P15-011 Hazel Mahone College Prep Elementary and Middle School

31 Pages·2015·4.77 MB·English

REPORT TO
PLANNING AND DESIGN 7
COMMISSION
City of Sacramento

915 I Street, Sacramento, CA 95814-2671
www.CityofSacramento.org

PUBLIC HEARING
July 16, 2015

To: Members of the Planning and Design Commission

Subject: Hazel Mahone College Prep Elementary and Middle School (P15-011)
A request to establish a K-8 school within a portion of an existing 66,000 square-foot
commercial building on an approximately 6.0-acre parcel in the Light Industrial (M-1(S))
zone.

A. Environmental Exemption (per CEQA Guidelines Section 15301-
Existing Facilities);
B. Conditional Use Permit to establish a K-8 school within an existing
structure in the M-1(S) zone; and
C. Site Plan and Design Review for modifications to an existing commercial
building and parking lot.
Location/Council District:
3750 Rosin Court, Sacramento, CA 95834
Assessor’s Parcel Number 250-0360-024-0000
Council District 3
Recommendation: Staff recommends the Commission approve the request based on
the findings of fact and subject to the conditions listed in Attachment 1. The
Commission has final approval authority over items A and C above, and its decision is
appealable to City Council. At the time of the writing of this report, the project is
non-controversial.
Contact: David Hung, Associate Planner, [phone]; Lindsey Alagozian, Senior
Planner, [phone]
Applicant: Rex and Margaret Fortune School of Education c/o Jerold Ligons, (916)
924-8633, 2890 Gateway Oaks Drive #100, Sacramento, CA 95833
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Subject: Hazel Mahone College Prep Elementary and Middle School (P15-011) July 16, 2015

Owner: Cerini and Smith-29, LLC c/o John Cerini, [phone], 29115 Arnold Drive,
Suite E4, Sonoma, CA 95476, and Michael Smith, [phone], 7291 Coronado
Drive, Suite 8, San Jose, CA 95129
Architect: Architectural Nexus, Inc. c/o Joseph Yee, [phone], 1990 3rd Street,
Suite 500, Sacramento, CA 95811
Vicinity Map

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Subject: Hazel Mahone College Prep Elementary and Middle School (P15-011) July 16, 2015

Summary: The applicant is requesting to establish a K-8 school within a portion of an
existing 66,000 square-foot commercial building on a 6.0-acre parcel in the Light
Industrial (M-1(S)) zone. The project requires a conditional use permit for a school and
Site Plan and Design Review for minor alterations to the site and the building. The
project has incorporated staff recommendations related to traffic and circulation and has
also addressed concerns raised by WalkSacramento. Staff notified all property owners
within 300 feet of the site for this public hearing.

Table 1: Project Information
General Plan designation: Employment Center Low Rise
Existing zoning of site: Light Industrial (M-1(S))
Existing use of site: Commercial/Office
Parking District: Traditional
Property area: 6 acres

Background Information: The subject building was constructed in the mid 1980’s and
is among a group of five buildings on Rosin Court that was built for office uses
(reference file IR93-078).

Currently, a major portion of the subject building has been vacated; only a small portion
of the building is being used for office space.
Public/Neighborhood Outreach and Comments: Staff routed the proposal to various
neighborhood groups and associations which included the Gardenland/Northgate
Neighborhood Association (GNNA), Natomas Community Association (NCA),
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Subject: Hazel Mahone College Prep Elementary and Middle School (P15-011) July 16, 2015

Sacramento Area Bicycle Advocates, and WalkSacramento. The GNNA stated that the
group has no objections to the proposal. WalkSacramento has submitted a comment
letter (Attachment 3) with concerns regarding pedestrian access to the building; the
project is proposing main pedestrian connection at Northgate Boulevard to allow for
safe passage in and out of the site.

Environmental Considerations: The Community Development Department,
Environmental Planning Services Division has reviewed this project and determined that
this is exempt from the provisions of the California Environmental Quality Act (CEQA)
pursuant to Section 15301 of the CEQA Guidelines, Existing Facilities, which consists of
the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of
existing public or private structures and facilities involving negligible or no expansion of
use beyond that existing at the time of the lead agency’s determination. The project
involves the alteration of an existing private office structure to be used as a school.

Policy Considerations:
General Plan
The 2035 General Plan Update was adopted by City Council on March 3, 2015. The
2035 General Plan’s goals, policies, and implementation programs define a roadmap to
achieving Sacramento’s vision to be the most livable city in America. The 2035 General
Plan designation of the subject site is Employment Center Low Rise. This designation
provides for employment generating uses that generally do not produce loud noise or
noxious odor such as office uses and compatible public and quasi-public uses. In
regards to this proposal, the 2035 General Plan has identified goals and policies under
the Land Use and Urban Design Element. Some of the goals and policies supported by
this project are:
Policy LU 2.1.3 Complete and Well-Structured Neighborhoods. The City shall
promote the design of complete and well-structured neighborhoods whose physical
layout and land use mix promote walking to services, biking, and transit use; foster
community pride; enhance neighborhood identity; ensure public safety; are family-
friendly and address the needs of all ages and abilities. Staff finds that the project will
be easily accessible from the immediate neighborhood and beyond, and will enhance
the neighborhood identity and address the needs of different ages.
Policy LU 2.1.6 Neighborhood Enhancement. The City shall promote infill
development, redevelopment, rehabilitation, and reuse efforts that contribute positively
(e.g., architectural design) to existing neighborhoods and surrounding areas. Staff finds
that the re-use of the subject building will contribute positively to the surrounding area
both socially and economically. The use will also be compatible with the surrounding
uses in the business park.
Goal LU 7.1 Employment Center. Encourage employee-intensive uses throughout the
city in order to strengthen Sacramento’s role as a regional and West Coast employment
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center and to encourage transit ridership and distribute peak hour commute directions.
Staff finds that the project will provide opportunities for employment in the educational
field and will strengthen the economic vitality in the area.
Goal ERC 1.1 Efficient and Equitable Distribution of Facilities. Provide efficient and
equitable distribution of quality educational facilities for life-long learning and
development of a highly skilled workforce that will strengthen Sacramento’s economic
prosperity. Staff finds that the project will provide equitable distribution of quality
educational facilities in the region and will strengthen Sacramento’s economic
prosperity.

Neighborhood Commercial Corridor Design Principles
The project site is on the Northgate Boulevard commercial corridor and is supported by
these main goals of the design principles:
• Promote the reuse and revitalization of existing commercial centers by
encouraging new private investments.
• Encourage intensification of land use on development opportunity sites and in
areas appropriate for higher densities, and promote development in certain
districts identified in commercial corridor urban design plans.
• Ensure that all commercial projects within revitalization areas - such as
streetscape improvements, new development, adaptive reuse and rehabilitation -
meet standards for design quality, appropriate to the scale, scope, and location
of the project.
The proposed project complies with the standards found in the design principles in that
the project will promote continued vitality to the business park. The school will serve the
needs of nearby residents. The project represents private investment in the area and is
appropriate to the scale and scope of the surrounding location.

Project Design:
Land Use
The applicant is requesting a conditional use permit to operate a school within an
existing office building. The Hazel Mahone College Prep Elementary and Middle School
will serve students in kindergarten through eighth grade. The school will initially begin
with classes for kindergarten through second grade and then add an additional higher
grade level through each subsequent year until eighth grade classes are established in
the 2021 to 2022 school year (Attachment 2).
The school will utilize staggered start and end times to alleviate traffic congestions at
and around the site. Teachers will arrive at the school by 7:15 a.m. to prepare to greet
students. One of the kindergarten classes, as well as first, second, and third grade
students, will arrive at the school by 7:30 a.m. The students of the second kindergarten
class will arrive at the school by 8:30 a.m. Dismissal times will be staggered at 3:00
p.m., 3:45 p.m. and 4:00 p.m. The school will offer after school care which ends at 6:00
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p.m. As additional grade levels are added, the staggered schedule system will continue
to be used.
The school has projected that initially 200 students will be attending the school, and by
the 2022-2023 school year, that number will rise to 500 students. A designated drop off
and pick up area at the site will facilitate the on-site circulation. There will be several
assembly meetings throughout the year that occur after regular school hours. There is
an annual fun day for the students and family. There will also be quarterly board
meetings which will occur at the school.
Per section 17.220.210(B) of the Planning and Development Code, a school (K to 12) is
permitted subject to the approval of a conditional use permit by the Planning and Design
Commission. The Planning and Design Commission may approve a conditional use
permit based on all of the following findings:
A. The proposed use and its operating characteristics are consistent with the
general plan and any applicable specific plan or transit village plan;
The proposed development is consistent with the goals and policies of the
General Plan. The proposed school use promotes a complete and well-
structured neighborhood through the reuse of an existing structure that will
contribute positively to the surrounding area while being compatible with adjacent
uses. The school will provide equitable distribution of quality educational
facilities in the region and will strengthen Sacramento’s economic prosperity.
B. The proposed use and its operating characteristics are consistent with the
applicable standards, requirements, and regulations of the zoning district in
which it is located, and of all other provisions of this title and this code;
The proposed use and its operating characteristics are consistent with the
applicable standards, requirements, and regulations of the zoning district in
which it is located, and of all other provisions of this title and this code, in that it is
consistent with the land use requirements of the Light Industrial (M-1(S)) zone
and the development standards in the Planning and Development Code.

C. The proposed use is situated on a parcel that is physically suitable in terms of
location, size, topography, and access, and that is adequately served by public
services and utilities;
The proposed use is situated on a parcel that is physically suitable in terms of
location, size, topography, and access, and that is adequately served by public
services and utilities, in that the site design has been reviewed by the
Department of Public Works to ensure proper onsite circulation. The site can be
adequately served by public services and utilities.
D. The proposed use and its operating characteristics are not detrimental to the
public health, safety, convenience, or welfare of persons residing, working,
visiting, or recreating in the surrounding neighborhood and will not result in the
creation of a nuisance.
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The proposed use and its operating characteristics are not detrimental to the
public health, safety, convenience, or welfare of persons residing, working,
visiting, or recreating in the surrounding neighborhood and will not result in the
creation of a nuisance, in that: 1) the school use is compatible with the adjacent
commercial uses, 2) adequate off-street parking will be provided, and 3)
adequate area is provided for drop off/pick up, and the drop-offs are staggered
so as not to impact traffic at the surrounding streets.
Site Design and Landscaping
The school will occupy a portion of the existing 66,000 square-foot building. Initially, the
school will develop approximately 26,440 square feet of space but will eventually
expand to 41,567 square feet of space. While the initial construction is occurring, the
school will be utilizing an adjacent vacant portion of the same building, approximately
12,000 square feet, for interim classroom and offices. The parking area to be used for
the school is to the north of the building. Following is a summary of the phasing of the
project.
Table 2: Phasing Information
Building Use Location Interim Initial Phase Final Square
Square Square Footage
Footage Footage
Interim West Side 12,000 -- --
K-2 (Initial) East side -- 26,440 --
K-8 (Final) East side -- -- 41,567
Total 12,000 26,440 41,567
Minor modifications are proposed for the subject building and the parking lot area. The
project scope includes installation of new doors at the north and south building
elevations, the addition of a hard court and playground directly to the south of the
building with fencing enclosure, and striping at the parking lot area for pick-ups and
drop-offs and parking stalls. Modifications to the storefront systems will match the
existing in material and color. Gates shall be installed at the fencing enclosure for
egress purpose. A ‘safe-dispersal area’ is shown at the southeast corner of the site for
use during building evacuations.
Signage
The applicant has not submitted a sign program for review by staff at this time; however,
the applicant is required to obtain sign permits for any new signs. Signage shall comply
with sign regulations for the M-1(S) zone for both attached and detached signs. One
detached monument sign, not exceeding forty-eight (48) square feet in area, is allowed
for each street frontage. Two attached signs are allowed for each occupancy; said
signs shall not exceed a total aggregate area of three square feet of sign area for each
front foot of building occupancy.

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Access, Circulation and Parking
The site is bounded by Rosin Court to the northwest, Northgate Boulevard to the
southwest, and commercial use to the north, east and south. The site can be accessed
both at Rosin Court and at Northgate Boulevard. There are a total of 206 off-street
parking spaces currently existing on the site; 46 of those spaces will be designated for
school use. There is no on-street parking in front of the site. There are private utility
and ingress/egress easements between the subject site and parcels to the west.
Vehicles can enter and exit the site either at the driveway along Rosin Court or the
driveway along Northgate Boulevard. A dedicated parent drop-off area is shown on the
north side of the building. Vehicles will queue at the parking lot on the north side of the
building and children will be able to exit from their vehicle directly on the curb. The
Department of Public Works has conducted a traffic analysis for the project and as a
result, several recommendations are required to be implemented to improve traffic
operation in and around the site which include: 1) median improvements at Northgate
Boulevard, and 2) dedicated school bus drop-off provided on site separate from auto
drop off. Additionally, a general condition will be placed on the project that the school
will be responsible to monitor on-site circulation and drop-off/ pick-up so that no traffic
will be impacting public streets.
Based upon the parking requirement for the Traditional District, parking required for a
school is to be determined by the Planning and Design Commission. During the first
year there will be 13 faculty members that will be on campus for the entire day. Initially
there will be three staff members, the majority of which are part-time and work between
the hours of 10:00 a.m. and 2:00 p.m. When the school reaches full enrollment, there
will be 30 faculty members that will be on campus for the entire day and five part time
staff members. The 46 designated stalls will provide enough space for the eventual 30
faculty members and five staff members, with remaining stalls for visitors. A total of 160
spaces remain for use by the office tenants (totaling 24,443 square feet) and to
accommodate overflow for school functions. The following is a summary of the parking
analysis:
Table 3: Vehicular Parking Analysis
Use Required Parking (Traditional) Proposed Parking
School (K-12) Determined by Planning and Design 46 designated stalls in the
Commission parking lot for the school
Office Use 49 (for a total of 24,443 square feet 160 (remaining spaces)
of building at the ratio of 1 space per
500 gross square feet of building)
Staff believes that sufficient off-street parking will be provided for the projected
enrollment of 500 students and special events. If there are any changes to the
operation or the number of students on site, further planning review shall be required.
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Subject: Hazel Mahone College Prep Elementary and Middle School (P15-011) July 16, 2015

Based on the bicycle requirement for Traditional District, the school must provide 2
long-term bicycle parking and 3 short-term parking at the initial phase, and 5 long-term
bicycle parking and 4 short-term parking at the final phase. A condition of approval is
included which requires bicycle parking at the initial phase and at the final phase.
Following is a summary of the bicycle parking analysis:
Table 4: Bicycle Parking Analysis
Use Phase Required Parking Proposed Difference
(Traditional) Parking
School Initial (16 Long-Term: 1 space per 7 2 (as 0
(K-12) employees employees or 2 spaces conditioned)
in 26,440
sq. ft.) Short-Term: 1 space per 3 (as 0
10,000 gross square feet of conditioned)
building or 3 spaces
Final (35 Long-Term: 1 space per 7 5 (as 0
employees employees or 5 spaces conditioned)
in 41,567
sq. ft.) Short-Term: 1 space per 4 (as 0
10,000 gross square feet of conditioned)
building or 4 spaces
Staff encourages additional bicycle parking be provided if possible. Staff believes that
additional bike facilities will encourage more users to utilize bicycles and will support the
policy in the General Plan to encourage citizens to walk and bike.
In evaluating site plan and design review proposals of this type, the Commission is
required to make the following findings:
A. The design, layout, and physical characteristics of the proposed development are
consistent with the General Plan and any applicable specific plan or transit
village plan;
The proposed development is consistent with the goals and policies of the
General Plan land use designation of Employment Center Low Rise. The use is
compatible with adjacent uses in the neighborhood and the proposed school
provides services for residents within the community. The school will provide
equitable distribution of quality educational facilities in the region and will
strengthen Sacramento’s economic prosperity.

B. The design, layout, and physical characteristics of proposed development are
consistent with all applicable design guidelines and with all applicable
development standards or, if deviations from design guidelines or development
standards are approved, the proposed development is consistent with the
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Subject: Hazel Mahone College Prep Elementary and Middle School (P15-011) July 16, 2015

purpose and intent of the applicable design guidelines and development
standards;
The proposed development is consistent with applicable development standards
for the M-1(S) zone and the Neighborhood Commercial Corridor Design
Principles.

C. All streets and other public access ways and facilities, parking facilities, and utility
infrastructure are adequate to serve the proposed development and comply with
all applicable design guidelines and development standards;
The project has been analyzed by City departments and it is determined that all
streets and other public access ways and facilities, parking facilities, and utility
infrastructure are adequate to serve the proposed school and comply with all
applicable design guidelines and development standards.

D. The design, layout, and physical characteristics of the proposed development are
visually and functionally compatible with the surrounding neighborhood;
The proposed school is visually and functionally compatible with the surrounding
neighborhood which is currently developed with commercial structures including
offices and restaurants.

E. The design, layout, and physical characteristics of the proposed development
ensure energy consumption is minimized and use of renewable energy sources
is encouraged;
The proposed development will ensure energy consumption is minimized and
use of renewable energy sources is encouraged.

F. The design, layout, and physical characteristics of the proposed development are
not detrimental to the public health, safety, convenience, or welfare of persons
residing, working, visiting, or recreating in the surrounding neighborhood and will
not result in the creation of a nuisance.
The proposed development is not detrimental to the public health, safety,
convenience, or welfare of persons residing, working, visiting, or recreating in the
surrounding neighborhood and will not result in the creation of a nuisance in that:
1) the development is compatible with other uses found in the surrounding
neighborhood, 2) the project will provide adequate off-street parking for both
regular use and special events, and 3) adequate area is provided for drop off/pick
up, and the drop-offs are staggered so as not to impact traffic at the surrounding
streets.
Recommendation: Staff recommends the Planning and Design Commission approve
the requested entitlements with the conditions shown in Attachment 1 since the
proposed project meets various General Plan goals and policies and will provide
education services to the community. Furthermore, the proposal as conditioned is
compatible with adjacent developments.

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