape and provides visual privacy for both the school and the
neighborhood so that passersby cannot see play equipment and children playing.
Both of these benefits could be accomplished to an acceptable degree with the
approved 6 foot high fence, however the hedge is an attractive addition to the
streetscape and does not provide any hazardous visual obstruction.
Neighborhood Compatibility
Staff believes that the proposed school expansion is
not compatible with the neighborhood.
As evidenced by the complaints filed in the past and the petition and
response to the application from the nearby residents, the unauthorized
expansion of the pre-school in 2000 has brought parking problems, traffic
congestion and noise impacts. There are no records of complaints at the subject
site prior to the expansion.
The proposed parking for the school includes 21
spaces in a surface parking lot which is shared with the church. Although
improvements could be made to the parking lot to accommodate more vehicles,
staff believes that there is insufficient parking for the full school program
and the church together. This could lead to adverse impacts on on-street
parking.
According to information provided by the applicant,
62 school age children arrive at the school during the 30 minutes between 8:30
am and 9:00 am, which is a significant amount of traffic generation on this
residential street. Traffic congestion
also occurs during the afternoon hours when students are picked up from school.
The proposed outdoor activity area for all 150
students is located adjacent to a multifamily residence and cannot be
re-located on the campus. An outdoor stage is also located behind the
church. The noise generated by the
outdoor activities of these students will have significant noise impacts on the
adjacent residence, a 6-unit apartment building built in 1968, which is located
less than 10’ from the play area. In
addition, the amount of traffic generated by the school will also have adverse
noise impacts on the neighborhood during the morning and afternoon hours when
children are dropped off and picked up from the school. The applicant has not proposed any measures
to mitigate noise generated in this are other than the regulation of electronic
devices.
Conclusion
Staff is concerned that although the over height hedge
has the benefits of providing a restraint from bouncing balls, and is an
attractive addition to the streetscape, it is not necessary for it to be higher
than the previously approved 6 foot fence. Trimming the hedge to the required
42" hedge height would require revisiting the current approved signage for
the school, as it is supported by the over height hedge.
Staff cannot support the conditional use permit and
parking variance for the expansion of the pre-school to accommodate grade
school students from kindergarten through 12th grade. From the petition and response from the neighbors on 18th
Street and 19th Street, there are clearly issues with respect to
traffic congestion, parking and noise from the existing school operation and a
fear that these problems will only get worse with a school expansion of
approximately 90 students and 13 non-pre-school staff. Parking, traffic
congestion and particularly noise will remain a burden on the neighborhood.
There appears to be significant traffic congestion in the neighborhood
resulting from the school operation, particularly during the morning. The subject site has little area for outdoor
school activities and what exists directly abuts an existing multifamily residence.
Staff believes that allowing the full expansion of the Garden of Angels
pre-school would aversely affect the neighborhood.
However, staff believes that some expansion of the
pre-school to include elementary school children (K-5) may be possible, if the
expansion is approved with appropriate conditions that respond to the
neighborhood concerns. Key components to make this decision would include:
·
Clarification on the
configuration, square footage, and separation of classrooms and outdoor area
designated per each use pursuant to the requirements of Community Care
Licensing
·
Decreased overall
number of students
·
A drop-off and pick up
plan
·
Carpool plan
·
Reconfiguration of the
parking lot with exit to 17th Court alley
·
Approval of curbside
passenger loading
·
A reduced special event
program with viable traffic controls
·
A shared parking plan
·
Construction time
frames for required Building and Safety improvements.
Other than the recommended action, the Planning
Commission may:
Approve CUP03-012 and Variance 03-024 based upon
revised findings and conditions;
Deny CUP03-012 and Variance 03-024 without prejudice,
based upon revised findings; or
Deny CUP03-012 and Variance 03-024 based upon revised
findings.
RECOMMENDATION
Continue
the hearing to a date certain for clarification of project description and
inclusion of additional information to address the concerns identified.
Prepared by:
Sarah Lejeune, AICP, Associate Planner
Attachments:
A.
Municipal Code and
General Plan Conformance
B.
Site Posting Photo,
Notice of Public Hearing, Radius and Location Map
C.
Compliance Letter from
Building and Safety Division
D.
Petition and response
to application from Neighbors
E.
Correspondence
F.
Student Arrival and
Departure Schedule
G.
Photographs of Site and
Surrounding Properties
H.
Garden of Angels
Pre-school and K-12 Handbooks
I. Plot Plan,
Floor Plans and Elevations
ATTACHMENT
A
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
|
CATEGORY |
LAND USE ELEMENT |
MUNICIPALCODE |
PROJECT |
|
Permitted Use |
--- |
R2 Schools and Day Care Centers (pre-schools) are
permitted in the R-2 Zone with a CUP. 9.04.08.06.040(c)(l) |
Existing Use permit from 1970 permitting Sunday
School classrooms, Use Permit allowing conversion of residential unit to
pre-school. No CUP for a school, Does not comply |
|
Dwelling Units |
--- |
1/1500 Parcel Area 13 permitted for 1001 and 1009 18th Street |
1 rental unit at 1009 18th Street |
|
Height of Building |
--- |
30 feet |
30 feet |
|
Number of Stories |
--- |
2 |
2 |
|
Height of Walls, Fences |
N/A |
Allows an 8 foot high chain link fence with a
variance for a school |
6 foot high chain link fence approved with variance
ZA 4977 Y, 12 foot hedge does not comply, needs variance. |
|
Lot Coverage |
N/A |
|
|
|
Parking Access |
Alley access is encouraged when alley exists. |
Alley access is required when alley exists, with exceptions
per Sec. 9.04.10.08.080. |
Parking lot is across the street. Two parking
places off alley, on site. |
|
Parking Space Number |
N/A |
Pre-school 1 space per 500 sf 1676/500=3.3 K-5: 10+1 per classroom=12 6-8: 30 + 1 per classroom=31 9-12: 50 + 4 per classroom+54 School-100 Church: 1 per 4 fixed seats. 200/4=50 638 sf office@1/300=2 Church-52 152 total |
22 existing approved for pre-school and Church Requires 97 additional spaces for expansion Existing Non-conforming, expansion requires
variance. |
|
Compact Parking % |
N/A |
40% 40% x 22+8.8 |
3 Complies |
|
Loading Spaces |
N/A |
2 |
None Does not comply Needs curbside loading |
|
Trash Area |
N/A |
Trash enclosure with minimum 5'- 8' solid walls and
gate is required. |
Existing non-conforming trash area would be
required to comply with the approval of expansion. |