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CUP No. 2025-22 – Cristo Rey School (3601 S. Harbor Boulevard, Unit 200 and 3611 S. Harbor Boulevard) November 10, 2025 Page 6 of 9 employment component, including formal employer-employee relationships, wage tracking, and compliance with DOL requirements, constitutes a distinct operational model that blends educational and workforce development functions. Given the hybrid structure of the program and the specific regulatory framework governing the work study program component, the proposed use qualifies for application as a professional school. Accordingly, the use is classified as a professional school, consistent with the purpose and intent of the Professional (P) zoning district, which supports education, training, and business-related activities that prepare individuals for professional careers. The proposed use as a professional school will comply with all applicable regulations pursuant to Chapter 41 of the SAMC. Building and site modifications to accommodate the school have been designed in compliance with applicable development standards for building height, setbacks, parking, and site access. While site improvements are proposed for outdoor recreation areas with courtyard gathering spaces, basketball courts, and a turf area, athletics will occur off ‑site. These outdoor areas are intended for limited daytime use by students and are not expected to generate noise or activity levels inconsistent with nearby office uses. Furthermore, proposed site upgrades and conditions of approval will ensure full code compliance, address traffic, noise, safety, and school operations, and prevent potential impacts or the creation of an attractive nuisance on adjacent properties. The Project is compatible with the surrounding business park, which consists primarily of office and professional service uses. By reusing existing office space, the school use is consistent with the established architectural character, operational intensity, and overall professional environment of the area. The educational use will complement existing tenants by introducing a community‑serving function while maintaining the professional quality and appearance of the site. Recent educational projects in the City further reinforce the pattern of integrating schools within professional environments. For example, a new charter K-12 school will occupy and convert the former KDOC multi- tenant office building on East First Street to accommodate approximately 900 students. Similar educational uses, including trade schools, have been approved in other professional and building complexes, demonstrating that school operations are compatible within commercial and professional settings. This reflects the City’s continued support for educational uses in professional buildings, which balance institutional needs with surrounding business activities through appropriate development standards and conditions of approval in daytime employee-rich areas. Circulation and Parking The Project satisfies the minimum parking requirements, providing a total of 489 shared spaces that adequately serve all on-site uses. Moreover, Cristo Rey’s student body includes students from households that primarily rely on carpools, public transit, or a school‑operated shuttle program with ten shuttles rather than personal vehicles. The site is served by the Orange County Transportation Authority (OCTA), providing multiple bus routes that ensure adequate transit access to the area. Four OCTA routes operate within the vicinity of the Project’s site along Sunflower Avenue, Harbor Boulevard, and MacArthur Boulevard: Route 43 (Harbor Boulevard) with 20 ‑minute headways, Route 47