HomeMy WebLinkAbout2.0_A4_Harbor Day School Reconstruction_PA2018-183_PC-4_Applicant’s Project Descriptions Attachment No. PC 4
Applicant's Project Description
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Project: Harbor Day School
Project Address: 3443 Pacific View Drive
Corona del Mar, CA 92625
Owner: Harbor Day School
Owner's Agent: Stephen Thorp (sthorp(@burnhamusa.com, 949/760-9150)
Project Description:
Harbor Day School is proposing to demolish and replace its existing kindergarten through 8`h grade
campus. The existing site is a 6.535-acre parcel with frontage on Pacific View Drive, east of Marguerite
Avenue. The proposed project includes a building complex of 99,607 sf with a maximum building
height of 32 feet for most of the structure, but 41 feet, 6 inches where necessitated by the proposed
use. The campus will include a playfield of approximately 54,000 sf, a series of play areas totaling
approximately 18,500 sf, and a central quad of approximately 5,600 sf. Sixty-six parking spaces
(including three ADA spaces)will be provided with one-way access in and out from Pacific View Drive.
The maximum enrollment will be 480 students per the existing Conditional Use Permit (No. UP2013-
024), with 36-38 full time staff members. The site is zoned PI (Private Institutions) with an FAR of 0.35.
A full replacement of the existing campus will allow the Applicant to provide (i) state-of-the-art
earthquake resistant structures in accordance with the latest code requirements, (ii) 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, (iii) an
engaging 2151 Century learning environment with appropriately sized classrooms, easily accessible
technology and space for collaboration, and (iv) innovative labs for science, art and music. The
proposed campus will embody the motto of Harbor Day School, 'Step by Step to the Top' (Gradatim ad
Summum).
Normal hours of operation are from 7:15 am to 5:00 pm, Monday through Friday during the school year,
which is approximately the last week of August through the third week of June. During summer months
and days when the school is open, but students are not present, the school operates between 8:00 am
and 5:00 pm.
Morning drop-off occurs from approximately 7:40 am to 8:00 am. Afternoon pick-up occurs from
approximately 2:55 pm to 3:20 pm. Currently the school admits and releases students in two locations
—one on San Joaquin Hills Road and one on Pacific View Drive. Faculty and staff members monitor
students exiting and entering cars. They also direct cars as they cross Pacific View Drive from the Big
Canyon Reservoir lot, where they queue, to the main school lot. The proposed project will not change
the way carpool operations are managed or accessed.
After-school events, inclusive of but not limited to sporting events and practices, club meetings, dances,
lectures, theater rehearsals and performances, holiday programs, Back to School nights and
fundraising events are frequent, but somewhat seasonal and will continue to function at the proposed
project in the same manner they have over the last few decades. The events are typically on Mondays
through Thursdays, with a smaller number on Fridays. Drop-off and pick-up for after-school events
occurs only on Pacific View Drive. The proposed project will not change the way after school events
are managed or accessed.
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The new recreation playfield will include fighting. Lighting will only be used from dusk to 8:30 p.m. on
the days they are in use.
Surrounding land use is as follows:
North: Pacific View Drive with Big Canyon Reservoir beyond
East: Pacific View Memorial Park
South: San Joaquin Hills Road with Single Family Residential beyond
West: Multiple-family Residential (Bayview Apartments)
Utility and electrical easements (28' wide and 30' wide) border the southerly property line, a water line
easement (15' wide) borders the easterly property line and a storm drain easement (20' wide) cuts
across the southeastern corner of property, imposing certain constraints which prevent development
within those zones except for access and landscaping.
Special Issues:
1. The area above gymnasium and the performing arts space will exceed the 32-foot height limit
due to their functions and the required clear space within. Each of these roofs has a maximum
height of 41 feet, 6 inches which is the same height as the existing Blass Gymnasium currently
on site.
2. The campus currently has a lease agreement in place with the City for the parking lot across
Pacific View Drive. This lot is used for special event parking and for morning drop-off and
afternoon pick-up traffic queuing. The proposed parking lot aligns a new curb cut with the
existing curb cut of the leased parking lot to improve efficiency of traffic flow.
3. The campus currently utilizes San Joaquin Hills Road for carpool drop-off and intends to
continue this use once construction is complete.
4. The school intends to light the playfield from dusk to 8:30 p.m. on the days they are used.
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