Document elcerrito_gov_doc_b266f2ee2f

1 Memorandum Date: January 28, 2014 To: Members of the Planning Commission From: Margaret Zoning Administrator Subject: 1800 Elm Street Chronology On October 10, 2013, Doug Giffin on behalf of Educational Ventures, LLC, requested a Zoning Administrator Determination regarding 1800 Elm Street. The applicant requested that the Zoning Administrator find that the existing use permit would allow Summit Public Schools to create a 240 student middle school on the subject property. Provided with that request was a paragraph describing the proposed school. It noted that the school would enroll up to 240 students. It would operate within the existing buildings on the campus and would adhere to all the parameters for operation stated in the use permit entitlement in place for the subject property. (Attachment 1) On November 4, 2013, staff asked additional questions of the applicant. Although it was noted that the proposed middle school was expected to operate at or under the performance criteria set out in the existing use permit, more detail was needed to confirm that goal. On November 6, 2013, the applicant responded to the questions asked and supplied additional information as to the proposed operation of the middle school. The applicant also submitted additional clarification as to the role of the property owner in this application. The correspondence stipulated hours of operation (including outside play areas and the gymnasium), the proposed school year, and a plan to address noise issues, if needed. In all, 12 points of operation were noted. (Attachment 2) ---PAGE BREAK--- 2 On December 5, 2013, staff requested some final clarifications on the project, including how student’s access to and from the campus was planned, if any other users would have access to the site in addition to Summit; and was any construction or grading planned as part of this use. On December 20, 2013, the applicant submitted responses to these last questions posed by the city staff. The applicant stated that while a building permit would be submitted for work on the site, no exterior changes to the buildings or grounds was planned. And further, other than community uses stipulated in the existing use permit, no other users were intended on the property. (Attachment 3) In addition to the correspondence sent by applicant noted above, they have also supplied additional information for the Planning Commission to review as part of this report. (Attachment 4) Context for the Purview of the Planning Commission Pursuant to the El Cerrito Municipal Code, 19.33.040 states that the Zoning Administrator shall have the authority to make zoning determinations for interpretations of the Zoning Ordinance, verifications of zoning regulations, or verifications related to previous permits and other matters related to the application and interpretation of the Zoning Ordinance. However Section 19.31.060.J. allows her to refer a zoning clearance/determination to the Planning Commission for action. It is the practice of the City of El Cerrito planning staff to elevate administrative decisions that have a high level of community interest to the Planning Commission in order to allow a greater level of public transparency and to provide additional opportunity for community input. The subject property has a use permit in effect at this time. After careful review, the Zoning Administrator believes that the applicant has submitted adequate information to verify that the proposed middle school is in compliance with the existing use permit. The research completed by the Zoning Administrator is included in this staff report. The role of the Planning Commission at this hearing is to review the staff analysis, take public testimony and then as one body, determine whether or not the use proposed in the application is consistent with the use permit currently in place at 1800 Elm Street. For the sake of educating the larger public audience, staff is noting what is beyond the purview of the Planning Commission. The Planning Commission must frame their deliberations strictly on the topic of the land use issue before them. They are legally limited to the action regarding the determination of consistency; other issues such as the terms of the Charter or other possible projects not a part of this application are beyond the scope of the Commission’s review. Environmental Review To the extent that the determination, whether the proposal fits within the existing Conditional Use Permit approvals is not discretionary, it is not subject to the California Environmental Quality Act (“CEQA”) (Public Resources Code 21000, et seq., and 14 Cal. Code Regs., 15000, et seq. (“CEQA Guidelines”)). To the extent that the decision is discretionary, it is categorically exempt from the provisions of CEQA pursuant to Section 15301 of the CEQA Guidelines (“Existing Facilities”). Additionally, approval of the application is exempt from CEQA under the general rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment, and in this case, it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. CEQA Guidelines § 15061(b) ---PAGE BREAK--- 3 Historic Uses and Entitlement Information 1800 Elm Street is a 4 acre campus located two blocks from the Del Norte BART station. It is surrounded by residential uses. The initial known use of the property was as a dairy farm. In 1935, the campus was created as the Chung Mei Home for Chinese Boys. It was in operation until 1954. In 1956 the property was transferred to the Western Baptist Bible College. In 1974, the school complex was owned and operated by Preparatory School. During its use of the site, the school administration applied for and received approval from the City of El Cerrito of a use permit to define its operation and therefore limit its potential impacts on the surrounding neighborhood. In April 1987, Windrush School moved to the site under the previously approved use permit for the preparatory school. A new use permit for Windrush School to operate a K-8 private school was approved by the Planning Commission on January 20, 1988. (Attachment 5) This approval was appealed to Council based on noise concerns. City Council denied the appeal and upheld the Planning Commission approval. (Attachment 6) On March 1, 1989, the Planning Commission held a public hearing at the request of Windrush School to address several issues they were experiencing regarding their conditions of approval. (Attachment 7) The Planning Commission approved modifications to the use permit. This decision was appealed to City Council. Council denied that appeal and upheld the use permit approval in April 1989. (Attachment 8) On November 8, 1998 the Planning Commission approved an amendment to the original use permit with additional conditions of approval. (Attachment 9) A sound wall was built in order to mitigate noise impacts from the play area on the southern portion of the campus. In June 1999, a traffic plan for the school was proposed and a formal complaint procedure was established in the form of a communication and conflict resolution plan worked out cooperatively with the neighbors. On May 16, 2007, the Planning Commission approved a revised Master Plan further amending the use permit.(Attachment 10) The applicant proposed an amendment to their use permit conditions of approval, as an update to the school’s Master Plan, which was to be carried out in four phases over 20 years. Highlights included: • Phase one includes the replacement of an existing one-story classroom wing in front of the existing gym with a new two-story addition in the same location. • Phase two consists of the construction of a new library, performing arts classroom, and a dance classroom adjacent to the gymnasium and Phase 1 classrooms. • Phase three is the renovation of the existing main classroom and administration building; no new building area will be added. • Phase four consists of the replacement of the existing 5,000 square foot rear classroom building with a new 5,500 square foot classroom building. On May 31, 2007 the City received an appeal of the Planning Commission action. The City Council heard the appeal on June 18, 2007. (Attachment 11) On September 26, 2007 a building permit was issued to build new classrooms, a new library and renovate the gymnasium. Windrush School initiated and completed those improvements. Windrush School closed on April 21, 2012. While the subsequent phases were not completed before the School was closed it should be noted that the use permit and Master Plan remain in effect and the approved work can be completed without any additional discretionary review. ---PAGE BREAK--- 4 On August 2, 2013, the State Historic Resources Commission recommended the State Historic Preservation Officer (SHPO) forward The Chung Mei Home for Chinese Boys Historic District to the Keeper of the National Register for listing. For the sake of this discussion, this means that the campus should be considered a historical resource under CEQA. Exterior changes to the campus or its buildings would need to be considered through this criterion. Interior changes to buildings would not impacted by this status. Comparison of Uses The table below compares the information submitted by Educational Ventures, LLC with the use permit parameters in effect on the site, today. Staff has included citations as to the source of each operational characteristic to allow the Commission members to track the source of each notation. A site plan has been added as Attachment 12 to assist with the discussion. General use information: The applicant states that: 1. No exterior building or site modifications are proposed. Interior work is being proposed consistent to Phase 3 of the current Master Plan. (The pending building permit is only noted here for clarity as to proposed improvements. It is not a part of the Zoning Administrator Determination.) 2. The use is a middle school, only. Operational Characteristic Existing Entitlement Proposed New Use Academic Years Elementary/Middle (PC 07-08 c of a Middle School (October 10th application) Hours of Operation The primary hours of operation at the school are from 8:00am to 3:00pm during the business week. A limited number of students will arrive at 7:00am for early morning program, and some students will stay until 6:00pm for the extended after school program.(PC 07-08, p.2) All community use and inter or intramural competition shall occur between the hours of 8:30 am and 9:00 pm and be confined to the interior of the gymnasium building, with the exception of reasonable pedestrian traffic, related to the activities, quietly Primary hours: 8 am to 3 pm Some number of students from 7 am to 8 am and 3 pm to 6 pm (November 6th letter) ---PAGE BREAK--- 5 going to and between building and parking areas.(CC 89-28 c of a #18 as modified by PC98-16 c of a School Year Use of the site, subject to these conditions, shall be allowed throughout the year, which shall be divided into a regular school year, generally September through June and a summer session generally June through September(PC 89-10 c of a Regular: Generally September through June. Summer: Generally June through September. (November 6th letter) Summer Program Enrollment during the summer session shall be limited to no more than 175 students total, and summer operation shall conform to all of the conditions for the regular school year, except enrollment.(PC 07-08 c of a Generally June through September. (November 6th letter) Student Population Enrollment during the regular school year shall not exceed 347 students with combined enrollment between elementary and middle school programs. (PC 07-08 c of a 240 students (November 6th letter) Staff Population 49 FTE employees (IS/MND 06-07 p. 11) 15 employees (November 6th letter) Parking A total of 61 parking spaces shall be provided on the entire campus to accommodate staff members and the school’s other parking needs.(PC 07-08 c of a Bicycle parking at the completion of the Master Plan shall be 19 spaces. (IS/MND 06-07 p. 11) 61 parking spaces (November 6th letter) Student pick up and Drop off Student drop-offs and pick-ups would continue to occur at the lower parking lot and the main driveway that extends from the intersection of Hill Street and Elm Street. In addition, school start/stop times would continue to The school will stagger student drop offs such that up to 50% of the maximum 240 students will have an scheduled arrival time at 8:00 am, and up to 50% of the maximum 240 students will have a scheduled arrival ---PAGE BREAK--- 6 be staggered, as under existing conditions. (IS/MND 06-07 p. 15) time of 8:30 am. School dismissal will occur at 3:00 pm. (Dec 20th letter, response 6) The school will also follow the approved student drop off plan…student drop offs and pickups would continue to occur only at the lower parking lot and the main driveway that extends from the intersection of Hill and Elm Street. (Dec 20th letter, response 6) To ensure that parents use these locations and that drop off and pick up flows smoothly, the school will have a staff member or volunteer supervise drop off and pick up. (Dec 20th letter, response 6) Noise Complaints If three formal complaints from three separate parties are submitted to the school over a 120-day period in regard to noise impacts, a new noise evaluation shall be conducted and new mitigation measures shall be investigated.(PC 07-08 c of a #10) If three formal complaints from three separate parties are submitted to the school over a 120-day period in regard to noise impacts, a new noise evaluation shall be conducted and new mitigation measures shall be investigated. (November 6th letter) Use of the Gymnasium: All community use and inter or intramural competition shall occur between the hours of 8:30 am and 9:00 pm and be confined to the interior of the gymnasium building, with the exception of reasonable pedestrian traffic, related to the activities, quietly going to and between building and parking areas.(CC 89-28 c of a #18 as modified by PC98-16 c of a Evening activities shall be confined to the interior of buildings, and areas away from the perimeter of the site (areas E (multiuse play area), H(upper parking area), and J (upper parking area)) with the exception of reasonable pedestrian traffic, related to the activities, quietly going to and between buildings and parking areas. (November 6th letter) After school inter or intra mural competition in the gymnasium will be typical for a school and ---PAGE BREAK--- 7 may include such activities as basketball, badminton and volleyball. All after school activities will be consistent with all the requirements of the approved use permit. (Dec 20th letter, response 1) Outdoor Play Areas Area A All school related activities in Area A, except for work parties, and as limited by other conditions of this approval, shall begin no earlier than 9:30 am and end no later than 4:30 pm, Monday through Friday and shall be supervised by adults at all times. (CC 89-28 c of a #13) In Area A, a maximum of 2 hours and 30 minutes of scheduled, active, non-directed play shall be permitted each day, prior to 3:30, Monday through Friday. (CC 89- 28 c of a #16) Work parties allowed not to exceed 12 days per year not to commence before 8:30 am, shall generally be limited to daylight hours. Children shall be supervised in interior areas.(CC89-28 c of a It shall be the responsibility of the primary user to maintain the nighttime lighting of Area A during all hours of darkness. (CC89-28 c of a #25) In Area A on weekends throughout the regular school year, there shall be no more than 3 special outdoor activities, such as fairs, and no more than one day in duration. No less than 30 days prior to any such event, residents adjoining the site shall Use of Area A (upper play area): a. Supervised activities allowed between 9:30 am and 4:30 pm, Monday through Friday, except work parties. b. Maximum of 2 hours 30 minutes of scheduled, active, non-directed play per day. c. Nighttime lighting during all hours of darkness. Work parties allowed not to exceed 12 days per year not to commence before 8:30 am, shall generally be limited to daylight hours. (November 6th letter) ---PAGE BREAK--- 8 be so notified by the primary user.(CC89-28 c of a #26) Area B All school related activities in Area B, except for work parties, and as limited by other conditions of this approval, shall begin no earlier than 8:30 am and end no later than 4:30 pm, Monday through Friday and shall be supervised by adults at all times. Use of Areas B and C may continue to 4:45 to allow for clean up and exiting the area.(CC89-28 c of a #15) In Area B, a maximum of 2 hours and 30 minutes of scheduled, active, non-directed play shall be permitted each day, prior to 4:30, Monday through Friday. (CC 89- 28 c of a #16) The physical improvements to Area B shall be limited to a half court basketball court facing west on the east end and a tether ball at the northwest corner and two poles for net games. (CC 89-28 c of a #20) Work parties allowed not to exceed 12 days per year not to commence before 8:30 am, shall generally be limited to daylight hours. Children shall be supervised in interior areas.(CC89-28 c of a In Area B on weekends throughout the regular school year, there shall be no more than 3 special outdoor activities, such as fairs, and no more than one day in duration. No less than 30 days prior to any such event, residents adjoining the site shall be so notified by the primary Use of Area B (gym play area): a. Supervised activities allowed between 8:30am and 4:30 pm (4:45 with clean up), Monday through Friday. b. Maximum of 2 hours 30 minutes of scheduled, active, non- directed play per day prior to 3:30 pm. Work parties allowed not to exceed 12 days per year not to commence before 8:30 am, shall generally be limited to daylight hours. (November 6th letter) ---PAGE BREAK--- 9 user. (CC89-28 c of a #26) Area C Area C may be used by the school for organized sports practice from 3:30 pm to 5:30 pm Mondays through Fridays (PC 98-16 c of a All school related activities in Area C, except for work parties, and as limited by other conditions of this approval, shall begin no earlier than 8:30 am and end no later than 5:30 pm, Monday through Friday and shall be supervised by adults at all times.(CC89-28 c of a #15 as modified by PC98-16 c of a In Area C, a maximum of 2 hours and 30 minutes of scheduled, active, non-directed play shall be permitted each day, prior to 3:30, Monday through Friday. (CC 89- 28 c of a #16) Work parties allowed not to exceed 12 days per year not to commence before 8:30 am, shall generally be limited to daylight hours. Children shall be supervised in interior areas.(CC89-28 c of a In Area C on weekends throughout the regular school year, there shall be no more than 3 special outdoor activities, such as fairs, and no more than one day in duration. No less than 30 days prior to any such event, residents adjoining the site shall be so notified by the primary user. .(CC89-28 c of a #26) Use of Area C (main lower play area): a. Supervised activities allowed between 8:30 am and 5:30 pm, Monday through Friday. b. Maximum 2 hours 30 minutes of scheduled, active, non-directed play per day prior to 3:30 pm. c. Area may be used by the School, for organized sports practice for up to 2 hours between 3:30pm and 5:30 pm Monday through Friday. Work parties allowed not to exceed 12 days per year not to commence before 8:30 am, shall generally be limited to daylight hours. (November 6th letter) Soccer practice afterschool on weekdays during soccer season. Area C. (main lower play area) 3:30 to 5:30 pm, Monday – Friday. ---PAGE BREAK--- 10 Areas D, E and N Area D, E and N shall be used for General directed or non directed play, with no limitations on the play structures permitted, beginning no earlier than 8 am and ending no later than 6 pm. (CC89-28 c of a #21) Use of Area D (area of former play structures, E (multi use area, and N (callisthenic exercise area): a. General directed or non-directed play allowed, with no limitation on the play structures permitted, beginning no earlier than 8 am and ending no later than 6 pm. Large Scale Events Outdoor In Area A, B and C on weekends throughout the regular school year, there shall be no more than 3 special outdoor activities, such as fairs, and no more than one day in duration. No less than 30 days prior to any such event, residents adjoining the site shall be so notified by the primary user. .(CC89-28 c of a #26) Indoor In addition, Windrush School occasionally holds evening or weekend events. These events occur several times a year. (IS/MND p. 11) All community use and inter or intramural competition shall occur between the hours of 8:30 am and 9:00 pm and be confined to the interior of the gymnasium building, with the exception of reasonable pedestrian traffic, related to the activities, quietly going to and between building and parking areas.(CC 89-28 c of a #18 as modified by PC98-16 c of a The school will hold special events, some of which will be large scale events and require overflow parking. An event will require overflow parking if the necessary parking requirement exceeds the parking that is provided on site (61 spaces) and along the Elm St frontage abutting school property (approximately 10 spaces.) No outdoor events will be held in the evenings, consistent with the requirements of the use permit. (Dec 20th letter, response 2a) The school may hold indoor special events will be held as typical for a school like back to school night, an informational night and an open house. These events will be confined to the interiors of buildings. (Dec 20th letter, response 2a) ---PAGE BREAK--- 11 Overflow Parking Plan Overflow Parking Plan Part of Condition 17 speaks to a plan to remove a parking lot which is not entirely relevant to this project. However, this notation by the applicant is consistent with the spirit and intent of the on-going requirement for an overflow parking plan. It seems appropriate that the School would implement part of this condition to address this issue. Specifically, the School shall notify City Planner not less than two weeks before a special event. The School shall file a plan for the possible overflow parking. In that plan, the School shall provide shuttle services, remote parking such street perimeter parking around BART station or valet parking or other techniques to avoid overflow onto neighborhood streets. The City Planner is responsible to monitoring for compliance and to receiving any reports of violations to the relevant use permit conditions. (98-16 c of a 17.) The School will provide overflow parking for all events where attendance would exceed the combined capacity of onsite parking (approx 61 spaces) and the Elm St frontage abutting the school property (approx 10 spaces). Overflow parking during large events will be arranged with BART to use the El Cerrito del Norte BART parking lot approximately one block east of the school site. If the BART lot is ever unavailable, the school will provide valet parking consistent with the use permit. Public Comment There has been an extraordinary amount of public comment regarding this action. Attached in a CD are the letters and email correspondence that has been received by city staff. Staff has reviewed the comments and much of the concerns expressed are addressed in the staff report, itself. In sum, approximately 230 members of the public have expressed support for of finding the charter school consistent with the use permit while 8 members of the public have expressed opposition to a compliance determination. Two written comments received did not seem to take a position. (Attachment 13) Attachments 1. Application submitted October 10, 2014 2. Letter dated November 6, 2014 3. Letter dated December 20, 2014 4. Applicant Additional Submittal dated January 20, 2014 5. Planning Commission Resolution 88-5 ---PAGE BREAK--- 12 6. City Council Resolution 88-17 7. Planning Commission Resolution 89-10 8. City Council Resolution 89-28 9. Planning Commission 98-10 10. Planning Commission Staff Report and Resolution of May 16, 2008 11. City Council Resolution 2007-53 12. Site Plan of the Subject Property 13. Public Comment Additional References: On the City of El Cerrito Website, under Planning Division, Major Projects, 1800 Elm There are additional reference documents available to review. These documents include: 1. Initial Study of June 2007 for the Master Plan of Windrush School 2. Plan Set of 2006 Master Plan ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- H:\PLANNING\Applications\2006\6324 - Windrush School - 1800 Elm St. - UP amendment\Staff Reports & Resos\6324 - PC Resolution - Final 1.doc Page 1 of 13 Planning Commission Resolution PC07-08 APPLICATION NO. 6324 A RESOLUTION OF THE CITY OF EL CERRITO PLANNING COMMISSION APPROVING: 1) A MITIGATED NEGATIVE DECLARATION; AND 2) AN AMENDMENT TO USE PERMIT CONDITIONS TO ALLOW WINDRUSH SCHOOL TO PROCEED WITH KEY CHANGES TO THE EXISTING MASTER PLAN OVER A FOUR PHASE, 20-YEAR PERIOD (19.12.112 ECMC) AT 1800 ELM STREET. WHEREAS, on January 20, 1988, the Planning Commission approved use permit resolution PC88-05 for Windrush School to operate a K-8 school with a maximum enrollment of 250 students. WHEREAS on April 3, 1989, after a series of approvals and appeals, the City Council approved City Council Resolution 89-28 that upheld use permit resolution PC88-05; WHEREAS, on November 18, 1998, the Planning Commission approved an amendment to the original use permit and a related negative declaration; WHEREAS, on August 18, 2006 the applicant submitted an application requesting an amendment to use permit resolution PC98-16 to allow Windrush School to proceed with key changes to the existing Master Plan over a four phase, 20-year period; WHEREAS, the General Plan land use classification of the site is institutional/utility; WHEREAS, the zoning district of the site is R-1 (single-family residential) and R-2 (duplex residential); WHEREAS, the site is located on at 1800 Elm Street; WHEREAS, on December 7, 2006, the Planning Division deemed the application complete; WHEREAS, on April 12, 2007, a Notice of Intent to Adopt a Mitigated Negative Declaration was filed with the Contra Costa County Recorder’s Office; WHEREAS, on May 11, 2007, the public review period for the draft Mitigated Negative Declaration was completed; WHEREAS, on May 16, 2007, the Planning Commission held a duly noticed public hearing and considered relevant documents, reports and testimony; WHEREAS, the Planning Commission of the El Cerrito, after due consideration of all evidence and reports offered for review, does find and determine the following: Use Permit Amendment 1. The increase in enrollment would contribute to an increase in existing noise levels both during recess and lunch periods from students playing and through an intensification of staff and ---PAGE BREAK--- H:\PLANNING\Applications\2006\6324 - Windrush School - 1800 Elm St. - UP amendment\Staff Reports & Resos\6324 - PC Resolution - Final 1.doc Page 2 of 13 parent use of the parking areas and driveways. However, per the MND, the overall noise level for a 24-hour period would not exceed 60 dBA, the maximum allowable level as outlined in the City’s General Plan and Noise Ordinance. The noise generated from staff and parent use of the parking areas and driveways and the outside play time by the students shall be limited to the hours of operation for the school, which are 7:00am to 6:00pm. Due to the restricted hours of operation at the school, the impact from noise generated from the school would not interfere with the single-family and duplex-family nature of the neighborhood. 2. Although the number of students at the school will increase, the hours of operation shall continue to be the same as those outlined in the original use permit. The primary hours of operation at the school are from 8:00am to 3:00pm during the business week. A limited number of students will arrive at 7:00am for early morning program, and some students will stay until 6:00pm for the extended after school program. 3. The use on the subject parcel will not change. The site was originally built as a home for Chinese boys and was later used as Bible college and secondary school, before its occupation by Windrush School in 1987. Although the land uses surrounding the subject property are single- and duplex-family residences, the site has functioned as a school for approximately 70 years. The impacts from this school in a residential neighborhood have been continuously identified and mitigated throughout its existence. 4. The proposed improvements to the site shall enhance the subject property as an attractive, useful, and convenient facility. The suggested renovations and additions to the campus structures follow the same architectural style as the existing buildings. The location of the new play area in the northeast corner of the property will be screened from the surrounding neighborhood by the landscaping and buildings on the site. The layout of the additions continues to frame the open space on the site, showcasing the historic buildings as well as keeping student activity contained on the campus. Environmental 1. The proposed project will not have a significant adverse impact on overall environmental quality of the site and surrounding neighborhood, subject to the implementation of mitigation measures as outlined in the Mitigation Monitoring Plan. 2. No impacts that cause substantial adverse effect on human beings, either directly or indirectly, have been identified as a result of this project. 3. Although some environmental impacts were identified as “Less than Significant”, with the implementation of mitigation measures, no “Potentially Significant Impacts” were identified related to the development of the proposed project. 4. The Mitigated Negative Declaration has been prepared and publicly noticed pursuant to the California Environmental Quality Act. NOW, THEREFORE, BE IT RESOLVED, that after careful consideration of maps, facts, exhibits, correspondence, and testimony, and other evidence submitted in this matter, and, in consideration of the findings, the El Cerrito Planning Division hereby approves Application No. 6324, subject to the following conditions: ---PAGE BREAK--- H:\PLANNING\Applications\2006\6324 - Windrush School - 1800 Elm St. - UP amendment\Staff Reports & Resos\6324 - PC Resolution - Final 1.doc Page 3 of 13 Mitigation Measures: 1. Mitigation Measure AIR-1: a. Prior to demolition of structures on the site, a comprehensive United States Environmental Protection Agency/United States Department of Housing and Urban Development (EPA/HUD) level Lead Based Paint (LBP) survey shall be conducted. If any LBP is identified, it shall be removed from the site in accordance with all applicable regulations, including Occupational Safety and Health Administration (OSHA) guidelines. b. Prior to demolition of structures on the site, a complete Asbestos Hazard Emergency Response Act-level pre-demolition Asbestos Survey shall be conducted. If asbestos is identified, a licensed asbestos abatement contractor shall be retained to abate identified asbestos-containing material in accordance with all applicable regulations. 2. Mitigation Measure AIR-2: a. Consistent with BAAQMD guidance, the following measures shall be implemented on the project site during the construction period: • Water all active construction areas at least twice daily. • Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard. • Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites. • Sweep daily (preferably with water sweepers) all paved access roads, parking areas and staging areas at construction sites. • Sweep streets daily (preferably with water sweepers) if visible soil material is carried onto adjacent public streets. • Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas. • Enclose, cover, water twice daily or apply (non-toxic) soil binders to exposed stockpiles dirt, sand, etc. • Limit traffic speeds on unpaved access roads to 15 mph. • Install sandbags or other erosion control measures to prevent silt runoff to public roadways. • Replant vegetation in disturbed areas as quickly as possible. 3. Mitigation Measure AIR-3: a. Consistent with BAAQMD guidance, the following measures shall be implemented on the project site during the construction period: • Water all active construction areas at least twice daily. • Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard. • Pave, apply water three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites. • Sweep daily (preferably with water sweepers) all paved access roads, parking areas and staging areas at construction sites. • Sweep streets daily (preferably with water sweepers) if visible soil material is carried onto adjacent public streets. • Hydroseed or apply (non-toxic) soil stabilizers to inactive construction areas. • Enclose, cover, water twice daily or apply (non-toxic) soil binders to exposed stockpiles dirt, sand, etc. • Limit traffic speeds on unpaved access roads to 15 mph. ---PAGE BREAK--- H:\PLANNING\Applications\2006\6324 - Windrush School - 1800 Elm St. - UP amendment\Staff Reports & Resos\6324 - PC Resolution - Final 1.doc Page 4 of 13 • Install sandbags or other erosion control measures to prevent silt runoff to public roadways. • Replant vegetation in disturbed areas as quickly as possible. 4. Mitigation Measure BIO-1: a. The project applicant shall prepare a Stormwater Pollution Prevention Plan designed to reduce potential impacts to surface water quality during the construction period of the project. It is not required that the be submitted to the but must be maintained on-site and made available to staff upon request. The shall include specific and detailed Best Management Practices (BMPs) designed to mitigate construction-related pollutants. At minimum, BMPs shall include practices to minimize the contact of construction materials, equipment, and maintenance supplies fuels, lubricants, paints, solvents, adhesives) with storm water. The shall specify properly designed centralized storage areas that keep these materials out of the rain. The shall specify a monitoring program to be implemented by the construction site supervisor, and shall include both dry and wet weather inspections. b. The project applicant shall prepare a Final Storm Water Control Plan that fulfills the requirements outlined in the Contra Costa Clean Water Program, Stormwater Quality Requirement for Development Applications, C.3 Guidebook (October 2006). 5. Recommended Measure CULT-1: a. The project applicant shall undertake the following activities: • Photo-documentation: photo-document the gymnasium prior to its modification. This should consist of photographs of the gymnasium’s principal elevations, those portions of the gymnasium that will be removed, and several representative views from the gymnasium toward other portions of the District and from the District grounds toward the gymnasium; • Historical Summary: prepare a brief historical description of the district and its historical significance to accompany the photo-documentation. The bulk of this summary could be taken from the existing evaluation report, but focused research should be done to obtain additional photographs and information from the District’s period of significance. The historical summary and photo-documentation should be distributed to the El Cerrito Historical Society and the Northwest Information Center, and made available at the Windrush School Library. • Interpretive Panel: design and install an outdoor interpretive panel to allow visitors to the Windrush School campus to gain a sense of the historical significance of the District. This panel could be placed in a location that would allow a visitor to view a photo of the pre-project gymnasium and a brief description of the history of the District. From that position, the visitor could look up to have an instant visual connection to the gymnasium. 6. Mitigation Measure CULT-2: a. If deposits of prehistoric or historical archaeological materials are encountered during project activities, all work within 25 feet of the discovery shall be redirected and a qualified archaeologist contacted to assess the finds, consult with agencies as appropriate, and make recommendations for the treatment of the discovery. Project personnel shall not collect or move any archaeological materials or human remains and associated materials. Adverse effects to such deposits shall be avoided by project activities. If avoidance is not feasible, the archaeological deposits shall be evaluated ---PAGE BREAK--- H:\PLANNING\Applications\2006\6324 - Windrush School - 1800 Elm St. - UP amendment\Staff Reports & Resos\6324 - PC Resolution - Final 1.doc Page 5 of 13 for their eligibility for listing in the California Register. If the deposits are not eligible, avoidance is not necessary. If the deposits are eligible, adverse effects on the deposits shall be avoided or mitigated. b. Upon completion of the assessment, the archaeologist shall prepare a report documenting the methods and results of the assessment, and provide recommendations for the treatment of the archaeological deposits. The report shall be submitted to the applicant, the City of El Cerrito, and the Northwest Information Center. 7. Mitigation Measure CULT-3: a. If paleontological resources are discovered during project activities, all work within the vicinity of the discovery shall be redirected until a qualified paleontologist has assessed the situation and made recommendations regarding the treatment of fossils. Project personnel shall not move or collect any paleontological resource. b. Adverse effects to paleontological resources shall be avoided by project activities. If avoidance is not feasible, the paleontological resources shall be evaluated for their sig- nificance. If the resources are not significant, avoidance is not necessary. If the resources are significant, project activities shall avoid disturbing the deposits, or the adverse effects of disturbance shall be mitigated. Upon completion of the paleontological assessment, a report shall be prepared documenting the methods, results, and recommendations of the assessment. The report shall be submitted to the project applicant and the City of El Cerrito. 8. Mitigation Measure CULT-4: a. If human remains are encountered during construction of the proposed project, work within the vicinity of the discovery shall be redirected and the County Coroner notified immediately. At the same time, an archaeologist shall be contacted to assess the situation. Project personnel shall not collect or move any human remains or associated materials. If the human remains are of Native American origin, the Coroner shall notify the Native American Heritage Commission within 24 hours of this identification. The Native American Heritage Commission shall identify a Most Likely Descendant (MLD) to inspect the site and provide recommendations for the proper treatment of the remains and associated grave goods. Upon completion of the assessment, the archaeologist shall prepare a report documenting the methods and results, and provide recommendations for the treatment of the human remains and any associated cultural materials, as appropriate and in coordination with the recommendations of the MLD. The report shall be submitted to the project applicant, the appropriate City of El Cerrito agencies, and the Northwest Information Center. 9. Mitigation Measure GEO-1: a. Implement the recommendations outlined in the Geotechnical Study, Windrush School, El Cerrito, California, prepared by Fugro West, Inc., and published in October 2004. The recommendations include: • Construction in accordance with the seismic design criteria outlined in the 1997 Uniform Building Code (UBC); • Proper site preparation and grading; • Management of surface water so that it does not flow over the top of slopes or down slope faces; • Limiting the grade of cut slopes; • Supporting buildings on conventional continuous and isolated spread footings; • Adequate supporting interior slabs-on-grade; ---PAGE BREAK--- H:\PLANNING\Applications\2006\6324 - Windrush School - 1800 Elm St. - UP amendment\Staff Reports & Resos\6324 - PC Resolution - Final 1.doc Page 6 of 13 • The provision of adequate clearance between exterior slabs and buildings that overhang these slabs (such as window sills or doors that open outward); • Design of basement/retaining walls to resist both lateral earth pressures and any additional lateral loads caused by surcharging; and • Use of flexible pavement design. 10. Mitigation Measure GEO-2: a. Implement the recommendations outlined in the Geotechnical Study, Windrush School, El Cerrito, California, prepared by Fugro West, Inc., and published in October 2004. The recommendations include: • Construction in accordance with the seismic design criteria outlined in the 1997 Uniform Building Code (UBC); • Proper site preparation and grading; • Management of surface water so that it does not flow over the top of slopes or down slope faces; • Limiting the grade of cut slopes; • Supporting buildings on conventional continuous and isolated spread footings; • Adequate supporting interior slabs-on-grade; • The provision of adequate clearance between exterior slabs and buildings that overhang these slabs (such as window sills or doors that open outward); • Design of basement/retaining walls to resist both lateral earth pressures and any additional lateral loads caused by surcharging; and • Use of flexible pavement design. 11. Mitigation Measure GEO-3: a. The project applicant shall prepare a Stormwater Pollution Prevention Plan designed to reduce potential impacts to surface water quality during the construction period of the project. It is not required that the be submitted to the but must be maintained on-site and made available to staff upon request. The shall include specific and detailed Best Management Practices (BMPs) designed to mitigate construction-related pollutants. At minimum, BMPs shall include practices to minimize the contact of construction materials, equipment, and maintenance supplies fuels, lubricants, paints, solvents, adhesives) with storm water. The shall specify properly designed centralized storage areas that keep these materials out of the rain. The shall specify a monitoring program to be implemented by the construction site supervisor, and shall include both dry and wet weather inspections. b. The project applicant shall prepare a Final Storm Water Control Plan that fulfills the requirements outlined in the Contra Costa Clean Water Program, Stormwater Quality Requirement for Development 12. Mitigation Measure GEO-4: a. Implement the recommendations outlined in the Geotechnical Study, Windrush School, El Cerrito, California, prepared by Fugro West, Inc., and published in October 2004. The recommendations include: • Construction in accordance with the seismic design criteria outlined in the 1997 Uniform Building Code (UBC); • Proper site preparation and grading; ---PAGE BREAK--- H:\PLANNING\Applications\2006\6324 - Windrush School - 1800 Elm St. - UP amendment\Staff Reports & Resos\6324 - PC Resolution - Final 1.doc Page 7 of 13 • Management of surface water so that it does not flow over the top of slopes or down slope faces; • Limiting the grade of cut slopes; • Supporting buildings on conventional continuous and isolated spread footings; • Adequate supporting interior slabs-on-grade; • The provision of adequate clearance between exterior slabs and buildings that overhang these slabs (such as window sills or doors that open outward); • Design of basement/retaining walls to resist both lateral earth pressures and any additional lateral loads caused by surcharging; and • Use of flexible pavement design. b. The project applicant shall prepare a Stormwater Pollution Prevention Plan designed to reduce potential impacts to surface water quality during the construction period of the project. It is not required that the be submitted to the but must be maintained on-site and made available to staff upon request. The shall include specific and detailed Best Management Practices (BMPs) designed to mitigate construction-related pollutants. At minimum, BMPs shall include practices to minimize the contact of construction materials, equipment, and maintenance supplies fuels, lubricants, paints, solvents, adhesives) with storm water. The shall specify properly designed centralized storage areas that keep these materials out of the rain. The shall specify a monitoring program to be implemented by the construction site supervisor, and shall include both dry and wet weather inspections. c. The project applicant shall prepare a Final Storm Water Control Plan that fulfills the requirements outlined in the Contra Costa Clean Water Program, Stormwater Quality Requirement for Development. 13. Mitigation Measure GEO-5: a. Implement the recommendations outlined in the Geotechnical Study, Windrush School, El Cerrito, California, prepared by Fugro West, Inc., and published in October 2004. The recommendations include: • Construction in accordance with the seismic design criteria outlined in the 1997 Uniform Building Code (UBC); • Proper site preparation and grading; • Management of surface water so that it does not flow over the top of slopes or down slope faces; • Limiting the grade of cut slopes; • Supporting buildings on conventional continuous and isolated spread footings; • Adequate supporting interior slabs-on-grade; • The provision of adequate clearance between exterior slabs and buildings that overhang these slabs (such as window sills or doors that open outward); • Design of basement/retaining walls to resist both lateral earth pressures and any additional lateral loads caused by surcharging; and • Use of flexible pavement design. 14. Mitigation Measure HAZ-1: a. Prior to demolition of structures on the site, a comprehensive United States Environmental Protection Agency/United States Department of Housing and Urban ---PAGE BREAK--- H:\PLANNING\Applications\2006\6324 - Windrush School - 1800 Elm St. - UP amendment\Staff Reports & Resos\6324 - PC Resolution - Final 1.doc Page 8 of 13 Development (EPA/HUD) level Lead Based Paint (LBP) survey shall be conducted. If any LBP is identified, it shall be removed from the site in accordance with all applicable regulations, including Occupational Safety and Health Administration (OSHA) guidelines. 15. Mitigation Measure HAZ-2: a. Prior to demolition of structures on the site, a complete Asbestos Hazard Emergency Response Act-level pre-demolition Asbestos Survey shall be conducted. If asbestos is identified, a licensed asbestos abatement contractor shall be retained to abate identified asbestos-containing material in accordance with all applicable regulations. 16. Mitigation Measure HAZ-3: a. Prior to demolition of structures on the site, a comprehensive United States Environmental Protection Agency/United States Department of Housing and Urban Development (EPA/HUD) level Lead Based Paint (LBP) survey shall be conducted. If any LBP is identified, it shall be removed from the site in accordance with all applicable regulations, including Occupational Safety and Health Administration (OSHA) guidelines. b. Prior to demolition of structures on the site, a complete Asbestos Hazard Emergency Response Act-level pre-demolition Asbestos Survey shall be conducted. If asbestos is identified, a licensed asbestos abatement contractor shall be retained to abate identified asbestos-containing material in accordance with all applicable regulations. 17. Mitigation Measure HYD-1a: a. The project applicant shall prepare a Stormwater Pollution Prevention Plan designed to reduce potential impacts to surface water quality during the construction period of the project. It is not required that the be submitted to the but must be maintained on-site and made available to staff upon request. The shall include specific and detailed Best Management Practices (BMPs) designed to mitigate construction-related pollutants. At minimum, BMPs shall include practices to minimize the contact of construction materials, equipment, and maintenance supplies fuels, lubricants, paints, solvents, adhesives) with storm water. The shall specify properly designed centralized storage areas that keep these materials out of the rain. The shall specify a monitoring program to be implemented by the construction site supervisor, and shall include both dry and wet weather inspections. 18. Mitigation Measure HYD-1b: a. The project applicant shall prepare a Final Storm Water Control Plan that fulfills the requirements outlined in the Contra Costa Clean Water Program, Stormwater Quality Requirement for Development Applications, C.3 Guidebook (October 2006). 19. Mitigation Measure HYD-2: a. The project applicant shall prepare a Stormwater Pollution Prevention Plan designed to reduce potential impacts to surface water quality during the construction period of the project. It is not required that the be submitted to the but must be maintained on-site and made available to staff upon request. The shall include specific and detailed Best Management Practices (BMPs) designed to mitigate construction-related pollutants. At minimum, BMPs shall include practices to minimize the contact of construction materials, equipment, and maintenance supplies fuels, lubricants, paints, solvents, adhesives) with storm water. The shall specify properly designed centralized storage areas that keep these materials out of the rain. The shall specify a monitoring program to be ---PAGE BREAK--- H:\PLANNING\Applications\2006\6324 - Windrush School - 1800 Elm St. - UP amendment\Staff Reports & Resos\6324 - PC Resolution - Final 1.doc Page 9 of 13 implemented by the construction site supervisor, and shall include both dry and wet weather inspections. b. The project applicant shall prepare a Final Storm Water Control Plan that fulfills the requirements outlined in the Contra Costa Clean Water Program, Stormwater Quality Requirement for Development Applications, C.3 Guidebook (October 2006). 20. Mitigation Measure NOISE-1: a. Construction of the proposed project shall comply with the following multi-part mitigation measure: • When school is not in session, the contractor shall comply with the hours of construction listed in the Municipal Code: construction work shall be limited to the hours of 7:00 a.m. to 6:00 p.m., weekdays, and 8:00 a.m. to 5:00 p.m. on weekends and holidays. When school is in session, Windrush School shall work with City staff to determine construction timing that would have the least effect on school activities (and adjacent residential uses). • During all construction, the project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers’ standards. • The project contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the active project site. • The construction contractor shall locate equipment staging in areas that will create the greatest possible distance between construction-related noise sources and noise-sensitive receptors nearest the active project site during all project construction. • The construction contractor shall coordinate with Windrush School to schedule construction operations to minimize impacts to existing school facilities. 21. Mitigation Measure NOISE-2: a. Construction of the proposed project shall comply with the following multi-part mitigation measure: • When school is not in session, the contractor shall comply with the hours of construction listed in the Municipal Code: construction work shall be limited to the hours of 7:00 a.m. to 6:00 p.m., weekdays, and 8:00 a.m. to 5:00 p.m. on weekends and holidays. When school is in session, Windrush School shall work with City staff to determine construction timing that would have the least effect on school activities (and adjacent residential uses). • During all construction, the project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers’ standards. • The project contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the active project site. • The construction contractor shall locate equipment staging in areas that will create the greatest possible distance between construction-related noise sources and noise-sensitive receptors nearest the active project site during all project construction. • The construction contractor shall coordinate with Windrush School to schedule construction operations to minimize impacts to existing school facilities. ---PAGE BREAK--- H:\PLANNING\Applications\2006\6324 - Windrush School - 1800 Elm St. - UP amendment\Staff Reports & Resos\6324 - PC Resolution - Final 1.doc Page 10 of 13 22. Mitigation Measure NOISE-3: a. Construction of the proposed project shall comply with the following multi-part mitigation measure: • When school is not in session, the contractor shall comply with the hours of construction listed in the Municipal Code: construction work shall be limited to the hours of 7:00 a.m. to 6:00 p.m., weekdays, and 8:00 a.m. to 5:00 p.m. on weekends and holidays. When school is in session, Windrush School shall work with City staff to determine construction timing that would have the least effect on school activities (and adjacent residential uses). • During all construction, the project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers’ standards. • The project contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the active project site. • The construction contractor shall locate equipment staging in areas that will create the greatest possible distance between construction-related noise sources and noise-sensitive receptors nearest the active project site during all project construction. • The construction contractor shall coordinate with Windrush School to schedule construction operations to minimize impacts to existing school facilities. 23. Mitigation Measure TRANS-1: a. The contractor shall submit a Traffic Control Plan for approval by City staff prior to the issuance of necessary grading and building permits. The Traffic Control plan shall designate travel routes. It shall also stipulate that site access points be monitored and controlled by flaggers for large construction equipment access and egress. It shall require construction employee parking to be provided on the project site for all employees to assure no conflict with other school parking demands. Planning Division: 1. The project shall be developed and maintained substantially in compliance the plans dated October 26, 2006 except as amended by subsequent conditions of this Resolution. 2. Approval shall be limited to an amendment to use permit conditions to allow Windrush School to proceed with key changes to the existing Master Plan over a four phase, 20-year period and the respective mitigated negative declaration (MND). 3. If not used, this use permit amendment shall expire one year from the date of this action. 4. Prior to the submittal of building permits, the applicant shall obtain Design Review Board approval for each phase of the project. 5. The mitigation monitoring plan shall be incorporated herein as conditions of approval of this use permit amendment. Fire Department: 1. Building construction shall meet current UFC, UBC, UMC, NED, CFC, CBC, and the El Cerrito Fire code. 2. Fire suppression system NFPA 13 is required and shall be interconnected with required standpipes for this project tied into existing system, 24-hour monitoring shall be provided by an approved monitoring company. 3. FDC locations shall be identified and approved with submission of building permit plans. ---PAGE BREAK--- H:\PLANNING\Applications\2006\6324 - Windrush School - 1800 Elm St. - UP amendment\Staff Reports & Resos\6324 - PC Resolution - Final 1.doc Page 11 of 13 4. Fire hydrant locations shall be identified and approved with submission of building permit plans. 5. Plans and specifications shall be submitted under separate cover for Fire Marshal approval. 6. System plan check fees to be determined based upon plan specifications. 7. Sprinkler system shall protect all areas including storage closets and be of approved NFPA-13 type with 24-hour monitoring provided. 8. Fire Department shall witness all system and acceptance tests including: underground fire sprinkler riser, PIV, and FDC pressure tests prior to backfilling. 9. Fire Alarm System NFPA 72 is required for this project tied into existing system; 24-hour monitoring shall be provided by an approved monitoring company. 10. Plans and specifications shall be submitted under separate cover for Fire Marshall approval. 11. System plan check fees to be determined based upon plan specifications. 12. Smoke and heat detection devices shall protect all areas including storage areas and be approved type. 13. Fire detection systems shall protect areas above and below suspended ceilings. 14. Fire Department shall witness all system and acceptance tests. 15. Exit doors for emergency escape or rescue shall be in accordance with the California Building Code. 16. Exterior doors and openings shall be maintained readily accessible for emergency access by the Fire Department. 17. All-weather surface(s) shall be provided to exterior egress doors. 18. Occupant load signs shall be posted in all Assembly occupancy spaces. Occupant load signs shall be approved by the Fire Marshall or provided by Fire Department prior to final inspection. 19. All electrical breakers shall be labeled. 20. Ornamental landscaping is encouraged to enhance fire safety. Ornamental landscaping consists of decorative plants growing within a tended garden or yard, which is well-watered, maintained, and located to provide aesthetic decoration and functional utility. Contact the Fire Department for Vegetation Management Standards. 21. Fire Department inspection is required prior to receiving Certificate of Occupancy. Please provide 48-hour notice prior to inspection. Integrated Waste Services: 1. The applicant shall contact the City of El Cerrito’s Integrated Waste Services Division if more 96- or 64-gallon carts for recyclables are needed due to the increase in staff, students, and buildings. 2. The applicant shall ensure that the existing garbage and recycling handling/storage areas can accommodate more or receptacles, if needed. The areas should be accessible and convenient for collecting and loading solid waste and recyclable materials. Stege Sanitary District: 1. The minimum inside diameter of side sewers (laterals) to serve commercial buildings shall be six inches. 2. All new building side sewers (laterals) including side sewer (lateral) replacements shall be equipped with a backflow protection device (BPD). Public Works Department: ---PAGE BREAK--- H:\PLANNING\Applications\2006\6324 - Windrush School - 1800 Elm St. - UP amendment\Staff Reports & Resos\6324 - PC Resolution - Final 1.doc Page 12 of 13 1. A draft Stormwater Control Plan (SCP) shall be included prior to the approval of the use permit. 2. A complete SCP, as approved by the Public Works Department, must be submitted at the application of the building permit. Planning Commission: 1. Enrollment during the regular school year shall not exceed 347 students with combined enrollment between elementary and middle school programs. 2. Enrollment during the summer session shall be limited to no more than 175 students total, and summer operation shall conform to all of the conditions for the regular school year, except enrollment. 3. Construction of a maximum of 23,000 square feet of additional floor space is authorized for purposed including classrooms, library, performance space and offices. If, within 20 years of the date of this resolution, plans for such construction have not been filed for building permit approval, the use permit shall be subject to review and re-evaluation by the Planning Commission. 4. At the time of the final submittal of plans for the Master Plan update, including driveways, parking area, and landscaped areas, the applicant shall submit a plan for the entire site which shows compliance for handicap accessibility from all points of arrival to the existing and proposed buildings. Accessibility is required to be available without driving from one parking lot entrance to another by the end of phase four. 5. A total of 61 parking spaces shall be provided on the entire campus to accommodate staff members and the school’s other parking needs. 6. No element of new construction shall exceed the height limitations of 30 feet plus 5 as set forth in the El Cerrito Municipal Code. The massing of additions or new buildings will be designed in relation to the height and scale of adjacent buildings. 7. The applicant shall evaluate the second-story additions of all phases of the project to determine how privacy on the neighboring homes would be impacted and utilize privacy glass or other materials that preserve neighbors privacy but also preserve interior light in the design as often as possible. 8. The applicant shall present to City Council consideration of the striping of “Keep Clear” in front of the entrance to Manor Circle from Elm Street. 9. The applicant shall complete an evaluation with a noise consultant of the existing sound wall to determine the following: a. If there has been an overall net decrease in noise impacts, as compared to the 1998 noise evaluation completed by Illingworth and Rodkin. b. If the sound wall has physically deteriorated since its construction and if it is still functioning to its fullest capability c. If any additional improvements can be implemented in regard to the sound wall based on new noise reduction technology. d. Consider utilizing masonry materials for a new sound wall if masonry would reduce the noise above that of the original sound wall. 10. If three formal complaints from three separate parties are submitted to the school over a 120- day period in regard to noise impacts, a new noise evaluation shall be conducted and new mitigation measures shall be investigated. ---PAGE BREAK--- H:\PLANNING\Applications\2006\6324 - Windrush School - 1800 Elm St. - UP amendment\Staff Reports & Resos\6324 - PC Resolution - Final 1.doc Page 13 of 13 CERTIFICATION I CERTIFY that this resolution was adopted by the El Cerrito Planning Commission at a regular meeting held on May 16, 2007 upon motion of Commissioner O’Keefe, second by Commissioner Silva: AYES: O’Keefe, Silva, Butt, Brandt, McKinley NOES: ABSTAIN: ABSENT: Cheng, Jennifer P. Carman, AICP Planning Manager ---PAGE BREAK--- H:\Planning\App\2006\6324 – Windrush School\Staff Reports & Reso\6324 – PC Staff Report.doc Page 1 of 9 Community Development Department – Planning Division 10940 San Pablo Avenue, El Cerrito, CA 94530 (510) 215-4330 - FAX: (510) 233-5401 [EMAIL REDACTED] PLANNING COMMISSION STAFF REPORT Meeting Date: May 16, 2007 I. SUBJECT Application: 6324 Applicant: Brian Feagans, Ratcliff Architects for Windrush School Location: 1800 Elm St. (Windrush School) Zoning: R-1 (Single Family Residential)/R-2 (Duplex Residential) General Plan: Institutional & Utility APN: 502-122-041 Request: Planning Commission consideration of: 1) a mitigated negative declaration and; 2) an amendment to use permit conditions to allow Windrush School to proceed with key changes to the existing Master Plan over a four phase, 20-year period (19.12.112 ECMC). CEQA: A Mitigated Negative Declaration (MND) has been prepared for this project. II. BACKGROUND Windrush School is a non-profit, non-denominational, K-8 school located at 1800 Elm Street. The current enrollment is 250 students. The school employs 33 full-time and 17 part-time employees, at total of 41 full-time equivalents (FTE). The school was founded in 1976 and has been operating at the Elm Street site since 1987. The school is located on a four-acre site with 24,150 square feet of building footprint that houses about 35,500 square feet of interior space. The four buildings on the hillside campus include the three-story main building (with classrooms and administration on five different levels), a split- level one and two story classroom building at the rear of the site, a one-story gymnasium/classroom building, and a small-one-story art studio. The original structures on the campus are the main building and the art studio, both built in 1935. In 1949, the gymnasium was constructed. The split-level classroom building at the rear of the site was built between 1956 and 1959. The site was originally built in 1935 as an orphanage for Chinese boys and operated as the Chung Mei Home for Chinese Boys until 1954. Since 1954, the campus served as a part of the Western Baptist Bible College (1956-1974) and the Preparatory School (1974-1987), before Windrush School moved to the site in 1987. Previous approvals In April 1987, Windrush School located at 1800 Elm Street under the previously approved use permit for Preparatory School. After a review of the original use permit as well as ---PAGE BREAK--- H:\Planning\App\2006\6324 – Windrush School\Staff Reports & Reso\6324 – PC Staff Report.doc Page 2 of 9 subsequent approvals and appeals, a new use permit specifically for Windrush School to operate a K-8 educational facility was approved by the Planning Commission in Resolution PC88-05 on January 20, 1988. This approval was appealed to Council based on noise concerns and was upheld by the City Council via Resolution 89-28 in April 1989. In January 1998, a noise assessment of the play areas was conducted in response to complaints lodged by neighbors. After completion of the noise assessment studies and reevaluating the school’s land use impact as a whole, the Planning Commission approved an amendment to the original use permit decision in November 1998 as PC resolution 98-16 with additional conditions on the school operations. A sound wall was built in order to mitigate the noise impacts from the play area on the southern portion of the campus. In June 1999, a traffic plan for the school was proposed and a formal complaint procedure was established in the form of a communication and conflict resolution plan worked out cooperatively with the neighbors. Since the filing of this plan, there have been no complaints requiring formal conflict resolution. Currently, the applicant is proposing an amendment to use permit conditions, as an update to the school’s Master Plan, which is to be carried out in four phases over 20 years. III. PROJECT PROPOSAL The proposed project will be implemented in four phases, described here briefly. (Detailed descriptions of each phase are included in Attachment Phase one includes the replacement of an existing one-story classroom wing in front of the existing gymnasium with a new two-story addition in the same location. Phase two consists of the construction of a new library, performing arts classroom, and a dance classroom adjacent to the gymnasium and Phase 1 classrooms. Phase three is the renovation of the existing main classroom and administration building; no new building area will be added. Phase four consists of the replacement of the existing 5,000 square foot rear classroom building with a new 5,500 square foot classroom building. A summary of all proposed revisions to the school’s Master Plan update are outlined in the table below. Summary of Proposed Revisions: Windrush School Master Plan Amendment Condition Provisions Under Current Use Permit Proposed New Condition Enrollment Cap during Regular School Year Enrollment Cap during Summer 250 students with no more than 175 students in either elementary school or middle school 125 students 330 students 5% combined enrollment between elementary and middle school 175 students Increase in Building Floor Space 7,500 square feet increase in additional floor space over 7 years from date of initial resolution 23,000 square feet net increase of additional floor space over 20 years from date of amended resolution Handicap Accessibility Applicant shall submit a plan for the entire site which shows compliance for handicap accessibility from all points of arrival to the existing and proposed buildings. Submitted plan provides for compliance, as required. Campus accessibility shall be achieved incrementally through phased projects in the master plan. Each phase of ---PAGE BREAK--- H:\Planning\App\2006\6324 – Windrush School\Staff Reports & Reso\6324 – PC Staff Report.doc Page 3 of 9 Accessibility is required to be available without driving from one parking lot entrance to another. the project will be accessible and contribute toward the condition of overall site accessibility. Building Height Limits No element of new construction shall exceed two stories in height. Additions or new buildings in the vicinity of the main building shall not exceed the height of the main building. Additions or new buildings in the vicinity of the gym shall not exceed the height of the gym. No element of new construction shall exceed the height limitations of 30 feet plus 5 as set forth in the El Cerrito Municipal Code. The massing of additions or new buildings will be designed in relation to the height and scale of adjacent buildings. On-site Parking Requirements 56 parking spaces Provide a minimum of one parking space for each full- time equivalent staff member. 61 parking spaces Duration of Plan 1988 to present 2007 to 2027 Proposed Amendments to Use Permit Resolutions In order to achieve the proposed revisions to the Windrush School Master Plan outlined above, the applicant is requesting modification of use permit conditions. Resolutions PC88-05, CC89- 28 and PC 98-16 are included as Attachments 5, 6 and 7 for reference. The original conditions of approval and the proposed revisions are detailed in the table below. Item Condition Original: Enrollment during the regular school year shall not exceed 250 students total, with no more than 175 students for either of the two school programs [elementary school and middle school] City Council Resolution 89-28, Item 5 Proposed: Enrollment during the regular school year shall not exceed 330 students 5% with combined enrollment between elementary and middle school programs. Original: Enrollment during the summer session shall be limited to no more than 125 students total, and summer operation shall conform to all of the conditions for the regular school year, except enrollment. City Council Resolution 89-28, Item 6 Proposed: Enrollment during the summer session shall be limited to no more than 175 students total, and summer operation shall conform to all of the conditions for the regular school year, except enrollment. Planning Commission Resolution 98-16, Item II.B.1 Original: Construction of a maximum of 7500 square feet of additional floor space is authorized for purposes including classrooms, library, performance space and offices. If, within 7 years of the date of this resolution [November 2005], plans for such construction have not been filed for building permit approval, the use permit shall be subject to review and re-evaluation by the Planning Commission. ---PAGE BREAK--- H:\Planning\App\2006\6324 – Windrush School\Staff Reports & Reso\6324 – PC Staff Report.doc Page 4 of 9 Proposed: Construction of a maximum of 23,000 square feet of additional floor space is authorized for purposed including classrooms, library, performance space and offices. If, within 20 years of the date of this resolution, plans for such construction have not been filed for building permit approval, the use permit shall be subject to review and re-evaluation by the Planning Commission. Original: At the time of the first submittal of any plans for site improvements, including driveways, parking area, and landscaped areas, applicant shall submit a plan for the entire site which shows compliance for handicap accessibility from all points of arrival to the existing and proposed buildings. Accessibility is required to be available without driving from one parking lot entrance to another. Planning Commission Resolution 98-16, Item II.B.8 Proposed: At the time of the final submittal of plans for the Master Plan update, including driveways, parking area, and landscaped areas, the applicant shall submit a plan for the entire site which shows compliance for handicap accessibility from all points of arrival to the existing and proposed buildings. Accessibility is required to be available without driving from one parking lot entrance to another by the end of phase four. a. Original: Designated parking areas, with appropriate striping to meet City standards, shall consist of 39 spaces in the revised lower parking lot, 6 spaces behind the main building, and a minimum of 12 spaces along the main access drive to the main building. Parking areas shall meet conditions 8 and 9 for handicap accessibility, to the satisfaction of the Building Official. b. Original: The primary use shall provide a minimum of one parking space for each full time staff member for all activities currently permitted on the site, and shall inform and require staff members, and participants in weekday, as well as evening and weekend activities, to park in the parking areas on the site, rather than on the surrounding streets. a. Planning Commission Resolution 98-16, Item II.B.15 and b. City Council Resolution 89-28, Item 10 Proposed: A total of 61 parking spaces shall be provided on the entire campus to accommodate staff members and the school’s other parking needs. Original: No element of new construction shall exceed two stories in height. Additions or new buildings in the vicinity of the main building shall not exceed the height of the main building. Additions or new buildings in the vicinity of the gym shall not exceed the height of the gym. Planning Commission Resolution 98-16, Item II.B.2. Proposed: No element of new construction shall exceed the height limitations of 30 feet plus 5 as set forth in the El Cerrito Municipal Code. The massing of additions or new buildings will be designed in relation to the height and scale of adjacent buildings. IV. DISCUSSION Use Permit Requirement Per Sections 19.12.112.A. and 19.12.212.A. ECMC, a use permit is required for private schools in the R-1 single-family and R-2 duplex residential zoning districts. Due to the extensive proposed revisions to the Master Plan, Planning Division staff determined that a use permit amendment to the original approval and subsequent amendments is required. Design Review Requirement Design Review approval is required for each phase of the project, in accordance with Section ---PAGE BREAK--- H:\Planning\App\2006\6324 – Windrush School\Staff Reports & Reso\6324 – PC Staff Report.doc Page 5 of 9 19.36.100 ECMC. This application is tentatively scheduled for Design Review Board consideration of phase one on June 6, 2007. Neighborhood Context The Windrush School site straddles the R-1 single-family and R-2 duplex-family residential zoning districts. The school is bordered primarily by single-family residences on the north, east and south. (One multi-family residential building is located east of the site.) Beyond Elm Street, which borders the school on the west, the area consists of residential uses. Approximately one block to the east of the project site, residential uses transition to large parking lots surrounding the El Cerrito del Norte BART station, which is about two blocks from Windrush School. Impact Analysis Parking and Traffic Per Section 19.28.400.B.3.v.iii. ECMC, junior high and elementary schools are to provide one parking space per employee. The school site currently has 56 on-site parking spaces (38 spaces in the lower lot, 6 spaces behind the main building, and a minimum of 12 spaces along the main access drive to the main building). Presently, the school has 41 full-time equivalent (FTE) employees. With the proposed revisions, the number of employees could increase to 49 FTE, who would require 49 parking spaces. This amount is still below the number of parking spaces provided. Although no additional parking spaces are needed, the applicant is proposing increasing the number of parking spaces to 61 (38 in the lower lot, 11 spaces behind the main building, and 12 spaces along the main access drive to the main building). (During construction of phase 1, 2 regular parking spaces and 1 handicapped space will be used to accommodate construction equipment.) In terms of bicycle parking, currently a bike rack has space available for 11 bikes. Under the proposed project, the bike rack would contain space for 19 spaces. According to the applicant, the vehicle parking facilities on the site are currently underused and could easily accommodate the additional staff members. A recent study determined that at any given time during school operation there is an average of 24 empty spaces in the Windrush parking lot. All staff members arriving by car are required to park on the school campus rather than on nearby city streets. Many staff members carpool, arrive by bicycle or commute by BART. Thus, an increase in employees should not create any new parking impacts on the surrounding neighborhood. The school has taken measures to reduce negative impacts from school operations on circulation in the surrounding neighborhood. A school traffic plan was filed with the city in 1998, with some of the key components noted here. Drop-off and pick-up of students occurs only at the parking lots and along the main interior driveway of the school, preventing curbside unloading of students along Elm Street. Access times to the school are staggered to help alleviate congestion near the school. The school operates a bus for its students. In the mitigated negative declaration (MND), the intersection of Key Boulevard, Hill Street, Elm Street and the project driveway was evaluated to determine the impacts of existing traffic conditions at the school during the morning arrival and afternoon school dismissal period. As part of the analysis, the existing trips generated from school activity were evaluated along with those anticipated from the proposed project. Although the increase in students would result in more trips generated, these additional trips would increase the delay at the intersection of Key Boulevard, Hill Street, Elm Street and the project driveway by less than one second. Thus, the increase in students would not greatly adversely affect traffic conditions in the surrounding area. ---PAGE BREAK--- H:\Planning\App\2006\6324 – Windrush School\Staff Reports & Reso\6324 – PC Staff Report.doc Page 6 of 9 Aesthetics The design of the new buildings and landscaping proposed as part of the Master Plan update is devised to complement the architecture of the existing buildings, particularly the design features of the main administration/classroom building, which is considered to have historic value. As the design of the proposed revisions harmonize with the existing buildings, the additions would not pose a stark architectural contrast to the neighborhood. As the site has been developed as an educational facility with a distinctive architectural theme since 1935, the neighborhood has acclimated to this unique campus. The proposed additions would not be out of character with the area. The proposed additions to campus will not be out of context with the existing structures, nor will they significantly impact any views from surrounding private property. The project architect has included a view preservation analysis in the plans. As part of phase one, a 33-foot tall addition, containing classrooms, will be constructed onto the northwestern portion of the gymnasium, which is currently 28 feet tall. As this is the only significant elevation change proposed in the Master Plan update, the views most affected would be from the residences on Walnut Street. However, as seen in the visual simulations in the project plans, the change in the views would be minimal. Historic Resources As part of the preliminary research for the initial study, the environmental review consultant, LSA Associates, determined that the Windrush campus site could potentially be a significant cultural resource, due to its past history as the Chung Mei Home for Chinese Boys. As the site is not currently on the California Register or on any local listing and no historical assessment had previously been completed, the consultant concluded that an historical resources evaluation needed to be conducted as part of the initial study. Through this historical resources evaluation, LSA Associates determined that the site as a whole is a cultural resource, with four contributing buildings, thus the designation of a historic district was used. The Chung Mei Home for Chinese Boys Historic District appears to qualify for listing in the California Register at the local level for its association with the history of the East Bay Chinese. Because it appears eligible for listing in the California Register, the District is considered a historical resource under the California Environmental Quality Act (CEQA). Although the most important contributing structure to the district, the main administrative/classroom building, will not be externally altered as part of the proposed Master Plan update, the proposed project as a whole would diminish some aspects of the entire District’s historical integrity, notably those revisions made to the gymnasium. While the gymnasium itself is not a historical structure, it is considered to contribute to the historic district as a whole. In order to reduce the impacts of the proposed changes to the campus on the District, the applicant has developed design approaches that will effectively reduce the potential impact of new construction and building renovation on the significance of the District. The consultant also outlines mitigation measures, listed below, in the historical resources evaluation to be implemented in conjunction with the proposed revisions in the Master Plan update. (Each of these measures is discussed in detail on p. 21 of the Historical Resources Evaluation for the Windrush School Project, part of Attachment • Photo-documentation of the gymnasium prior to its modification • Historical summary with a brief historical description of the district and its historical significance to accompany the photo-documentation • Interpretive panel to allow visitors to the Windrush School campus to gain a sense of the historical significance of the District ---PAGE BREAK--- H:\Planning\App\2006\6324 – Windrush School\Staff Reports & Reso\6324 – PC Staff Report.doc Page 7 of 9 Noise The increase in enrollment would contribute to an increase in existing noise levels during both recess and lunch periods from playing students and through an intensification of staff and parent use of the parking areas and driveways. However, per the noise analysis in the MND, the overall noise level for a 24-hour period would not exceed 60 dBA, the maximum allowable level as outlined in the City’s General Plan and Noise Ordinance. Therefore, the increase in decibels would not be significant. The noise generated from staff and parent use of the parking areas and driveways and the outside play time by the students would be limited to the hours of operation for the school, which are 7:00am to 6:00pm. Per the noise monitoring measurements in the MND, the time when the most noise is generated from the school is around 1:00pm, when children are outside at the play area. This high noise level, an average of 70.5 dBA, is compounded by BART passing and traffic on Elm Street. . Due to a series of complaints from surrounding neighbors about the noise generated by the students at the outdoor play areas, the use permit was reassessed by the Planning Commission in 1998 and noise studies were conducted. As a result of this review, a formal complaint procedure was devised and a sound wall was constructed in 1999 on the south side of the property to aid in mitigating noise from the adjacent play area. This barrier has provided some reduction in noise impact from school-related activities for neighbors on Manor Circle. Since the establishment of the complaint procedure in 1999, there have been no instances requiring formal conflict resolution. General Plan Consistency Per the General Plan, the site conforms to its designated use as Institutional and Utility. The proposed update to Windrush School’s Master Plan is consistent with the following General Plan policies: • R2.1 Historic Preservation: “Ensure that the remodeling and renovation of historic structures respects the character of the structure and its setting.” • CF1.5 Responding to Growth: “Provide new or expanded community facilities as the need increases due to increased population or development.” • LU4.1 Mixture of Uses: “Encourage a mix of uses that promotes community values such as convenience, economic vitality, fiscal stability, public safety, a healthy environment, and a pleasant quality of life.” • CD1.3 High Quality Design: “Encourage higher-quality design through the use of well- crafted and maintained buildings and landscaping, use of higher-quality building materials, and attention to the design and execution of building details and amenities in both public and private projects.” Environmental Review A Mitigated Negative Declaration (MND), pursuant to the California Environmental Quality Act, was prepared and published for this project. On April 12, 2007, the environmental consultant (LSA Associates) filed a Notice of Intent with the Contra Costa County Recorder’s Office and submitted the MND to the State Clearinghouse. Staff has not received any formal comments as of the publication of this staff report. ---PAGE BREAK--- H:\Planning\App\2006\6324 – Windrush School\Staff Reports & Reso\6324 – PC Staff Report.doc Page 8 of 9 The MND identifies several environmental factors that could result in “Potentially Significant Impact Unless Mitigation are Incorporated.” They include: Air quality, Biological Resources, Cultural Resources, Geology/Soils, Hazards and Hazardous Materials, Hydrology/Water Quality, Noise and Transportation. Through the MND, these environmental factors were analyzed and mitigation measures identified to reduce the environmental impact to less than significant. A Mitigation Monitoring Reporting Plan has been prepared to ensure compliance and implementation of the mitigation measures and is included as Attachment 4. IV. FINDINGS Use Permit Per Section 19.40.160.I. (ECMC), the Planning Commission must make the following findings prior to approving improvements to a private school: 1. Noise generated from outdoor activity on the site shall not have a material adverse impact on the livability or desirability of the surrounding area and shall be limited to hours that will not interfere with surrounding land uses. The increase in enrollment would contribute to an increase in existing noise levels both during recess and lunch periods from students playing and through an intensification of staff and parent use of the parking areas and driveways. However, per the MND, the overall noise level for a 24-hour period would not exceed 60 dBA, the maximum allowable level as outlined in the City’s General Plan and Noise Ordinance. The noise generated from staff and parent use of the parking areas and driveways and the outside play time by the students shall be limited to the hours of operation for the school, which are 7:00am to 6:00pm. Due to the restricted hours of operation at the school, the impact from noise generated from the school would not interfere with the residential nature of the neighborhood. 2. Hours of operation shall be limited to minimize conflict with uses on adjacent and surrounding properties. Operating hours shall be specifically noted during the use permit approval process. Although the number of students at the school will increase, the hours of operation shall continue to be the same as those outlined in the original use permit. The primary hours of operation at the school are from 8:00am to 3:00pm during the business week. A limited number of students will arrive at 7:00am for early morning program, and some students will stay until 6:00pm for the extended after school program. 3. Impacts on the proposed use from existing land uses on surrounding properties, and from prior uses on the subject parcel, shall be evaluated. The use on the subject parcel will not change. The site was originally built as a home for Chinese boys and was later used as Bible college and secondary school, before its occupation by Windrush School in 1987. Although the land uses surrounding the subject property are primarily residential, the site has functioned as an educational facility for children for approximately 70 years. The impacts from a school on a residential neighborhood have been continuously identified and mitigated throughout the subject property’s existence. 4. The location, design, landscaping and screening, and overall site planning of the proposed land use shall create an attractive, useful, and convenient facility. The proposed improvements to the site shall enhance the subject property as an attractive, useful, and convenient facility. The suggested renovations and additions to the campus ---PAGE BREAK--- H:\Planning\App\2006\6324 – Windrush School\Staff Reports & Reso\6324 – PC Staff Report.doc Page 9 of 9 structures follow the same architectural style as the existing buildings. The location of the new play area in the northeast corner of the property will be screened from the surrounding neighborhood by the landscaping and buildings on the site. The layout of the additions continues to frame the open space on the site, showcasing the historic buildings as well as keeping student activity contained on the campus. As depicted in the visual simulations in the plans, no views from surrounding private residences will be significantly impacted. Environmental Review Staff believes that based on information in the MND and response to comments: 1. The proposed project will not have a significant adverse impact on overall environmental quality of the site and surrounding neighborhood, subject to the implementation of mitigation measures as outlined in the Mitigation Monitoring Plan. 2. No impacts that cause substantial adverse effect on human beings, either directly or indirectly, have been identified as a result of this project. 3. Although some environmental impacts were identified as “Less than Significant”, with the implementation of mitigation measures, no “Potentially Significant Impacts” were identified related to the development of the proposed project. 4. The Mitigated Negative Declaration has been prepared and publicly noticed pursuant to the California Environmental Quality Act. V. RECOMMENDATION Staff recommends approval of application 6324 as conditioned by the draft resolution in Attachment 1 for: 1) a mitigated negative declaration and; 2) an amendment to use permit conditions to allow Windrush School to proceed with key changes to the existing Master Plan over a four phase, 20-year period (19.12.112 ECMC). Proposed Motion: Move adoption of the draft resolution in Attachment 1, to approve: 1) a mitigated negative declaration and; 2) an amendment to use permit conditions to allow Windrush School to proceed with key changes to the existing Master Plan over a four phase, 20-year period (19.12.112 ECMC) at 1800 Elm Street. Appeal Period: Within fifteen (15) days after the date of the decision, the Planning Commission action may be appealed to the City Council. Attachments: 1) Draft Resolution 2) Project Plans prepared by Ratcliff Architects, dated August 2006 3) Windrush School Master Plan Initial Study/Mitigated Negative Declaration: Public Review Draft, prepared by LSA Associates, April 2007 4) Mitigation Monitoring Program 5) Planning Commission Resolution PC88-05, dated January 20, 1988 6) Planning Commission Resolution PC98-16, dated November 18, 1998 7) City Council Resolution 89-28, dated April 3, 1989 8) Windrush School Master Plan, dated October 1998 9) Letter from Windrush School, dated August 18, 2006 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- SITE PLAN ALL PHASES 5856 Doyle Street, Emeryville, CA 94608 Brian Feagans, Project Architect Owner: Windrush School 1800 Elm Street El Cerrito, CA 94530 Bonnie Whitler, Business Manager OCTOBER 2006 Windrush School Master Plan LEGEND Existing Building Proposed Building WINDRUSH WINDRUSH N 0' 80' 40' 20' PROJECT INFORMATION TABLE APN: 502-122-041 ZONING: R-1 Maximum Lot Coverage: 50% of Lot Area Lot Area: 173,250 SF (3.98 acres) Existing Lot Coverage: 24,150 SF Proposed Lot Coverage: 35,250 SF Proposed Lot Coverage to Area Ratio: 20.3% < 50% Existing Building Area: 35,500 SF Proposed Building Area: 59,250 SF Net Increase of Building Area: 23,750 SF Existing Floor Area Ratio: 0.20 Proposed Floor Area Ratio: 0.34 Height (Existing and Proposed): See Elevations Parking (Existing and Proposed): 65 (2 Handicap) Existing Proposed % Impervious 37.1% 34.9% % Landscaping 49.0% 44.8% % Built 13.9% 20.3% Total 100.0% 100.0% Architect: VICINITY MAP I-80 SAN PABLO AVE. ELM ST. GANGES AVE. HILL ST. BLAKE ST. CUTTING BLVD. POTRERO AVE. PHASE 4 CLASSROOM REPLACEMENT PAVED PLAY AREA TURF PLAY FIELD PLAY AREA CLASS WALNUT STREET ELM STREET HILL STREET GLEN MAWR AVE. KEY BLVD PHASE 2 LIBRARY & PERFORMING ARTS PHASE 3 INTERIOR RENOVATIONS MAIN BUILDING CLASSROOMS & ADMIN PHASE 1 CLASSROOM ADDITION GYM NEW PLAZA & STAIRS NEW ELEVATOR PROJECT SITE BART 128'-0" 133'-0" 141'-0" 146'-0" 159'-6" RIDGE 151'-0" RIDGE 142'-6" RIDGE 145'-3" RIDGE 138'-3" RIDGE PARAPET PARAPET SKYLIGHT MEMBRANE ROOF STAIR MECH STAIR PROPERTY LINE NEW ELEVATOR 9' HIGH WOOD ACOUSTIC WALL SETBACK FENCE FENCE & RETAINING WALL SEWER EASEMENT PROVISIONAL SEWER EASEMENT TO BE ABANDONED 2' ROOF OVERHANG STAIR METAL COPING TRASH ENCLOSURE PLAY AREA SCHOOL SIGN UTILITY POLE UTILITY POLE UTILITY POLE UTILITY POLE TRAFFIC SIGNAL (TYPICAL OF 4) PROPERTY LINE SETBACK SETBACK 1 1 2 3 4 5 6 7 8 9 1 1 2 3 4 5 6 7 8 9 10 11 12 11 12 13 14 10 28 29 30 31 32 39 33 34 35 36 37 38 11 12 13 14 15 17 16 18 19 20 21 22 23 24 25 26 27 2 3 4 5 6 7 8 9