HomeMy WebLinkAboutPA2021-221_20210825_Project Description (2)30900 Rancho Viejo Road, Suite 285 San Juan Capistrano, CA 92675 (949) 581-2888 Fax (949) 581-3599
August 24, 2021
Ms. Chelsea Crager
City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660
Subject: Pacifica Christian High School – Application to Amend Existing Use Permit
Dear Ms. Crager:
On behalf of Pacifica Christian High School – Orange County (Pacifica Christian or school), CAA
Planning, Inc. (CAA) submits the enclosed application to amend existing Minor Use Permit
MUP2014-008 and Conditional Use Permit CUP2017-008 as necessary for school operations and offsite parking at the 1499 Monrovia property.
Background and Surrounding Uses
Pacifica Christian High School – Orange County opened in 2015 and its main campus is located on the south side of 15th Street, east of Monrovia Avenue at 883 West 15th St. Uses in the surrounding area consist primarily of institutional, commercial, and residential.
Uses immediately surrounding the school include Coastline Community College Campus to the
north, Seacliff Mobile Home Park to the northeast, townhome developments to the south and east,
and open space to the west. Carden Hall is located to the north of the Coastline Community College Campus, about a quarter mile from the subject site.
The property at 1499 Monrovia is located across from the main campus and it consists of a two-
story building with 50 striped parking spaces and is currently used as parking overflow for the
school. The school’s main campus property was previously the West Newport Community Center (Community Center) and is owned by the City of Newport Beach. Pacifica Christian owns the property at 1499 Morovia, including the existing office building, located at 1499 Monrovia Avenue. The property is currently developed with a 17,000 square-foot two-story office building
and a parking lot as shown on the attached Attachment 1.
On August 19, 2021, the Planning Commission reviewed a General Plan and Zoning change from multi-family residential (RM) to Private Institution (PI) to allow for the operation of a school subject to a Use Permit. The Planning Commission has recommended the project to City Council
for approval.
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Use Permit Amendment Conditional Use Permit CUP2017-008 will be amended to address parking and circulation between the main campus and secondary campus. As discussed above, the 883 W 15th Street location is currently the main campus location. However, the 1499 Monrovia location (Monrovia campus) proposed to become the main campus and 15th Street campus will become the secondary campus.
The traditional high volume classes including English, Math, History, and Science will primarily be conducted at the Monrovia campus. The Monrovia campus will also accommodate the primary student gathering areas for lunch and will be the primary vehicular drop off and pick up location because the on-site queuing capacity is substantial. A Parking Analysis has been prepared and is included as Attachment 2.
The 15th Street campus will be utilized for art classes (e.g., drawing, painting, theatre, and digital art), select specialty classes (e.g., foreign language, high level advanced placement), professional offices, college counseling, and athletics. Coastline College provides off-site parking based on a rental agreement. The agreement includes the use of one classroom which is anticipated to be
utilized on an ad-hoc basis for rehearsal space or other uses.
Student Bell Schedule and Circulation Between Campuses There are eight classroom blocks in the school schedule, with students attending four classes per day. The bell schedule details daily fluctuation and staggered start and dismissal times. Student
movement between the Monrovia campus and the 15th Street campus is anticipated between class blocks 1-2, 2-3, and 3-4. This will depend on class load and is anticipated to be minimal. Out of 8 classes, a student may have 1 or 2 class(es) at the 15th Street campus, requiring a particular student to move between the campuses every other day. The Campus Map and Directory identifying
passing periods is included as Attachment 3 – Passing Periods.
The average number of students anticipated to move between the campuses per class period will be approximately 25 initially and may increase to approximately 50-75 depending on student enrollment, class offerings and other programmatic considerations. Each “passing period” or time
between class, has been elongated to 10 minutes, where an average high school passing period is
5 minutes. The 10-minute passing period will allow for orderly passing between campuses. The school security officer is posted at the cross walk along Monrovia Avenue in order to observe and facilitate student passing between the campuses. School staff are assigned to observe the passing periods and monitor safe student movement during the passing periods. Additionally, a few faculty
members will travel between campuses during each passing period providing additional
supervision during these times.
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Pacifica staff accessing the classroom at Coastline College will proceed north from the Monrovia campus via the student path of travel. The Campus Map and Directory identifying the walking path to Coastline College is included as Attachment 3 – Walking Path to Coastline College.
Drop Off and Pick Up Operations/Vehicular Gate
Primary vehicular drop off and pick up operations will take place at the Monrovia campus given the large on-site queuing capacity. As depicted on the attached Campus Map and Directory, the drop-off entrance is located at the southern entrance to Parking Lot A and proceeds along the westerly drive aisle to the front of the school. The drive aisle will be secured with a vehicular gate in order to prevent pass-through vehicular traffic during the school day. The vehicular gates will
be open 30 minutes prior to the start of school for drop off and will close at the start of the school day. The vehicular gate will reopen 15 minutes prior to the final dismissal time and will remain open for 30 minutes following dismissal.
Vehicles arriving on campus for drop off or pick up while the gate is shut will enter and exit
through parking lot A and will not circulate through the site. Students arriving during this time will utilize the student walking path depicted on the Campus Map and Directory. Secondary drop off and pick up is anticipated at the 15th Street Campus, based on class locations. This secondary drop off and pick up location will help to minimize traffic at either campus and will reduce the number of students utilizing the cross walk during the peak drop off and pick up times.
School Parking Student parking is based on a parking permit system with assigned numbered parking spaces. The assigned parking space permit system reduces vehicular circulation through the parking area
whereas vehicles proceeding directly to their assigned space and do not have to drive up and down
the aisles searching for parking. Parking space assignment will be based on student dismissal times. Students vacating the parking lot for “early dismissal” times will free up parking for staff members such as athletic coaches, who may arrive later in the day. Student permit parking will be provided in parking lots A, B and C. Parking lot B also contains spaces for “drop-in” and guest
parking between 7:30 AM and 3:00 PM and is also available for bus parking after 3:00 PM.
Staff parking is located at Coastline College via a rental agreement. There will be no assigned student parking and no drop-off or pick-up from Coastline College. Coastline College is also the location for event overflow parking at off-peak times (e.g., evenings, and weekends) when the
college parking facility is not in use. The Campus Map and Directory identifying drop off and pick
up is included as Attachment 3 – Drop Off and Pick Up.
Student Enrollment Student enrollment is anticipated to be a maximum of 305 students and 35 faculty and staff.
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California Environmental Quality Act The proposed General Plan and Zoning change is exempt under the California Environmental Quality Act (CEQA) Guidelines Section 15301 (Class 1) for existing facilities and Section 15303 (Class 3) New Construction or Conversion of Small Structures. Class 1 exempts the operation,
repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures. Class 3 exempts the conversion of an existing small structure from one use to another. The proposed Use Permit amendment does not contemplate the new construction or additional site improvements.
Conclusion We believe the City can find the requested amendment to the existing Use Permits as acceptable, and staff will be able to make the required Findings for Planning Commission to approve the Use Permit amendment. Draft Findings will be provided under separate cover.
Please do not hesitate to contact me at (949) 581-2888 if you have any questions or concerns.
Sincerely, CAA PLANNING, INC.
Shawna Schaffner Chief Executive Officer
Attachments: Attachment 1 – 1499 Monrovia Site Plan Attachment 2 – Parking Analysis Attachment 3 – School Pedestrian and Vehicular Circulation
c: David O’Neil, Head of School
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