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2005-02-24 PC MinutesMINUTES OF THE MEETING OF THE PLANNING COMMISSION OF THE CITY OF EL SEGUNDO, CALIFORNIA FEBRUARY 24, 2005 Chairman Funk called the meeting of the El Segundo Planning CALL TO ORDER Commission to order at 7:04 p.m. in the Council Chamber of the City of El Segundo City Hall, 350 Main Street, El Segundo, California. Commissioner Kretzmer led the Pledge of Allegiance to the Flag PRESENT: FRICK, FUNK, KRETZMER, WAGNER ABSENT: CARLSON None. Chairman Funk presented the Consent Calendar. None. Commissioner Frick moved, seconded by Commissioner Wagner, to approve the January 27, 2005, Minutes as submitted. Passed 3-0; Commissioner Kretzmer abstained. None. Chairman Funk presented Agenda Item H-2, Environmental Assessment No. 656, Conditional Use Permit No. 04-6, and Development Agreement No. 04-1. Address: 737 Hawaii Street. Applicant: Vistamar School. Property Owner: Leyton Belling & Associates. Planning Manager Christensen presented staff report (of record) Chairman Funk asked for clarification regarding the development agreement and the lump sum payment plan. In response, Planning Manager Christensen explained that the applicant is paying a larger portion of the payment for the development agreement funds (equivalent to business license fees) being paid to the City up front; and stated that this payment plan does not include the $21,000 in fees for PLEDGE TO FLAG ROLL CALL PUBLIC COMMUNICATIONS CONSENT CALENDAR CALL ITEMS FROM CONSENT CALENDAR MOTION January 27, 2005, Minutes WRITTEN COMMUNICATIONS PUBLIC HEARINGS, NEW BUSINESS EA-656; CUP 04-06; DA 04-01. New private high school in an existing 75,640- square-foot industrial building El Segundo Planning Commission Minutes, February 24, 2005 police, fire, and library services based on the standard rates Chairman Funk questioned whether the impacts from this project were factored into the Circulation Element, believing there will be an increased traffic flow with this project. Planning Manager Christensen explained that the City does not generally factor specific development projects into the Circulation Element; advised that traffic and parking impacts were studied as part of the initial study and the environmental documentation that was provided for this project; and noted that those impacts were considered not to be significant. She noted that a school use does not generate much in the way of P.M. peak traffic trips when other traditional office, commercial or manufacturing businesses would generate peak trips. Chairman Funk asked for clarification on the internal parking plans for drop-offs. Planning Manager Christensen highlighted the site plan and explained that the primary parking area is located on the east side of the property; noted there are two driveways that access the side of the property where the parking lot is; and advised that vehicles will enter in the most easterly driveway, circle through the parking lot, and loop around in front of the easterly side of the building to drop off the students. She added that this is also the same area where the fire access lane is provided, looping back out into the front of the building and out the center driveway. Chairman Funk asked for clarification on the parking requirements for the gymnasium. Planning Manager Christensen explained that the zoning ordinance parking requirement for schools is based on the number of classrooms, a rate of seven parking spaces per classroom; noted that there are 22 classrooms with this project, which would require 154 parking spaces; and she advised that there is not a separate requirement for the auditorium itself. In doing the environmental analysis, she advised that staff considered potential impacts to parking; stated that staff would have some concerns if the use of this gymnasium would be for additional outside activities beyond the scope of the normal school use; but added that there is a mitigation measure and condition which restricts activities with the public that would be permitted to occur only after 3:00 p.m. Chairman Funk stated that she is concerned with the potential for overflow parking if the 450-seat gymnasium were to be filled to capacity. She pointed out that staff report does indicate there could be shuttle services provided, possible off -site rental of parking lots and/or shared use agreements with some of the neighboring property owners; and pointed out that this will not be located in a residential area. 2 El Segundo Planning Commission Minutes, February 24, 2005 Planning Manager Christensen stated that as with any use, there are parking standards in place; explained that staff attempted to indicate in the staff report that an analysis was conducted to assess any potential impacts or concerns about extracurricular usage of the gymnasium, which is primarily intended as an integral part of the school use; and that staff attempted to equate in the staff report that 154 parking spaces would be required on -site if one had a similar but separate place for public assembly. Chairman Funk opened the public hearing. Romayne Levee, Chair of Vistamar School Board of Trustees, 737 Hawaii Street, El Segundo Ms. Levee stated that while the supporters of this project are pleased with the education in this community, they believe, and research shows, that there is a place for an independent high school in the South Bay; she stated that there are approximately 10,000 high school aged children living the South Bay, yet between the cities of El Segundo and Torrance, there is not one independent high school; and she highlighted comparisons with other cities that support multiple, independent high schools, many of which are located in close proximity to some excellent public high schools. She pointed out that it isn't Vistamar's intention to compete with El Segundo High School nor with any public high school in the South Bay; explained that their model is very different in that Vistamar will have an intimate educational environment that will enable the kids to have small classes, an average size of 16 students; and that at full capacity, school enrollment will be under 400. She stated that studies show there are 190 students in El Segundo who have made a choice to attend independent or parochial schools, many of which are outside El Segundo; and she noted that this will present families with another choice, one that is located within this community. Ms. Levee stated that El Segundo was selected because of its large supply of unoccupied commercial and office space to accommodate this need; and that they found El Segundo to be a hospitable and open environment. She added that Vistamar will be taking approximately 76,000 square feet off the marketplace; that they will be running a viable and vital business in this town; that this business will be paying rent, paying property taxes and hiring employees. She expressed her belief that this is an appropriate use of this property; advised that there are a number of independent schools located throughout the greater Los Angeles area that are successfully located within commercial and light industrial areas, such as Crossroads and Newroads Schools in Santa Monica. She noted that the approximate 76,000-square-foot 3 El Segundo Planning Commission Minutes, February 24, 2005 building is ideal for Vistamar's purposes; that it is located in the Wiseburn School District at the intersection of three very different communities, with excellent access to freeways and to public transportation; and added that the property has adequate space for the anticipated classroom needs, ample parking, and excellent security. She expressed her belief that the surrounding area is conducive for an academic school, pointing out that the Xerox complex is in the immediate vicinity. Ms. Levee advised that the Wiseburn professional staff has warmly and enthusiastically welcomed Vistamar School, noting that they recognize the compatibility of mutual aims/goals; and stated that this will be an incredible opportunity to collaborate for the good of all the students. Ms. Levee advised that there have been numerous meetings with the El Segundo School Board; that they have carefully listened and attempted to address their concerns; and she stated that if this proposal is approved this evening, the dialogue with the El Segundo School Board will continue because of their interest in collaborating with public educators in the interest of all the children in this area. Ms. Levee commented on some of the possible cooperative initiatives, which might include summer school programs, teacher training, clubs and activities, art council and community service activities; and she urged approval of this request. Bernadette Minton. El Sequndo resident Ms. Minton stated that she has two children and expressed her support for Vistamar School, expressing her belief that it is important to have a wide range of choices; and she added that she is excited about their global perspective in education and academic excellence. Angel Houghton, El Sequndo resident Ms. Houghton stated that she is an enthusiastic supporter of Vistamar School and that she is pleased with its mission to offer first-rate academics with a global perspective and an intimate environment; and noted the importance of providing another option for education. Suzanne Fuentes. El Sequndo resident Ms. Fuentes stated that this is an exciting opportunity for the community and she encouraged the Commission to approve this request. Dr. Don Brann, El Sequndo resident Dr. Brann noted that he is the superintendent of the Wiseburn School 4 El Segundo Planning Commission Minutes, February 24, 2005 District; he commended staff for an excellent report on this project; pointed out that there is a wide mix of uses in this business park; stated that the Wiseburn School Board unanimously passed a resolution in support of Vistamar School, believing that competition between schools, public or private, stimulates school improvement; and in his role as the superintendent of the Wiseburn School District and as a citizen of El Segundo, he urged the Commission to approve this request. Lorie McConnahev. El Segundo resident Ms. McConnahey urged the Commission to approve this request. Kevin Bangle, El Segundo resident Mr. Bangle stated that he is excited to have another choice for selecting his children's education. Chairman Funk questioned the parking strategy for the possible full capacity of the 450-seat gymnasium. Dale Goldsmith, Esg., representing the applicant Mr. Goldsmith expressed his belief that the extracurricular activities, such as volleyball and basketball, will not create a huge parking demand, believing that family and friends will be the ones attending those 3:00 p.m. gymnasium games; stated that this private school has more parking than just about any school he has represented, that it is a parking -rich environment; and noted that the only event that one would anticipate a large gathering would be graduation — noting that it is his understanding the graduations will be held off -site. He added that if there are any problems with parking, Vistamar will seek to alleviate those problems by utilizing off -site parking and/or shuttling service. Chairman Funk reiterated her concern with the possibility of overflow parking, highlighting such events as back to school night; and she asked for more reassurance for additional parking accommodations. Mr. Goldsmith stated that they can make arrangements with the surrounding businesses, provide shuttles or other techniques to make sure there is no problem with parking. Chairman Funk stated that it would be her preference to condition additional parking arrangements when attendance is expected to be 300 people. 5 El Segundo Planning Commission Minutes, February 24, 2005 Chairman Funk questioned how the school plans to conduct its recreational activities that use off -site facilities, such as pools for water polo. Mr. Goldsmith noted that there is no commitment for certain recreational activities; and stated that if the school were to implement a water polo team, they would find a location that would have adequate space to accommodate this activity on a permanent/continuous basis. Commissioner Wagner questioned if the gymnasium holds 450 people or 450 bleacher seats. Joe Pica. proiect architect Mr. Pica noted for Commissioner Wagner that there are approximately 250 bleacher seats; and that ultimately, 450 total people will be able to fit in the gymnasium — about 15 square feet per person. He noted that this is only a single court. Chairman Funk questioned what the height of the gymnasium will be. In response to Chairman Funk's inquiry, Mr. Pica stated that Vistamar will stay completely within the existing shell of the building, which is 30 feet. Highlighting Chairman Funk's concern with parking, Assistant City Attorney Berger stated that additional parking requirements cannot be imposed on this project because it meets code requirements, but stated that Mr. Goldsmith indicated the applicant would agree to obtain a special events permit pursuant to the code in the event that there was a special event with more than 300 people present. Mr. Goldsmith agreed that that could be one approach and stated that if there is an event that is reasonably expected to have more than 300 people present, Vistamar would make suitable arrangements to make sure there was adequate parking, such as off-site/remote parking with a shuttle, shared parking with an adjacent use, or mandatory carpooling. Assistant City Attorney Berger explained that this is not a condition that can be imposed, that it would be a voluntary arrangement between the applicant and the City; and stated that this suggested arrangement can be forwarded to City Council for final consideration. Mr. Goldsmith noted his concurrence, noting that they share the same parking concerns. 6 El Segundo Planning Commission Minutes, February 24, 2005 There being no further input, Chairman Funk closed the public hearing. Commissioner Frick expressed her belief that parking in this area is not a huge concern; stated that she attended a similar sized school and that parking was not a problem; and noted that in order to alleviate parking problems, the school rotated the parent/teacher nights for various grades. She stated that this is an excellent opportunity for the community. Commissioner Wagner asked to speak with the applicant. Chairman Funk re -opened the public hearing. Commissioner Wagner asked if the outdoor furniture will be permanently affixed and asked for input on fencing of this site. Mr. Goldsmith stated that the tables will be permanently affixed; and stated that they do intend to install fencing where students regularly gather. Mr. Pica noted for Commissioner Wagner that there's a mitigation measure requiring a 10-foot wall along the eastern property line to provide security/safety with respect to the adjacent uses and a decorative fence around the front seating area. Chairman Funk closed the public hearing. Commissioner Kretzmer noted for the record that, as requested by the applicant, he met with Mr. Buckheit, Ms. Levee, and Ms. Schmidt to discuss this proposal; he thanked them for the opportunity to meet, noting that they presented an impressive project; and he thanked staff for a concise, accurate and informative report. He expressed his belief that this is a wonderful project; stated that offering public and private high schools in close proximity to each other benefit each school and benefit the community; and stated that this school will give El Segundo further exposure and will be a great draw for new residents. He stated that this is a great use of the available site; noted that Vistamar meets the requirements and that he would enthusiastically send this to Council for approval. He thanked everyone involved for their efforts in this endeavor. Commissioner Wagner stated that Page 22, Section 9, should be amended, adding the word "and" after the word "school." He echoed Commissioner Kretzmer's comments. Chairman Funk noted for the record that she met with Mr. Buckheit, Ms. Levee and Ms. Schmidt to discuss this proposal; and she thanked them 7 El Segundo Planning Commission Minutes, February 24, 2005 for their input and their efforts in this endeavor. She expressed her belief that this school will benefit this community and the surrounding communities, and noted her delight that this may provide an opportunity for shared resources, such as summer school, service programs, arts council, and for global educational opportunities. Commissioner Wagner moved, seconded by Commissioner Frick, to approve Environmental Assessment No. 656, Conditional Use Permit No. 04-6, and Development Agreement No. 04-1, thus adopting Resolution No. 2580. Passed 4-0. None. None. None. None. None. There being no further discussion, the meeting was adjourned at 8:06 p.m. PASSED AND APPROVED ON THIS 14th DAY OF APRIL, 2005. Seimone J 'i ecretary of the Planning Commission and Director of Planning, Building Safety Robin Funk, Chairman of the Planning Commission City of El Segundo, California MOTION PUBLIC HEARINGS, CONTINUED BUSINESS REPORT FROM DIRECTOR PUBLIC COMMUNICATIONS PLANNING COMMISSIONERS' COMMENTS OTHER BUSINESS ADJOURNMENT El Segundo Planning Commission Minutes, February 24, 2005