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Attachment 2- Applicant Letter of Request and Project and Operations SummaryUpdated May 22, 2023 LETTER OF REQUEST FOR CONDITIONAL USE PERMIT PROJECT & OPERATIONS SUMMARY – UPDATED May 22, 2023 Location: 2780 E. Wagner Avenue APN: 253-414-11 and 253-451-06 Prior City File: Conceptual Development Review DEV2021-00218 (Dec 27, 2021) Property Owner: Calvary Baptist Church of Anaheim Applicant: Red Hook Capital Partners, LLC (purchasing site from Property Owner) Tenant: Scholarship Prep Public Schools Agent: Joseph D. Smith, AICP, California Coastal Works Architect: Tony Pacheco-Taylor, AIA, LEED AP, Studio W Architects Project Description: Authorize an Educational Institution-General use at an existing church and school site located at 2780 E. Wagner Avenue, including the remodel of existing classroom and assembly buildings, replacement of one building, and various ancillary site modifications and landscaping improvements. The existing religious assembly and educational uses have operated under prior CUPs 1183 (1970) and 952 (1967). The request includes temporary and limited religious assembly use of the 4,800 sf assembly building for a period not to exceed 24 months. I.PROJECT DESCRIPTION & OPERATIONS PLAN Criteria Notes Building Improvements and New Development The proposal includes the following site improvements: •Remodel an existing 5,439 sf, one-story building with basement (“Building 1”) to provide three classrooms, multi-purpose room, administration offices, restrooms, and new accessible lifts. No modifications to structure footprint or height are proposed. •Remodel an existing 8,923 sf, two-story preschool building (“Building 2”) to provide ten classrooms, one small group room, two administration offices, and restrooms. No modifications to structure footprint or height are proposed. Existing height of 24’-6” (building) and 46’-0” (enclosed cellular tower) remains unchanged. •Replace an existing 1,217 sf, one-story school building with a new 5,633 sf, two-story building (“Building 3”) and 741 sf 2nd floor walkway to provide ATTACHMENT NO. 2 Letter of Request – CUP Updated May 22, 2023 Page 2 of 14 six classrooms, community office, warming kitchen, restrooms, and an elevator to match the existing two-story building (Building 2) in height. Proposed height of the replacement building is 24’-6”. Proposed replacement Building 3 would be attached to existing Building 2. • Use of the existing 4,800 sf, one-story sanctuary building for temporary/limited religious assembly use on Sundays for a duration not to exceed 24 months; following 24 months, the sanctuary building would be used for school-related assembly and daily activities. No modifications to structure footprint or height are proposed. • The existing 4,800 sf sanctuary has authorized occupancy up to 420 persons (CUP No. 1183). Building 1 includes another sanctuary with an authorized occupancy up to 215 persons on the second floor and a preschool on the first floor with authorization for 33 students (CUP No. 952). • Building-mounted signage to display the name/logo of Scholarship Prep in two locations facing E Wagner Ave; signage internally illuminated; existing monument signage located in the northwest corner of the site to be kept in place with change of sign copy to reflect applicant. • Installation of ancillary site improvements including site accessibility improvements, landscaping improvements including additional screening in west landscape setback to adjacent residential, hardscape improvements, parking lot striping, fencing, driveway gates, parking lot and building security lighting, and outdoor recreation space in the north/central portion of the site (no outdoor recreation space is proposed on the west portion of the site or within the required 15-foot transitional side yard setback adjacent to neighboring residential uses). • The existing cell tower enclosure located between Buildings 2 and 3 will remain in place as-is (CUP No. 2003-04705). Parking and Drive Aisle Parking lot improvements and pick-up/drop off areas to provide the following: • 20’ wide drive aisle for ingress/egress, onsite vehicle queuing for 31 vehicles prior to drop-off/pick-up, designated drop-off/pick-up location, vehicle exit circulation through parking lot, including sufficient access for larger emergency and waste collection vehicles, and two driveway gates. • Proposed onsite parking (59 stalls) is approximately 44% more than required by the Anaheim Municipal Code (41 stalls). • 59 total vehicle spaces comprised of 47 standard spaces, 9 clean air vehicle stalls (8 standard vehicle and 1 van accessible stall; all 9 stalls to provide conduit for future EV charging stations), and 3 ADA stalls (2 van ADA and 1 standard ADA). An additional 1 passenger/commercial loading/unloading stall is provided (not reflected in 59 space total). Letter of Request – CUP Updated May 22, 2023 Page 3 of 14 • 3 of the 59 stalls are located at the front (north) of the school and designated as 2 visitor parking standard stalls and 1 ADA van stall; the remaining 56 spaces are located behind the school, to the south. • Parents/visitors will not be permitted by the school to park in the surrounding neighborhood to the maximum extent feasible. If any parents/visitors park in residential neighborhoods and the school is made aware, appropriate action will be taken to correct the issue. The school will actively enforce this policy. As-needed Use of Offsite Spaces: To supplement school parking during special events, the school has secured a verbal agreement for 100+ offsite parking spaces at 535 Rio Vista St (Church of Latter-Day Saints), less than one mile away from the proposed school site. Additionally, Scholarship Prep is seeking additional overflow parking agreements from other nearby properties as a back-up to the primary overflow parking location in case the arrangement ceased to exist in the future. Scholarship Prep is committed to ensuring that overflow parking will be available for any special events as applicable. The school would provide a shuttle service from the offsite lot(s) to bring guests onto the campus. Grades and Student Capacity Up to 480 students between Transitional Kindergarten (TK) to 8th Grade. The school would not provide instruction for grades 9 to 12. The proposed breakdown of student capacity by Grades is evenly split between K-8th (50 students per grade) with 30 students allocated to TK. Minor fluctuations per grade level may occur each year. • TK: 30 students • K: 50 students • 1st: 50 students • 2nd: 50 students • 3rd: 50 students • 4th: 50 students • 5th: 50 students • 6th: 50 students • 7th: 50 students • 8th: 50 students • 9th-12th: Not Proposed 480 Student Capacity From the lens of operating multiple campuses serving TK-8th grade students, the Scholarship Prep model works best with the growth to 480 students. This allows Scholarship Prep to have a pipeline of students that cohesively matriculate over the years to the higher grade levels. It also Letter of Request – CUP Updated May 22, 2023 Page 4 of 14 allows the school to have a healthy balance sheet to ensure sustainability, fiscal solvency and support the overall school program including, but not limited to a strong teaching, extracurricular activities such as the Arts and extra support staff to ensure student learning. Five-Year Student Growth Plan Enrollment is anticipated to be phased in over a five-year period per the following schedule: • 2024-2025: 220 students • 2025-2026: 320 students • 2026-2027: 380 students • 2027-2028: 430 students • 2028-2029: 480 students Breakdown of the estimated distribution of students by grade level for the five-year period: Student Location and Selection It is anticipated that students will come from the surrounding community and greater Anaheim area. The primary recruitment efforts will focus on the community within a one to two-mile range of the proposed school site. Students who enroll will be admitted pending space available. For any grade level that receives more applications than spaces provided, a random public lottery will take place to fill the open spots. This is a typical occurrence for charter school operations. Enrollment priority will be given to those students residing in the surrounding community, followed by the greater Anaheim area. Letter of Request – CUP Updated May 22, 2023 Page 5 of 14 Daily Staff Up to 40 total employees comprised of up to 24 full time and 16 part time. The staff mix is anticipated to be comprised of up to: • 21 teachers • 6 office/other staff • 5 paraprofessionals • 3 administrative staff • 3 coaches • 2 custodians Teachers, administrators, and some support staff will be present in the morning for student drop off and traffic flow, as well as after school for pick up and traffic flow. The general hours these staff will be onsite will be from 7:30 AM to 3:30 PM, with some staff arriving earlier and staying later. The total amount of staff members at any given time period is reflected below: • 7 staff before 7:30 AM • 35 staff between 7:30 AM – 4 PM • 6 staff between 4 PM – 6 PM • 1 staff after 6 PM Operational Days and Hours Educational instruction hours: • Monday to Thursday: 8:15 AM (school begins) to 3:00 PM (dismissal). • Friday: 8:15 AM (school begins) to 12:15 PM (dismissal). Drop-off/Pick-up hours: • Regular drop-off begins at 7:30 AM. Regular pick-up runs for 30 minutes past the school day (to 3:30 PM Monday to Thursday, and 12:45 PM on Friday). Afterschool program hours: • Expect roughly 25% of the students to attend an afterschool program with staggered pick-up times until 6:00 PM Monday to Friday. Program options will include homework assistance, tutoring, art classes, and sports/recreational options. Breakfast/Lunch/Recess: • Free breakfast will be provided to participating students beginning at 7:30 AM and ends at 8:10 AM. • Free lunch will be provided to all students on a staggered schedule. Students will be offered the option for indoor or outdoor play on a staggered schedule. At full capacity (480 students), five rest breaks will Letter of Request – CUP Updated May 22, 2023 Page 6 of 14 occur. Outdoor play will take place near the frontage of E. Wagner Avenue. Indoor activities will include library, arts, and technology. Delivery hours: • All deliveries will occur during campus open hours (6:00 AM to 6:00 PM); a loading/unloading space is provided in the northeast portion of the campus (furthest from westerly residential neighbors). Campus closed hours: • The school will generally be closed from 6:00 PM to 6:00 AM. After hours: • Evening custodial as needed up until 11:00 PM. • Temporary/limited use of a couple classrooms and bathrooms one night per week after 5:00 PM for 24-month period (see description further below). Special events programming hours: School would be used infrequently for school-related special events. There are no plans for non-school use of the site (with exception of the temporary/limited use of the site for 24 months as described further below). The attendance at all school special events would be limited to students and their immediate families. Parking and traffic flow for all events including those above will be controlled and monitored by staff similar to daily pick-up and drop-off. Use of off-site parking would be used as needed. The anticipated events are as follows: • Open House and Back-to-School: Open house events will be held between 4:30 PM and 6:00 PM in September. Back-to-School nights will be held in March from 4:30 to 6:00 PM. Both events are for enrolled students and are similar to events that most traditional and nontraditional schools facilitate. These events are not recruiting efforts. Both events include all grades but will likely be staggered over a two-day period with younger grades on one day and older grades on the other. Likely participation would be between 40% and 50% of all families. • Twice a year Award Ceremonies: Awards ceremonies in December and May are academic based for exemplary performance for students that are in the top 5%. These ceremonies will be staggered over a two-day period with younger students one day and older on the other. Letter of Request – CUP Updated May 22, 2023 Page 7 of 14 • Promotions: Kindergarten promotion in May from 9:00 AM to 10:00 AM during drop-off hours and only includes Kindergarten students and families. Likely participation would be between 40% and 50% of all Kindergarten families. • 8th grade promotion in May from 5:00 PM to 6:00 PM. This only includes 8th grade students and families. Likely participation would be between 40% and 50% of 8th grade families. • Monthly Award Ceremonies: Monthly award ceremonies are for the top 5% of students honored for behavior and participation. These would be held monthly from 9:00 AM to 11:00 AM. This includes the entire student body but only the top 5 % of students. Monthly award ceremonies will be staggered via grades (younger to older) to allow for rotating family attendance. School closures will occur during the following: • Saturdays • Sundays (with exception of temporary/limited religious assembly use for 24 months as described further below) • Martin Luther King Jr. Day • Presidents’ Day • First week in April (“Spring Break”) • Memorial Day • First Monday in June to 2nd Friday in August (“Summer Break”) • Labor Day • Veterans Day • Thanksgiving week • Three weeks surrounding Christmas and New Year’s Day Pick-up/Drop-off Protocols Parent drop-off will begin at 7:15 AM and end at 8:15 AM. Pick-up will occur from 3:00 PM to 6:00 PM. On Fridays, pick-up will occur from 12:15 PM to 6 PM. A strict Parking and Onsite Circulation Plan will be implemented: • Staff, including teachers and administrators, will carry and communicate via two-way radio devices which allow staff to easily locate students and help them efficiently and safely arrive and depart the school. • During drop-off, 6-10 staff members will be onsite assisting with students and traffic flow, 4 staff members will assist students with exiting their vehicles, and 4 additional staff members will assist in keeping the onsite circulation of cars flowing. Additional staff will be monitoring vehicles along E. Wagner Avenue to observe and note any violations to Letter of Request – CUP Updated May 22, 2023 Page 8 of 14 Scholarship Prep’s parking and circulation plan. The school will take appropriate measures to ensure that no parents/visitors park in any neighborhood street as feasible. • During pick-up, 2 staff members will assist and greet parents, acquire students’ grade and name, and then alert teachers as to which student is ready for pick up. The respective teacher will then send the student to their vehicle at their pick-up area. • Pick-up and drop-off will be contained onsite at all times. Parent pick-up or drop-off will not be permitted by the school on Wagner Avenue and Rio Vista Street to the maximum extent feasible. • Due to the orientation of the lot and an improved parking lot/drive aisle, the school will be able to accommodate onsite queuing capacity for approximately 31 cars at any time prior to drop-off or pick-up, with a separate exit circulation lane to leave the property. The queuing lane, during peak drop-off or pick-up times, is expected to take approximately ten minutes for vehicles from start to finish due to the school’s drop- off/pick-up operations. • All parents will be required to participate in a mandatory training for pick-up and drop-off procedures and routine updates will be provided to families if adjustments are necessary. Because school staff will be physically present and manage the daily pick- up and drop-off of students as well as the accompanying traffic flow, staff will in turn be able to mitigate general issues that arise with vehicles/students in the line of sight. For vehicles/students that are not visible to staff and disrupt the neighborhood and/or natural traffic flow in and/or out of the neighborhood, the school can provide the main office number so that neighbors may call the school directly and communicate any issues that arise. If the issue is determined to be a traffic violation or other violation deemed suitable for referral to law enforcement, the school will communicate with local law enforcement to refer and mitigate the issue(s). Additionally, the school administration will meet with any student, family member or related party to ensure they are aware of the traffic protocols and any other requirement or protocol as required or requested by the city. If a student engages in conduct in violation of school rules on the way to school from their residence or from school to their residence, the school may accordingly discipline the student, as the student remains in the supervision of the school until they are home. Letter of Request – CUP Updated May 22, 2023 Page 9 of 14 Outdoor Student Use With exception to lunch/recess (discussed above) and elective activity such as P.E., educational instruction occurs indoors within classrooms, work rooms and assembly space. The largest concentration of students outdoors would occur during morning drop-offs and afternoon dismissals generally over a period of 30 minutes prior to the 8:15 AM school start and 30 minutes after the 3:00 PM (Mon-Thurs) dismissal or 12:15 PM (Friday) dismissal. Students would walk to/from their classrooms to the drop-off/pick-up location located on the south/central portion of the site. In order to limit the number of students outside at one time, during educational instruction hours, student lunches and outdoor use of play area for recess and electives would be staggered throughout the day between the various grades. The proposed outdoor scheduling plan demonstrates that while there is potential for up to 480 students at the site when at maximum capacity, there would be an average of 114 students outdoors at any one time during the typical school day (between the hours of 8:30 AM to 3:00 PM Monday to Thursday). Note that Friday instruction will end earlier at 12:15 PM. No student use of outdoor areas is planned along the west property line; activities would be concentrated toward the central portions of the site. All anticipated sports activities would be intramural among the students that attend the school. Students will be allowed to participate in sports activities during recess and if enrolled in the afterschool program. No outside use of intercom or bell systems is proposed. Staff will use voice and/or whistles to make note of educational transitions throughout the day. Staff will utilize two-way radios during drop-off and pick-up hours. Temporary Use of Sanctuary for Religious Assembly and Other Site Facilities Temporary and limited use of the site would continue for religious assembly use for a period not to exceed 24 months. This is a (private) requirement of the site. The 24-month period will begin at the close of escrow, approximately 30 days after the expiration of any appeal period associated with City entitlements to authorize the proposed school. The temporary/limited use is requested as part of the subject CUP application. As part of the temporary/limited use, religious assembly use would occur on Sundays in the existing 4,800 sf, 420-seat sanctuary for an estimated 200 individuals, as well as use of some shared restrooms and classrooms, Letter of Request – CUP Updated May 22, 2023 Page 10 of 14 the parking area, and play area for activities associated with the temporary use. Religious assembly would not occur on the site Monday to Saturday with exception of a couple designated classrooms one evening per week after 5:00 PM for religious educational use, as well as use of an office space and general storage. All religious assembly uses would cease following the 24-month period. Note that during the 24-month duration, the proposed educational use would not utilize the sanctuary for school- related activities. Once the 24-month duration ceases, the sanctuary would be used for school-related activities. Onsite construction of the proposed school will be phased to allow the religious assembly use access to adequate parking spaces throughout the construction duration (see Construction Phasing Plan included in the May 22, 2023 submittal packet). The construction will be performed to ensure the site and buildings are accessible to the religious assembly use during the 24-month period. Construction Duration and Opening Construction is anticipated to begin Summer 2023. The target school opening would be Fall 2024 for the 2024-25 academic school year. II. ZONING COMPLIANCE Criteria Notes Zoning T – Transitional; allows Educational Institutions-General as a conditionally- permitted use; note that AMC 18.14.030.160 (uses) states “Conditional uses shall only be considered to the extent that the proposed use is consistent with the property’s underlying General Plan Land Use Designation.” As noted below under Land Use, the land use designation is Low Density Residential but the School land use designation includes overriding language that allows the City to authorize future schools in other land use designations – Low Density Residential included. Land Use Low Density Residential; however, under the School land use designation in General Plan Land Use Element (pg LU-31), proposed project is compliant per the General Plan allowance that “Future schools may be developed in other land use designations through procedures established in the Zoning Code.” Lot Size 84,196 sf (1.9 ac) Building Height AMC Requirements: • One half (1/2) the distance from the boundary of any residential zone, but not to exceed 30 feet Letter of Request – CUP Updated May 22, 2023 Page 11 of 14 Existing/Proposed Height: • 24’-6” max building heights (existing) & 46’-0” cell tower (existing) • 24’-6” (proposed two-story replacing existing one-story; no modifications to cell tower). Proposed replacement building (“Building 3”) is located 109’- 7” from the west property line. Due to distance, the applicable City height limit is 30 feet. The proposed replacement building is 5’-5” lower than the maximum 30’ height requirement. Parking AMC Requirements for Educational Institutions-General: Classroom: 1 space/classroom Office: 1 space/250 sf Non-office Employee: 1 space/1 staff Assembly Space: Based on Parking Demand Study AMC 18.42.040.010.0108 Proposed Parking for Educational Institution Use: Classroom: 19 spaces (19 classrooms) Office: 9 spaces (2,132 sf) Non-office Employee: 10 spaces (10 non-office staff in addition to teachers; 19 teachers are counted in classroom parking ratio) Assembly Space: 3 spaces (based on Parking Demand Study) Total Required: 41 spaces Total Proposed: 59 spaces Loading/Unloading: 1 space (not counted in 59 total above) Proposed Parking for Temporary/Limited Religious Assembly (weekend) Assembly Space: 38 spaces (based on Parking Demand Study) Total Proposed: 59 spaces Proposed Parking Breakdown: • 59 total vehicle spaces comprised of 47 standard spaces, 9 clean air vehicle stalls (8 standard vehicle and 1 accessible van stall; all 9 stalls to provide conduit for future EV charging stations), and 3 ADA stalls (2 van ADA and 1 standard ADA). An additional 1 passenger/commercial loading/unloading stall is provided (not reflected in 59 space total). • 3 of the 59 stalls are located at the front (north) of the school and designated as 2 visitor parking standard stalls and 1 ADA van stall; the remaining 56 spaces are located behind the school, to the south. Letter of Request – CUP Updated May 22, 2023 Page 12 of 14 As-Needed Offsite Spaces (Special Events): • Verbal agreement for 100+ offsite parking spaces at 535 Rio Vista St (Church of Latter-Day Saints), less than one mile away from the proposed school site. • Additionally, Scholarship Prep is seeking additional overflow parking agreements from other nearby properties as a back-up to the primary overflow parking location in case the arrangement ceased to exist in the future. Scholarship Prep is committed to ensuring that overflow parking will be available for any special events as applicable. • School would provide a shuttle service from the offsite lot(s) to bring guests onto the campus. Bicycle Storage (Designated): • 17 bicycle storage racks comprised of 15 for students and 2 for staff (2019 Cal Green Sections 5.106.4.2.1 & 5.106.4.2.2) FAR AMC Requirements: • No maximum FAR in T Zone AMC 18.14.080 Existing/Proposed FAR: • 20,256 sf (0.24 FAR) (existing) • 26,059 sf (0.3 FAR) (proposed) Lot Coverage AMC Requirements: • No maximum lot coverage for T Zone AMC 18.14.090 Existing/Proposed Site Coverage: • 13,178 sf (existing) • 14,678 sf (proposed) Setbacks AMC Requirements: • Front: 25’ • Side: 10’ (increase to 15’ along residential adjacent side yard for buildings and designated play areas); parking areas, drive aisles and walkways are allowed within 15’ but must maintain 10’ from property line); 10’ side yard setback to be landscaped. • Rear: 25’ AMC 18.14.100 & 18.40.040 Letter of Request – CUP Updated May 22, 2023 Page 13 of 14 Existing/Proposed Setbacks: • Front: 28’-0” to property line (measures from back of sidewalk) • Side (west/residential): 17’-7” existing building (10’ side yard setback to residential is landscaped and includes additional screening for residential uses); the proposed replacement building is 109’-7” from the west property line • Side (east): 29’-4” • Rear (south): 127’ (measured from mid-point of the existing 1,300 sf, one-story building property line) Building Setback Encroachments Allowed AMC Allowances: • Canopies/trellis = 3’ max into front yard • Cornices/eaves = 2’ max any yard AMC 18.14.100.020 Existing/Proposed Encroachments: • None Letter of Request – CUP Updated May 22, 2023 Page 14 of 14 III. PERMIT HISTORY CUP Permit History • CUP No. 952 on July 6, 1967 – approved by Planning Commission Resolution PC67-146 to establish a 215-seat sanctuary (second floor) and 33-student Sunday school (first floor) and permit use of an existing residence as a parsonage. • CUP No. 1183 on June 29, 1970 – approved by Planning Commission Resolution PC70-109 to expand an existing church complex to include the addition of a 4,800 sf, 420-seat sanctuary and a pre-school nursery with waiver of maximum permitted building height to permit a 19’ tall building within 29.5’ of the west property line. • CUP No. 1183 appealed to City Council and heard on August 11, 1970 where the Planning Commission’s decision to approve the expanded church and school request was affirmed by Council Resolution No. 70R- 405. • CUP No. 1661 on November 8, 1976 – denied by the Planning Commission to permit expansion of a church complex to include a private school and pre-school with a maximum enrollment of 140 students in addition to the religious assembly use. • Abandonment No. 78-10A on January 16, 1979 – approved by the City Council to abandon Rio Vista Street, south of Wagner Avenue (said right- of-way was dedicated to the City by the church when the buildings were constructed in 1968 and 1971. On June 20, 1980, the General Plan Circulation Element was amended, no longer proposing an extension of Rio Vista Street south of Wagner Avenue. • CUP No. 2347 on July 12, 1982 – denied by Planning Commission Resolution PC82-139 to retain and expand an existing private day school (preschool and kindergarten) with a maximum enrollment of 300 students (grades 1-12) in addition to the religious assembly use with a waiver of minimum number of parking spaces. • CUP No. 2003-04705 on June 16, 2003 – approved by Planning Commission Resolution PC2003-83 to permit a telecommunications antenna disguised as a 45’ tall bell tower with accessory ground-mounted equipment.