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HomeMy WebLinkAbout2.0_A0_Harbor Day School Reconstruction_PA2018-183_Staff_Report CITY OF NEWPORT BEACH > PLANNING COMMISSION STAFF REPORT June 20, 2019 Agenda Item No. 2 SUBJECT: Harbor Day School Reconstruction (PA2018-183) • Site Development Review No. SD2018-004 • Minor Use Permit No. UP2018-015 ■ Limited Term Permit No. XP2019-003 SITE LOCATION: 3443 Pacific View Drive APPLICANT: Harbor Day School OWNER: Harbor Day School PLANNER: Liane Schuller, Planning Consultant 949-644-3200, Ischuller@newportbeachca.gov PROJECT SUMMARY The applicant requests a major site development review to allow the redevelopment of the Harbor Day School campus to consist of approximately 99,607 square feet in gross building area; and to allow a new performing arts/gymnasium building to exceed the 32- foot height limit by 9 feet and 6 inches, for an overall height of 41 feet and 6 inches. Existing school buildings will be replaced in a phased approach over approximately 35 months. The application also includes a minor use permit to allow the continued operation of a kindergarten through eighth grade private school and a limited term permit to allow Harbor Day School to use a portion of the Big Canyon Reservoir's contractor yard for construction staging purposes. The currently allowed maximum enrollment of 480 students will not change as part of this project. If approved, the Minor Use Permit would supersede Use Permit No. UP2013-024. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15302 under Class 2 (Replacement or Reconstruction) of the CEQA Guidelines; and 3) Adopt Resolution No. PC2019-017 approving Major Site Development Review No. SD2018-004, Minor Use Permit No. UP2018-015 and Limited Term Permit No. XP2019-003 (Attachment No. PC 1). 1 V� QP �P Harbor Day School Reconstruction (PA2018-183) Planning Commission, June 20, 2019 Page 2 VICINITY MAP j ,lk* + ► 4 wI GTFNIHFHOH � � `. J 9 � 1 GENERAL PLAN ZONING s I x s vg leu v a - aw ns x a ' i I ��,I � a ervaww ` � s e reuwm owa LOCATION GENERAL PLAN ZONING CURRENT USE Kindergarten through Eighth ON-SITE Private Institutions (PI) Private Institutions (PI) Grade Private School (Harbor Day Sch000 NORTH (across Pacific View Drive) Public Facilities (PF) Public Facilities (PF) Big Canyon Reservoir SOUTH (across San Single-Unit Residential Single-Unit Residential Single-Unit Residential Joaquin Hills Road Detached (RS-D) (R-1-6,000 EAST Private Institutions (PI) Private Institutions (PI) Pacific View Memorial Park WEST Multiple-Unit Multi-Unit Residential Multiple-Family Residential Residential (RM) (RM) (Bayview Apartments) 3 V� QP �P Harbor Day School Reconstruction (PA2018-183) Planning Commission, June 20, 2019 Page 3 INTRODUCTION Proiect Setting The approximately 6.54-acre project site is located between Pacific View Drive and San Joaquin Hills Road, east of Marguerite Avenue. The site is currently developed as a private school facility with approximately 67,888 square feet of structures containing classrooms, administrative offices, a gymnasium, and other school-related uses. The site is essentially level, with a slight downward cross-slope from Pacific View Drive to the southeasterly corner of the property along San Joaquin Hills Road. To the west is a multi-family residential apartment community. To the north is Big Canyon Reservoir. To the south across San Joaquin Hills Road, there are single-family residences and to the east is Pacific View Memorial Park. The subject site has existing utility and electrical easements that are approximately 28 feet wide and 30 feet wide along the southerly property line, a 15-foot water line easement along the easterly property line, and a storm drain easement that cuts across the southeasterly corner of the property. Development within these easement areas is limited to open space, access ways, and landscape improvements. Background The existing school facility was initially approved by Use Permit No. UP1540 on September 2, 1971. Subsequent approvals were granted during the 1980s and 1990s, which allowed the addition of offices, classrooms, restrooms, a gymnasium, labs and studio areas. A list of previously approved entitlements is attached for reference (Attachment No. PC 3). On April 3, 2014, the Planning Commission approved Use Permit No. UP2013-024, allowing improvements to the existing on-site parking lot and establishing a maximum enrollment of 480 students. As a part of this entitlement, the school entered into a long- term lease agreement with the City to improve and use a portion of the Big Canyon Reservoir site as an off-site parking lot for traffic queuing and special event parking. The school has a current enrollment of approximately 411 students and is not seeking to increase the previously approved enrollment limit of 480 students. Project Description The applicant proposes to demolish the existing facility and construct a full replacement of all school buildings with new buildings of approximately 99,607 gross square feet. Temporary portable classrooms will be placed on the site during construction, and demolition and construction activity will be phased to lessen construction impacts and to 5 Harbor Day School Reconstruction (PA2018-183) Planning Commission, June 20, 2019 Page 4 keep the school operating as the campus is reconstructed. The applicant's complete project description and justification are included as Attachment No. PC 4. The application for the proposed new private school campus consists of the following three components: • Site Development Review No. SD2018-004: To ensure the site is developed in accordance with the Zoning Code development standards and regulations pursuant to the Newport Beach Municipal Code (NBMC) Section 20.52.080 (Site Development Reviews). • Minor Use Permit No. UP2018-015: To allow the continued operation of a private school and ensure the school use is appropriate in the PI (Private Institutions)zone pursuant to the NBMC Section 20.52.020 (Conditional Use Permits and Minor Use Permits). • Limited Term Permit No. XP2019-003: To allow the use of a portion of the Big Canyon Reservoir's contractor yard for construction staging purposes pursuant to the NBMC Section 20.52.040 (Limited Term Permits). The Planning Commission is authorized to approve a site development review and the Zoning Administrator is authorized to approve a minor use permit and limited term permit. Pursuant to NBMC Section 20.50.030 (Multiple Permit Applications), multiple applications for the same project shall be processed concurrently, and shall be reviewed by the highest review authority designated. The Planning Commission is therefore the authority to review the proposed project. Construction of New Campus The proposed school campus is designed with a contemporary architectural style in earth tone finishes. The proposed building materials consist of smooth-painted plaster, wood- grained Hardie board, stone veneer and anodized bronze windows and doors. The number of permanent buildings on the site will be consolidated from four to two, with a two-story, 68,369-square-foot building containing classrooms and administrative uses located at the southwest corner of the campus; and a 31,238-square-foot performing arts/gymnasium to be located towards the northeast corner of the campus. The classroom and administration building includes two second-story decks facing an interior quad area that are designed to be used for circulation and occasional outdoor class activities. The outdoor playfield on the westerly side of the campus near the adjacent residential site will be relocated to the opposite side of the school campus, adjacent to Pacific View Memorial Park and San Joaquin Hills Road. The new playfield will include lights to be used from dusk to 8:30 p.m. A photometric study of the new outdoor lighting has been 0 Harbor Day School Reconstruction (PA2018-183) Planning Commission, June 20, 2019 Page 5 provided by the Applicant, demonstrating that outdoor lighting spillage will essentially be contained on-site. The existing, mature street trees along San Joaquin Hills Road will be kept in place.Within the confines of the private property, approximately 41 percent of the site will be landscaped. The landscape plan incorporates new screening planters along the westerly property line to buffer the campus from the adjacent residential use, upgraded landscaping in the parking lot (in terms of area and materials), and landscape planters throughout the campus to soften and separate various outdoor activity areas. The proposed planting palette features drought-tolerant and California native species. The outdoor playfield will be of synthetic turf. The existing 36-space school parking lot will be reconfigured and upgraded to provide 66 parking spaces, including three accessible spaces. The applicant proposes to maintain the existing long-term lease agreement with the City to utilize the Big Canyon Reservoir parking lot across Pacific View Drive for school drop-off, pick-up and special event parking. Approximately 78 parking spaces are provided in this lot to supplement the proposed 66 on-site parking spaces. A total of 144 parking spaces will be available for the school's use. The upgraded school parking lot's easterly driveway will be realigned with the Big Canyon Reservoir parking lot's easterly driveway for better traffic queuing between the two parking lots. Construction Phasing of New Campus Demolition of the existing buildings and construction of the new campus will be accomplished in two major phases over an approximately 35-month period. Phase 1 includes the demolition of the existing gymnasium and art/science/music building, and the construction of the two-story, 68,369-square-foot classroom and administrative building. Phase 1 will be completed in approximately 20 months. Phase 2 includes the demolition of the remaining classrooms and administration building, and the construction of the 31,238-square-foot performing arts/gymnasium building and outdoor play areas. Phase 2 will be completed in approximately 15 months. Construction phasing is detailed on Plan Sheets A1.04 to A1.12 (Attachment No. PC 7). The applicant has also provided a detailed construction management plan outlining how construction impacts will be addressed and managed (Attachment No. PC 5). The management plan specifies that all construction parking will occur on the project site; construction workers will be prohibited from parking on the public street. The storage of materials and equipment will also occur on-site. The applicant has met with the Utilities Department Director regarding the use of a portion of the Big Canyon Reservoir contractor yard for construction staging purposes. Should the requested Limited Term Permit be approved and a License Agreement with the City be obtained, the preliminary construction management plan will be revised to include the Big Canyon Reservoir's contractor yard for parking and storage throughout project construction. Harbor Day School Reconstruction (PA2018-183) Planning Commission, June 20, 2019 Page 6 Due to the scope of work, and the need to fundraise prior to initiating construction, the applicant is requesting that the Planning Commission approve a five-year entitlement period. Approved use permits and site development permits are regularly conditioned to expire 24 months from the date of approval, unless an extension is otherwise granted pursuant to NBMC Section 20.54.060 (Time Limits and Extension). Operation of New School Campus Current hours of school operation are not proposed to change. During the regular school year (generally the last week of August through the third week of June), the school operates weekdays from 7:15 a.m. to 5:00 p.m. During summer months and days when the school is open but students are not present, the school operates between 8:00 a.m. and 5:00 p.m. The school currently admits and releases students from the on-site parking lot. Drop-off and pick-up operations are proposed to remain unchanged; morning drop-off occurs from approximately 7:40 a.m. to 8:00 a.m. and afternoon pick-up occurs from approximately 2:55 p.m. to 3:20 p.m. Traffic queuing will continue to consist of a right-hand turn from the Big Canyon Reservoir parking lot into the school parking lot at the easterly driveway, and a left-hand turn exiting from the westerly driveway onto Pacific View Drive. The school has a secondary drop-off and pick-up area along San Joaquin Hills Road, pursuant to an encroachment agreement approved by the City Council in 1993. The school proposes to maintain this arrangement as it helps to reduce traffic congestion on Pacific View Drive during drop-off and pick-up times. Faculty and staff will continue to monitor students exiting and loading into cars. They will also direct the traffic flow between the off-site and on-site parking lots, as queued vehicles cross Pacific View Drive from the Big Canyon Reservoir parking lot to the school parking lot. The proposed project will not change the way carpool operations are currently managed. A copy of the proposed drop-off/pick-up plan is attached for reference (Attachment No. PC 6). After-school activities such as sports, club meetings, dances, lectures, theater, holiday programs, back-to-school nights, parent/teacher conferences and fundraising events, will continue to occur in the same manner they currently do. These activities typically occur Monday through Thursday, with a few occurring on Friday. Drop-off and pick-up for after- school activities occurs only on Pacific View Drive. In summary, the proposed project will not change the way after-school events are managed or accessed. 8 Harbor Day School Reconstruction (PA2018-183) Planning Commission, June 20, 2019 Page 7 DISCUSSION Environmental Review This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15302 under Class 2 (Replacement or Reconstruction) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment. The project includes the demolition and reconstruction of an existing private school facility. The Class 2 exemption includes the replacement or reconstruction of existing structures and facilities where the new structure(s) will be located on the same site as the structure(s) replaced and will have substantially the same purpose and capacity as the structure(s) replaced, including but not limited to the replacement or reconstruction of existing schools and hospitals to provide earthquake resistant structures which do not increase the capacity more than 50 percent. The reconstructed school facility will be located on the same 6.54-acre parcel as the existing school and will have the same purpose as the facility to be replaced. The reconstructed facility will be designed to meet current building and safety codes, including updated seismic standards. The proposed 99,607-square-foot facility represents a 47 percent increase over the current 67,888-square-foot facility. This increase is less than the 50 percent maximum allowed under the Class 2 exemption. The proposed use of a portion of the existing Big Canyon Reservoir contractor yard for temporary construction staging purposes has no impact on environment as there will be no construction activities proposed at this location other than the parking of construction workers' vehicles and the storage of equipment and materials. Analysis Consistency with the General Plan The project site has a land use designation of Private Institutions (PI), which is intended to provide for privately owned facilities that serve the public, including places for religious assembly, private schools, health care, cultural institutions, museums, yacht clubs, congregate homes, and comparable facilities. The proposed project will reconstruct an existing private school, which is consistent with the PI designation as described in the General Plan Land Use Element. Furthermore, the project complies with the maximum floor area ratio (FAR) allowance of 0.35 or 99,633 square feet established by the Land Use Element. 9 Harbor Day School Reconstruction (PA2018-183) Planning Commission, June 20, 2019 Page 8 The Land Use Element contains two policies that specifically relate to this type of project: Land Use Element Policy LU6.1.2 (Siting of New Development) Allow for the development of new public and institutional facilities within the City provided that the use and facilities are compatible with adjoining land uses, environmentally suitable, and can be supported by transportation and utility infrastructure. The project consists of the reconstruction of an existing private school that has operated on the site since 1971. Surrounding land uses include residential apartments, Big Canyon Reservoir, Pacific View Memorial Park, and single-unit residences on the other side of San Joaquin Hills Road. The new campus will comply with all development standards and updated safety codes, excepting the requested building height increase. A full replacement of the existing campus will allow the applicant to provide updated, earthquake-resistant structures in accordance with the latest code requirements, and a safer and more secure school environment by placing the public functions (administration, gymnasium and performing arts) at the front of the school while maintaining a more private and protected classroom setting. The project includes an increase in floor area to provide more spacious classrooms and additional student amenities. Although the square footage of the school will be increased, the previously approved maximum enrollment of 480 students will not increase. The project is a replacement of an existing school facility which is served by an adequate transportation and utility infrastructure. The school campus has a long-term lease agreement with the City for the Big Canyon Reservoir parking lot across Pacific View Drive. This lot is used for special event parking, and for drop-off and pick-up traffic queuing. The reconfigured on-site parking lot aligns a new curb cut with the existing curb cut of the leased parking lot to improve efficiency of traffic flow. Land Use Element Policy LU6.1.3 (Architecture and Planning that Complements Adjoining Uses) Ensure that the City's public buildings, sites, and infrastructure are designed to be compatible in scale, mass, character, and architecture with the district or neighborhood in which they are located, following the design and development policies for private uses specified by this Plan. Design impacts on adjoining uses shall be carefully considered in development addressing such issues as lighting spillover, noise, hours of operation, parking, local traffic impacts, and privacy. The existing school campus is located adjacent to a residential apartment community, Big Canyon Reservoir, Pacific View Memorial Park and San Joaquin Hills Road. Several churches and a public elementary school are also located along Pacific View Drive. The proposed new campus design maintains a minimum setback of 26 feet to the adjacent 10 Harbor Day School Reconstruction (PA2018-183) Planning Commission, June 20, 2019 Page 9 residential use, and the outdoor quad area is internal and buffered by the proposed buildings, which will help to provide sound attenuation. The outdoor playfield will be moved from its current location adjacent to the residential use and placed on the other side of the project site. The siting and design of the proposed performing arts/gymnasium building reduces the massing impacts that the current structure imposes along San Joaquin Hills Road. A photometric study of the new outdoor lighting has been provided, demonstrating that outdoor lighting spillage will essentially be contained on-site. The project will comply with updated building and safety standards. The proposed 66-space on-site parking lot exceeds the required 36 spaces (one space for each full-time faculty member), as conditioned by the existing use permit. Additionally, the school proposes to continue an existing long-term lease agreement with the City to utilize the Big Canyon Reservoir parking lot across Pacific View Drive for school drop-off, pick-up and special event parking. Potential impacts to adjoining land uses, such as light spillover, noise, hours of operation, traffic, parking, and privacy, have been considered in the development of the new campus layout. Consistency with the Zoning Code (NBMC Title 20) The project site is located within the Private Institutions (PI) Zoning District, which allows private school facilities subject to the approval of a minor use permit. The new campus will comply with all development standards and updated safety codes, including a request for an increase in building height. The applicant is requesting that the new performing arts/gymnasium building be 41 feet and 6 inches in height, which is the height of the existing gym to be demolished. The Planning Commission is authorized to approve a site development review for the construction of new school campus and to allow an increase in height above the base height of 32 feet, subject to specific findings outlined and discussed below. If approved, this action would supersede previously approved entitlements for development and use of the project site. Certain previous conditions of approval related to maximum enrollment and the operation of the school are proposed to be included as conditions of approval in the draft Resolution (Attachment No. PC 1). Site Development Review Findings NBMC Section 20.52.080 (Site Development Reviews) requires approval of a site development review for the construction of nonresidential buildings. In accordance with Section 20.52.080(F), the Planning Commission may approve or conditionally approve a site development review application, only after first finding that the proposed development is: 1. Allowed within the subject zoning district; 2. In compliance with all of the applicable criteria identified in 20.52.080(C)(2)(c) below: 11 Harbor Day School Reconstruction (PA2018-183) Planning Commission, June 20, 2019 Page 10 i. Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; V. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with Section 20.30.100 (Public View Protection). 3. Not detrimental to the harmonious and orderly growth of the City, nor endangers, jeopardizes, or otherwise constitutes a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. Staff believes sufficient facts exist in support of each finding. As discussed in various sections above, the proposed project complies with all applicable policies of the General Plan and Zoning Code development standards, excepting the requested building height increase. The existing school has operated at the project site since 1971 and provides a desireable service to members of the community. The proposed project will modernize the school, allowing it to accommodate updated educational practices and curriculum programming for its students. The proposed contemporary architectural design includes earth tone finishes, smooth-painted plaster, wood-grained Hardie board, stone veneer and anodized bronze windows and doors. The number of structures on the site will be reduced from four to two, and the height of the new performing arts/gymnasium building will be consistent with the height of the gymnasium currently existing on the site. The proposed campus has been designed to facilitate efficient operation of the school, while minimizing impacts to adjacent land uses through the strategic location of buildings and primary outdoor areas. The outdoor playfield will be located away from the adjacent multi-residential apartments. The outdoor quad area will be located internal to the site and buffered by surrounding buildings. The siting and architectural design of the proposed 12 Harbor Day School Reconstruction (PA2018-183) Planning Commission, June 20, 2019 Page 11 performing arts/gymnasium building reduces the visible mass of that structure by moving it away from San Joaquin Hills Road and placing it in a more central location within the school campus. The existing 36-space school parking lot will be reconfigured and upgraded to provide 66 on-site parking spaces, including three accessible spaces. The applicant also proposes to maintain the existing long-term lease agreement with the City to utilize the Big Canyon Reservoir parking lot across Pacific View Drive for school drop-off, pick-up and special event parking. Approximately 78 parking spaces are provided in this lot to supplement the proposed 66 on-site parking spaces. The proposed landscaping exceeds minimum landscape area requirements, and incorporates a drought-tolerant plant palette and water efficient irrigation system. The existing street trees along San Joaquin Hills Road will be protected and kept in place. Additional Site Development Review Findings Required for Height Increase In addition to the findings outlined above, Zoning Code Section 20.30.060(C)(3) requires the following specific findings to allow an increase in the height of a structure above the base height: 1. The Project Applicant is providing additional project amenities beyond those that are otherwise required. Examples of project amenities include, but are not limited to: i. Additional landscaped open space; ii. Increased setback and open areas; iii. Enhancement and protection of public views; and 2. The architectural design of the project provides visual interest through the use of light and shadow, recessed planes, vertical elements, and varied roof planes; 3. The increased height will not result in undesirable or abrupt scale changes or relationships being created between the proposed structure(s) and existing adjacent developments or public spaces. Where appropriate, the proposed structure(s) provides a gradual transition to taller or shorter structures on abutting properties;and 4. The structure will have no more floor area than could have been achieved without the approval of the height increase. Staff believes sufficient facts exist in support of each finding. Setbacks and landscape areas exceed minimum standards, providing a buffer between the school site and adjacent properties. The architectural design incorporates varied building heights and materials to provide visual interest. The siting of the proposed performing arts/gymnasium 13 Harbor Day School Reconstruction (PA2018-183) Planning Commission, June 20, 2019 Page 12 reduces the visible mass of this building by moving it away from San Joaquin Hills Road and placing it in a more centralized location within the school campus. At its nearest point, the highest portion of the building is approximately 120 feet from the front property line along Pacific View Drive. The appearance of mass is further reduced through the use of color, materials, offset rooflines and building planes. The requested additional height is directly related to the function of the building, and the need for high ceilings for performing arts/gymnasium uses. The requested maximum height of 41 feet and 6 inches is the same height as the existing gymnasium to be demolished. The new school campus will have a total gross floor area of 99,607 square feet, which is compliant with the maximum allowed floor area ratio (FAR) of 0.35 (99,633 square feet). Minor Use Permit Findings In accordance with NBMC Section 20.52.020 (Conditional Use Permits and Minor Use Permits), the Planning Commission must make the following findings for approval of a use permit: 1. The use is consistent with the General Plan and any applicable specific plan; 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and the Municipal Code; 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity- 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities; and 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Staff believes sufficient facts exist in support of each finding. The General Plan Land Use Element and zoning designation of the project site allows the existing and proposed school use. The redevelopment of the school campus complies with the development standards of the Zoning Code, excepting the request for increased building height. The existing school has operated on the project site since 1971 and the upgraded campus will allow the school to accommodate updated educational practices and curriculum programming for its students. The school site is located adjacent to an existing residential -4 Harbor Day School Reconstruction (PA2018-183) Planning Commission, June 20, 2019 Page 13 apartment complex. Although the PI Zone does not establish minimum setbacks, the project has been designed such that a setback of at least 26 feet will be maintained along the property line abutting the residential use. The outdoor playfield will be moved from its current location adjacent to the residential use and placed on the other side of the project site. A photometric study of the new outdoor lighting has been provided, demonstrating that outdoor lighting will essentially be contained on-site. The project site provides more than the minimum required parking and landscaping exceeds the minimum standard as well. Temporary construction impacts will be minimized by the phasing of construction and mitigated through the implementation of a construction management plan. The draft Resolution includes a number of conditions to minimize impacts to neighboring properties. Conditions of Approval Nos. 1 and 6 ensure substantial conformance with the approved plans. Conditions of Approval Nos. 11 and 12 require all outdoor lighting to meet the requirements of the Zoning Code, prohibiting light and glare spillage from the facility to the adjacent properties. Condition of Approval No. 14 ensures that the use will comply with Chapter 10.26 of the NBMC (Community Noise Control). Condition of Approval No.16 limits the hours of construction activity to mitigate potential impacts to adjacent neighboring properties. Limited Term Permit Findings In accordance with Section 20.52.040 of the Newport Beach Municipal Code, the Planning Commission must make the following findings for approval of a limited term permit: 1. The operation of the limited duration uses at the location proposed and within the time period specified would not be detrimental to the harmonious and orderly growth of the City, nor endanger,jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the requested limited duration use; 2. The subject lot is adequate in size and shape to accommodate the limited duration use without material detriment to the use and enjoyment of other properties located adjacent to and in the vicinity of the lot; 3. The subject lot is adequately served by streets or highways having sufficient width and improvements to accommodate the kind and quantity of traffic that the limited duration use would or could reasonably be expected to generate; 4. Adequate temporary parking to accommodate vehicular traffic to be generated by the limited duration use would be available either on-site or at alternate locations acceptable to the Zoning Administrator and 5. The limited duration use is consistent with all applicable provisions of the General Plan, any applicable specific plan, the Municipal Code, and other City regulations. 15 Harbor Day School Reconstruction (PA2018-183) Planning Commission, June 20, 2019 Page 14 The limited term permit will allow temporary construction staging at the Big Canyon Reservoir contractor yard, including the parking of construction workers' vehicles and the storage of materials and equipment, only during the demolition and reconstruction of the school campus. The Big Canyon Reservoir construction yard is approximately 2.14 acres in size and can adequately accommodate both the temporary construction staging and ongoing City operations. The subject lot is located at the end of the cul-de-sac at Pacific View Drive, directly adjacent to the Big Canyon Reservoir parking lot and has an existing direct driveway approach from Pacific View Drive. The temporary construction storage will not impede access to the existing and adjacent uses. The construction yard has existing fencing that will remain in place to screen the temporary construction storage area from surrounding properties. The temporary construction storage will not create additional parking demand but will rather alleviate further impacts to available school parking since it will be utilized to store construction vehicles, materials and equipment away from the school site. The applicant is required to enter a licensed agreement with the City prior to building permit issuance. Summary Staff believes the findings to approve the construction and operation of a private school campus can be made. As designed, the reconstructed private school facility will not impact the existing surrounding uses and will not be detrimental to the City or surrounding area as all construction-related activities will be completed within the school campus and at the off-site City's Big Canyon Reservoir contractor yard in controlled phases. Approval of the new school campus will allow the school to accommodate updated educational practices and curriculum programming for its students and is in furtherance of the policies set forth in the General Plan Land Use Element. The operation of the new school campus will be same as the current operation, with no changes to the currently allowed maximum enrollment. Alternatives 1. The Planning Commission may suggest specific project modifications or operational changes that are necessary to alleviate concerns. If the changes are substantial, the item should be continued to a future meeting to allow redesign of the project; or 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, the Planning Commission should deny the application request (Attachment No. PC 2). 10 Harbor Day School Reconstruction (PA2018-183) Planning Commission, June 20, 2019 Page 15 Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. Prepared by: Submitted by: PSchu a James Camp ell ing Consultant Deputy Director ATTACHMENTS PC 1 Draft Resolution for Approval PC 2 Draft Resolution for Denial PC 3 Prior Project Site Entitlements PC 4 Applicant's Project Description PC 5 Construction Management Plan PC 6 Proposed Carpool and Queuing Plan PC 7 Project Plans 17 V� QP �P sg