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Home My WebLink AboutPresentation - #26Vista Heritage Charter School Item#26 Planning and Building Agency January 16, 2024 Slide 1 Vista Heritage Charter School Item no. 26 Vista Heritage Charter School Item#26 Planning and Building January 16, 2024 Slide 2 Item 26: Vista Heritage Charter School •Application: Amendment Application (AA) No. 2023-04 and Zoning Ordinance Amendment (ZOA) No. 2023-03 •Address & Council Ward: 601 N. Fairview Street –Ward 5 •Description: Vista Heritage Charter Schools (applicant) representing 2609 W. 5 th Street, LLC (property owner), is requesting approval of AA No. 2023-04 and ZOA No. 2023-03, to rezone 601 North Fairview Street (APN: 405-241-04), expand the boundaries of Specific Development No. 82 (SD-82), and amend text in the SD-82, to accommodate the conversion of an existing 5,837-square-foot industrial building into an administrative office building for Vista Charter School. •Recommendation: 1.Adopt an ordinance approving Amendment Application (Zone Change) No. 2023-04. 2.Adopt an ordinance approving Zoning Ordinance Amendment (ZOA) No. 2023-03 as conditioned. Vista Heritage Charter School Item#26 Planning and Building January 16, 2024 Slide 3 Location and Zoning •General Plan: Industrial/Flex Medium (Flex-1.5) •Existing Zoning:Light Industrial (M1) •Proposed Zoning: Specific Development No. 82 (SD-82) •Surrounding Land Uses: –North: Pacific Electric Right-of-Way (ROW)/OCTA Streetcar and School District Offices –East: Pacific Electric Right-of-Way (ROW)/OCTA Streetcar and School District Offices –South: Vista Heritage Charter School and Industrial Businesses –West: Lydia Romero-Cruz Academy •Lot Size: 0.905 Acres (39,437 square feet) SITE Vista Heritage Charter School Item#26 Planning and Building January 16, 2024 Slide 4 Project Description & Site Photo •Rezone the property at 601 N. Fairview Street from M1 to SD-82 to facilitate the conversion of an existing auto-repair building into an administrative office for Vista Heritage Charter School. •Amend SD-82 to allow outdoor play area and update the list of allowed uses for consistency with the General Plan land use designations and the West Santa Ana Boulevard Focus Area. •Overall site/building improvements, including exterior remodel, interior tenant improvements, community garden, perimeter fencing, outdoor play area, and parking lot adjustments. Existing building Proposed improvements Vista Heritage Charter School Item#26 Planning and Building January 16, 2024 Slide 5 Proposed Site Plan Vista Heritage Charter School Item#26 Planning and Building January 16, 2024 Slide 6 Amendment Application Analysis •SD-82 permissible uses encompass industrial, school, and church uses. Expanding the SD-82 boundaries will accommodate additional administrative office use at 601 N. Fairview Street. •Consistent with the goals and policies of the General Plan and would not be detrimental to the health, safety, or welfare of the community. •The proposed zone change to expand SD-82 will advance the vision of the General Plan Focus Area for a balance of clean industrial, residential, and community-serving uses. •The project will repurpose the existing industrial building, previously an auto-repair business, into an administrative office space. •The change is not anticipated to exacerbate traffic flow, parking demands, or noise impacts. Existing Zoning Proposed Zoning SITESITE Vista Heritage Charter School Item#26 Planning and Building January 16, 2024 Slide 7 ZOA Analysis •The proposed text amendment will bring the site’s permissible uses close to compliance with the General Plan Flex-1.5 land use designation and goals/vision of the West Santa Ana Boulevard Focus Area •The current list of permitted uses in SD-82 contains various industrial uses, which are no longer consistent with the General Plan land use designation and the designated West Santa Ana Boulevard Focus Area. •Administrative office will not increase parking or trip generation demands. •Student Enrollment will remain capped at 870 students (840 existing). •Outdoor Play Area will enhance student experience and is designed to not disturb or disrupt the commercial or industrial uses in the business park during regular business hours. –Physical education activities will be located to a designated gated area located directly adjacent to the existing school, to the north. Outdoor activities will not take place outside of the school’s regular hours (Monday through Friday from 8:30 a.m. to 3:00 p.m.). Vista Heritage Charter School Item#26 Planning and Building January 16, 2024 Slide 8 CEQA, Economic, and Fiscal Impact Analysis •Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review per Section 15301 Existing Facilities (Class 1 –Existing Facilities) and per Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) of the CEQA Guidelines. A Notice of Exemption, Environmental Review No. 2023-40, will be filed for this project. •To date, the project has generated a total of 156 temporary employment opportunities and anticipated to create 10 permanent employment positions upon completion. •Approximately $46,235 in entitlements, plan check, and permit fees to the City. •There is no fiscal impact associated with this action. Vista Heritage Charter School Item#26 Planning and Building January 16, 2024 Slide 9 Staff Recommendation 1.Adopt an ordinance approving Amendment Application (Zone Change) No. 2023-04. 2.Adopt an ordinance approving Zoning Ordinance Amendment (ZOA) No. 2023-03 as conditioned. Vista Heritage Charter School Item#26 Planning and Building January 16, 2024 Slide 10 Commission Questions, Public Hearing, and Discussion on Item No. 26 Vista Heritage Charter School Item#26 Planning and Building January 16, 2024 Slide 11 Covenants, Conditions, and Restrictions •The subject site is part of an association governed by covenants, conditions, and restrictions (CC&Rs) that outline potential use restrictions that could impact these parcels. However, these stipulations do not hinder the City's authority to proceed with the intended rezoning and revising of the SD-82 text. •Per the title report submitted as part of this application request, the latest CC&Rs recorded contain Exhibit D dividing the common area among the buildings. The red dashed line illustrates Common Areas for which Buildings C/D are responsible (left) and for which A/B are responsible (right). The gray areas are not part of the Association. However, all parcels (1, 2, 3, and 4) share parking. 12 3 4 Vista Heritage Charter School Item#26 Planning and Building January 16, 2024 Slide 12 Parking Details •In 2008, the approved entitlements to establish SD-82 allowed for a reduction of required off-street parking spaces for the entire specific development site, from 643 required spaces to 291 spaces. •Numerous agreements were established at the time with surrounding properties to establish a total of 769 available parking spaces for Sunday services at Templo Calvario. •In 2019, the approved ZOA No. 2019-01 entitlement included a parking study, which identified a total of 287 available off-street parking spaces within the specific development site. At the time, the school secured an agreement for 20 extra parking spaces from a neighboring lot located to the south of the property, specifically designated for weekdays. •The plans and parking study submitted as part of the current request identified a total of 287 available off-street parking spaces and the 20 off-site parking spaces for the school. Additionally, the agreements with other surrounding properties for Sunday services at Templo Calvario will remain. •The current request does not propose an increase in student enrollment or additional square footage. Additionally, the proposed change of use is not expected to impact the parking demand on-site due to specific parking requirements. •The proposed administrative office requires 3 spaces per 1,000 sq. ft.; whereas, the auto-repair business required 5 spaces per 1,000 sq. ft. Vista Heritage Charter School Item#26 Planning and Building January 16, 2024 Slide 13 Entitlements Background •On October 20, 2008, the City Council adopted Ordinance No. NS-2777, rezoning the property located at 2501 West Fifth Street from Light Industrial (M-1) to Specific Development Plan No. 82 (SD-82). •On January 21, 2020, the City Council adopted Ordinance No. NS-2983, to amend the Santa Ana Municipal Code (SAMC) to include a definition of “schools”; allow schools as a permitted use in SD-82; to adopt a set of operational standards for schools within SD-82; allow Vista Heritage Charter School to expand to 66,000 square feet in size; and allow Vista Heritage Charter School to expand the student enrollment to 870 students. •On February 14, 2023, the applicant submitted a Development Project Review (DP No. 2023-10) application that was completed on November 1, 2023. •Following completion, the applicant submitted AA No. 2023-04 and ZOA No. 2023-03 for Planning Commission and City Council consideration. Vista Heritage Charter School Item#26 Planning and Building January 16, 2024 Slide 14 ZOA Analysis (cont.) •Circulation and Parking Management Plan: –Takes into account the parking, onsite circulation, drop-off, and pick-up; –Identifies how the school buses will pick-up and drop-off students within the front parking lot; –Designed to accommodate the existing school population to ensure that there is no vehicle queuing off-site or conflicts with the adjacent industrial buildings to the north and west of the site. –The proposed change of use is not expected to increase the parking demand because the required parking for office is 3 spaces per 1,000 sq. ft. Additionally, the school is not proposing a student enrollment increase nor additional square footage. •Outdoor Play Area: –Physical education activity areas are designed so that their use does not disturb the commercial or industrial uses during regular business hours and residential uses between the hours of 8 p.m. and 7 a.m. –Physical education activities will be located to a designated gated area located directly adjacent to the existing school, to the north. Outdoor activities will not take place outside of the school’s regular hours (Monday through Friday from 8:30 a.m. to 3:00 p.m.). –The proposed Outdoor Play Area’s generated noise would not adversely affect these sensitive receptors. Vista Heritage Charter School Item#26 Planning and Building January 16, 2024 Slide 15 Proposed Site Plan Vista Heritage Charter School Item#26 Planning and Building January 16, 2024 Slide 16 Proposed Site Plan Details Vista Heritage Charter School Item#26 Planning and Building January 16, 2024 Slide 17 Site Plan Demolition 5th Street Vista Heritage Charter School Item#26 Planning and Building January 16, 2024 Slide 18 Proposed Elevations North Elevation East/Rear Elevation South Elevation West/Front Elevation Vista Heritage Charter School Item#26 Planning and Building January 16, 2024 Slide 19 Questions