HomeMy WebLinkAbout03-11-2015 Item 2 - 110, 120, 130, and 140 Grand AvenueMeeting Date: March 11, 2015
Item Number: 2
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Request to remodel existing residential buildings to be used as satellite high school
classrooms for the SLO Classical Academy located across Grand Avenue from the project site. Project
also includes an off-site parking request and a categorical exemption from CEQA.
PROJECT ADDRESS: 110, 120, 130, 140 Grand Ave. BY: Marcus Carloni, Associate Planner
Phone Number: 781-7176
e-mail: mcarloni@slocity.org
FILE NUMBER: U 141-14 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) denying the Use Permit due to
inconsistency with General Plan policy.
SITE DATA
Applicant SLO Classical Academy
Representative Tim Ronda,
SDG Architects, INC
Zoning R-1 (Low Density Residential)
General Plan Low Density Residential
Site Area 0.41 Acres (18,000 square feet)
Environmental
Status
Statutorily exempt from
environmental review under Section
15270 (Projects Which Are
Disapproved) of the CEQA
Guidelines.
SUMMARY
The proposed project is to repurpose five existing residential structures (and garages) for use as
satellite high school classrooms for the SLO Classical Academy. The project mainly includes
accessible pathway upgrades for access to the proposed classrooms; minimal exterior modifications are
otherwise proposed. Additionally, the applicant is requesting approval of off-site parking in order to
utilize the existing parking spaces at the main SLO Classical Academy campus located across Grand
Avenue to the west.
Staff has noted that the project is compliant with the necessary findings for Use Permit approval, but
has highlighted that the project appears inconsistent with General Plan Land Use Element policy 2.2.1
due to the removal of existing residences for a non-residential use [see section 3.0 and 3.1 below].
However, as discussed in section 3.2 below, the project is consistent with policy 2.2.13 and the
Planning Commission could find the project consistent with the intent of policy 2.2.1 and choose to
approve the project by adopting Alternative 1.
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U 141-14 (110, 120, 130, 140 Grand Avenue)
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1.0 COMMISSION’S PURVIEW
The Planning Commission’s role is to review the project in terms of it’s consistent with the Zoning
Regulations, General Plan, and applicable City standards.
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
The project site is approximately 18,000 square feet in size with five single-story residential
structures located on three existing parcels (see attachment 4, Project Plans, Sheet A-3) in the R-1
(Low Density Residential) zone. The existing residential structures are legal non-conforming due
to substandard street yard and other yard setbacks and the existing garages are legal non-
conforming due to substandard other yard setbacks.
The project site is surrounded by R-1 zoning with the San Luis Coastal School District Property
located across Grand Avenue to the west.
2.2 Project Description
A summary of significant project features includes the following (Attachment 4, Project Plans &
Attachment 5, School Schedule and Outdoor Use Description):
1. Use of five existing residential structures as satellite High School classrooms associated
with the SLO Classical Academy.
a. Program currently includes 35 students.
b. Students meet on campus 3-days a week (7:30 a.m. to 3:30 p.m.) and study from
home the other 2 week days.
c. 7 staff members on-site.
2. Site Modifications:
a. Interior remodels to create classrooms, staff offices, and restroom facilities.
b. Minimal exterior modifications to the existing structure.
c. Accessible path upgrades accessing the rear of the proposed classrooms.
d. Removal of two existing non-compliant curb openings (Grand Avenue) to be
replaced with sidewalk.
e. Upgrade of one existing curb opening (Grand Avenue) to provide an on-site
accessible parking space.
Site Size ~18,000 square feet (0.41 Acres)
Present Use & Development Five existing residential structures and associated garages with
access driveways.
Land Use Designation R-1 (Low Density Residential)
Access Grand Avenue & Slack Street
Surrounding Use/Zoning North: Cal Poly (County Land)
South: Residences (R-1 zoning)
East: Residences (R-1 zoning)
West: San Luis Coastal School District Property (PF zoning)
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U 141-14 (110, 120, 130, 140 Grand Avenue)
Page 3
3. Parking:
a. 1 on-site accessible parking space
b. 11 parking spaces located across the street at the main SLO Classical Academy
campus.
i. Access to the site from the off-site parking location is via the Grand
Avenue crosswalk as shown on Attachment 4, Project Plans, Sheet A1.
3.0 PROJECT ANALYSIS
The proposed use of High School classrooms at the subject location will not be detrimental to the
health, safety or welfare of persons working or living at the site or within the vicinity as the project is
required to comply with building and fire codes and will be a relatively low intensity use that is
compatible with adjacent residences; students are on campus three days per week from 7:30 a.m. to
3:30 p.m. and work from home the other two week days. The school does not include outdoor bells nor
an outdoor speaker system and sport activities will take place on the main SLO Classical Academy
campus across the street to the west.
3.1 General Plan1: As stated above, the project site is a compatible and safe location for the
proposed satellite classrooms. The General Plan encourages limited non-residential activities
“which generally have been compatible” within residential areas such as child day care, schools,
and churches (LUE Policy 2.2.13). Additionally, Land Use Element Policy 2.2.1 states:
“Neighborhoods shall include a mix of uses to serve the daily needs of nearby residents, including
schools, parks, churches, and convenience retail stores. Neighborhood shopping and services
should be available within about one mile of all dwellings.” The project is compliant with this
Land Use Element policy, however, the policy goes on to state that “when nonresidential,
neighborhood-serving uses are developed, existing housing shall be preserved. If existing
dwellings are removed for such uses, the development shall include replacement dwellings.”
Although the five existing residential structures are being repurposed rather than removed, the
project appears to not fully comply with Policy 2.2.1 since the buildings will no longer be available
for housing and the applicant is not proposing any replacement dwellings. Staff’s recommendation
to deny the project is due to the project’s apparent inconsistency with policy 2.2.1.
3.2 Alternative 1: The proposed project rehabilitates and reuses existing, somewhat dilapidated,
vacant residential structures; which the applicant’s architect has indicated are substandard on the
interior. The scope of this project does not prevent the conversion of these units back to residences
in the future, nor does it prevent the redevelopment of this site into new residential homes at a later
date. As stated above, the satellite classrooms/characteristics of the project are compatible with the
vicinity and are not detrimental to the health, safety or welfare of persons at the site or vicinity.
The Planning Commission may choose to adopt Alternative 1 which approves the project subject to
conditions of approval. Attachment 2 includes a draft resolution of approval for the subject project.
Note: The General Plan Housing Element indicates that the City’s Regional Housing Needs
Allocation is 1,144 dwelling units during the 2014-2019 Housing Element planning period and the
City has sufficient residentially zoned land to accommodate construction of 3,477 dwelling units.
The project does not preclude the City from meeting this allocation. Furthermore in 2014, 115
1 The project was deemed complete prior to the adoption of the new Land Use, Circulation, and Housing Elements;
however, the referenced policies are substantially similar in the updated elements.
PC2 - 3
U 141-14 (110, 120, 130, 140 Grand Avenue)
Page 4
residential units were constructed/finaled (the highest number since 2007) and to date
(January/February 2015) the Building Department has issued permits for construction of ~109
residential units and another ~98 dwelling units are in construction permit application.
Approximately 1,300 residential units are in the planning pipeline currently, including
development in the expansion areas (Margarita and Orcutt Areas).
4.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by other departments and the project was revised to address Building
and Fire Code requirements. Comments (conditions/code requirements) from reviewing departments
have been incorporated into the resolution for Alternative 1 should the Planning Commission decide to
approve the project.
5.0 ALTERNATIVES
1. Approve the project based on findings of consistency with the General Plan. Attachment 2
includes a draft approval resolution should the Planning Commission decide to approve the
project.
2. Continue the project with direction to the applicant and staff on pertinent issues.
6.0 ATTACHMENTS
1. Draft Resolution (Denial)
2. Draft Resolution (Approval)
3. Vicinity Map
4. Project Plans
5. School Schedule and Outdoor Use Description
Included in Committee member portfolio: Project Plans
PC2 - 4
Attachment 1
RESOLUTION NO. PC-XXXX-15
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
DENYING ISSUANCE OF A USE PERMIT FOR OPERATION OF SATELLITE
CLASSROOMS AND SITE IMPROVEMENTS ASSOCIATED WITH A HIGH
SCHOOL, AS REPRESENTED IN THE PLANNING COMMISSION AGENDA
REPORT AND ATTACHMENTS DATED MARCH 11, 2015
(110, 120, 130, 140 GRAND AVENUE, U 141-14)
WHEREAS, on March 11, 2015, the Planning Commission of the City of San Luis
Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo, California, for the purpose of considering a Use Permit for satellite high school
classrooms in the R-1 zone; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Commission makes the following
findings:
1. That the above recitals are true and correct and are incorporated herein by this reference.
2. That the proposed project is inconsistent with General Plan Land Use Element Policy 2.2.1
because the existing residences will effectively not be available for housing and
replacement housing is not being provided.
Section 2. Environmental Review. The project is statutorily exempt from environmental review
under Section 15270 (Projects Which Are Disapproved) of the CEQA Guidelines.
Section 3. Action. The Planning Commission hereby denies issuance of a Use Permit for
operation of satellite high school classrooms at the subject location.
On motion by , seconded by , and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
PC2 - 5
Planning Commission Resolution No. XXXX-16 Attachment 1
U 141-14 (110, 120, 130, 140 Grand Avenue)
Page 2
The foregoing resolution was passed and adopted this 11th day of March, 2015.
_____________________________
Doug Davidson, Secretary
Planning Commission
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Attachment 2
RESOLUTION NO. PC-XXXX-15
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING A USE PERMIT FOR OPERATION OF SATELLITE CLASSROOMS
AND SITE IMPROVEMENTS ASSOCIATED WITH A HIGH SCHOOL INCLUDING A
CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS
REPRESENTED IN THE PLANNING COMMISSION AGENDA REPORT AND
ATTACHMENTS DATED MARCH 11, 2015
(110, 120, 130, 140 GRAND AVENUE, U 141-14)
WHEREAS, on March 11, 2015, the Planning Commission of the City of San Luis
Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo, California, for the purpose of considering a Use Permit for satellite high school
classrooms in the R-1 zone (the “Project”), SLO Classical Academy (“Applicant”); and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Commission makes the following
findings:
1. That the above recitals are true and correct and are incorporated herein by this reference.
2. That the proposed Project will not be detrimental to the health, safety, or welfare of those
working or residing in the vicinity since the proposed project will be compliant with all
applicable building, fire, and safety codes.
3. That the proposed Project is consistent with General Plan Land Use Element Policy 2.2.13
(Non-Residential Activities) which encourages limited non-residential activities which are
compatible with residential uses, such as schools.
4. That the proposed Project is consistent with the intent of General Plan Land Use Element
Policy 2.2.1 by providing a small school within an existing neighborhood.
5. That the proposed Project is consistent with the intent of General Plan Land Use Element
Policy 2.2.1 by rehabilitating and reusing the existing residences as school classrooms in a
way that allows for the conversion of these units back to residences in the future.
PC2 - 7
Planning Commission Resolution No. XXXX-15 Attachment 2
U 141-14 (110, 120, 130, 140 Grand Ave)
Page 2
6. That the proposed Project does not preclude the City from meeting its Regional Housing
Needs Allocation for the 2014-2019 planning period since ample residentially zoned land is
available to accommodate construction of approximately 3,477 dwelling units.
7. That off-site parking is appropriate at the subject location because the off-site parking
location is within 300-feet of the subject location, is not separated by any feature that
would make pedestrian access inconvenient or hazardous, is on a site with the main campus
associated with the proposed satellite classrooms, and has sufficient parking for existing
uses and the proposed use.
Section 2. Environmental Review. The project is categorically exempt from
environmental review under Section 15332 (In-Fill Development Projects) of the CEQA
Guidelines because the project is within City limits, consistent with applicable City policy,
surrounded by urban uses, and on a project site less than 5 acres in size served by required
utilities and public services.
Section 3. Action. The Planning Commission hereby grants approval to the project with
incorporation of the following conditions:
Planning Division – Community Development Department
1. The proposed use shall operate consistent with the project description, approved plans,
and other supporting documentation submitted with this application unless otherwise
conditioned herein.
2. A minimum of 11 parking spaces at the SLO Classical Academy campus parking lot site
(San Luis Coastal School District Property, APN: 052-114-001) shall be dedicated as
parking for use of the proposed satellite high school classrooms located at 110, 120, 130
and 140 Grand Avenue.
a. An offsite parking agreement providing for these parking spaces shall be recorded
prior to, or concurrent with, plans submitted for a building permit.
3. As shown on plans, student drop-off/pick-up shall only be allowed at the SLO Classical
Academy Campus (115 Grand Avenue) and shall not be allowed along the projects Grand
Avenue or Slack Street frontages. Parents and students shall be made aware of this
requirement.
4. As shown on plans, the open grass area which shares a property line with a residential
property (1841 Slack Street) shall be used for “passive outdoor uses.” On-site outdoor
activities (e.g. lunch, outdoor classes) shall be focused toward the proposed classrooms
and staff offices.
5. On-site waste wheelers are required by San Luis Garage Company. The waste wheeler
location shall be screened from view and consistent with Zoning Regulation
PC2 - 8
Planning Commission Resolution No. XXXX-15 Attachment 2
U 141-14 (110, 120, 130, 140 Grand Ave)
Page 3
requirements. The location shall be shown on plans submitted for a construction permit
and shall be to the satisfaction of the Community Development Director.
6. Any proposed fencing shall be consistent with Zoning Regulation requirements. Final
fencing design shall be shown on plans submitted for a building permit and shall be
subject to the approval of the Community Development Director.
7. Plans submitted for a building permit shall include a final landscaping plan, including
irrigation details. The legend for the landscaping plan shall include the sizes and species
of all groundcovers, shrubs, and trees with corresponding symbols for each plant material
showing their specific locations on plans.
8. The proposed use shall operate in conformance with the City’s General Plan Noise
Element and Noise Ordinance (M.C. Chapter 9.12, Noise Control) to maintain
compatibility with the nearby residences.
9. Any new proposed signage shall be reviewed by the Planning Division to ensure
appropriateness for the site, and compliance with the Sign Regulations.
10. Any proposed exterior lighting shall be shown on plans submitted for a building permit
and shall be downward facing, fully recessed, and shielded to avoid light trespass and
adverse impacts to visibility of the night sky consistent with Chapter 17.23 of the Zoning
Regulations.
11. The Use Permit shall be reviewed by the Community Development Director for
compliance with conditions of approval, or to determine whether a modification of the
Use Permit is necessary upon significant change to the business as represented in the
application materials and the Planning Commission Agenda Report and attachments
dated March 11, 2015.
12. The Use Permit shall be reviewed by the Planning Commission if the City receives
substantiated written complaints from any citizen, Code Enforcement Officer, or Police
Department employee, that includes information and/or evidence supporting a conclusion
that a violation of this Use Permit, or of City ordinances or regulations applicable to the
property or the operation of the business, has occurred. At the time of the Use Permit
review, to insure on-going compatibility of the uses on the project site, conditions of
approval may be added, deleted, or modified.
13. The applicant shall defend, indemnify, and hold harmless the City and/or its agents,
officers, and employees from any claim, action, or proceeding against the City and/or its
agents, officers, or employees to attack, set aside, void, or annul the approval by the City
of this project, and all actions relating thereto, including but not limited to environmental
review (“Indemnified Claims”). The City shall promptly notify the applicant of any
Indemnified Claim upon being presented with the Indemnified Claim, and City shall fully
cooperate in the defense against an Indemnified Claim.
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Planning Commission Resolution No. XXXX-15 Attachment 2
U 141-14 (110, 120, 130, 140 Grand Ave)
Page 4
Engineering Division – Public Works/Community Development Department
14. Traffic impact fees are required and shall be paid prior to the issuance of a building
permit for this development.
15. A traffic control plan and/or pedestrian control plan shall be approved prior to
encroachment permit issuance for work in the public right-of-way.
16. Projects involving the construction of new structures, the addition of dwelling units, or
the substantial remodel of existing structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard.
MC 12.16.050
17. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach
shall be repaired or replaced to the satisfaction of the Public Works Director.
18. The sidewalk shall be extended down Slack Street to the easterly property line.
19. The existing driveway approaches between 110 Grand/120 Grand, between 130
Grand/140 Grand, and on Slack Street (before 1841 Slack Street Driveway) shall be
abandoned per City Engineering Standards. The abandoned driveway aprons shall be
replaced with concrete curb, gutter, and sidewalk per City Engineering Standards.
20. The existing driveway approach between 120 Grand/130 Grand shall be upgraded with a
new 10’ wide apron. The current city and ADA standard requires a 4’ accessible
sidewalk extension behind the ramp.
21. The building plan submittal shall show compliance with the Parking and Driveway
Standards for dimensions, maneuverability, slopes, drainage, and materials. Alternate
paving materials are recommended for water quality and/or quality control purposes.
Alternate paving materials shall be approved to the satisfaction of the Planning Division.
22. Both corners of Grand Avenue and Slack Street along the path of travel from the SLOCA
campus to the SLOCA high school campus shall be upgraded with curb ramps to comply
with current ADA and City Engineering Standard #4440. As an alternative, the applicant
can show that the existing curb ramp complies with the current ADA standard. The
required curb ramp upgrades may include bulb-outs if adverse grades or right-of-way
limitations create design concerns. Public pedestrian easements may be required as part
of the final design.
23. The building plan submittal shall correctly reflect the right-of-way width, location of
frontage improvements, front property line location, and all easements. All existing
frontage improvements shall be shown for reference.
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Planning Commission Resolution No. XXXX-15 Attachment 2
U 141-14 (110, 120, 130, 140 Grand Ave)
Page 5
24. The building plan submittal shall include a complete grading, drainage and topographical
plan. The grading and drainage plan shall show existing structures and grades located
within 15’ of the property lines in accordance with the grading ordinance. The plan shall
consider historic offsite drainage tributary to this property that may need to be conveyed
along with the improved on-site drainage.
25. The building plan submittal shall show and note compliance with the Post Construction
Stormwater Regulations as promulgated by the Regional Water Quality Control Board
for re-development projects. Provide the Post Construction Stormwater Plan Checklist
available on the City’s Website or by request.
26. The building plan submittal shall include an erosion control plan and/or erosion control
notes on the grading plan to the satisfaction of the Building Official and Public Works
Director. Erosion control measures shall be implemented and maintained for construction
involving any ground disturbing activities. A Water Pollution Control Plan (WPCP) shall
be summarized and submitted on a form provided by the Building Division.
27. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities and utility upgrades along with utility company meters shall be shown.
Existing underground and overhead services shall be shown along with any proposed
alterations or upgrades. All work in the public right-of-way shall be shown or noted.
28. Provisions for trash, recycle, and green waste containment, screening, and collection shall
be approved to the satisfaction of the City and San Luis Obispo Garbage Company.
29. The building plan submittal shall show and label all existing and proposed trees including
street trees. Tree protection measures shall be implemented to the satisfaction of the City
Arborist for the existing trees to remain. The City Arborist shall review and approve the
proposed tree protection measures prior to commencing with any demolition, grading, or
construction. The City Arborist shall approve any safety pruning, the cutting of
substantial roots, or grading within the dripline of trees. A city-approved arborist shall
complete safety pruning. Any required tree protection measures shall be shown or noted
on the building plans.
30. Street trees will be required as a condition of building permit. Street trees are generally
required at the rate of one 15-gallon tree for each 35 lineal feet of frontage along both the
Grand Ave and Slack Street frontages. The building plan submittal shall show and label
all existing and proposed street trees per City Engineering Standards. The City Arborist
shall verify whether the existing tree plantings will qualify for some of the street tree
planting requirement.
Utilities Department
31. Each property’s existing sewer lateral to the point of connection at the City main must
pass a video inspection, including repair or replacement, as part of the project. The
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Planning Commission Resolution No. XXXX-15 Attachment 2
U 141-14 (110, 120, 130, 140 Grand Ave)
Page 6
CCTV inspection shall be submitted during the Building Permit Review Process for
review and approval by the Utilities Department prior to issuance of a Building Permit.
32. As properties would continue to have Single-Family Residential Zoning, no landscape
water meters would be permitted.
Note: Code Requirements provided to applicant separately from this resolution.
On motion by , seconded by , and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 11th day of March, 2015.
_____________________________
Doug Davidson, Secretary
Planning Commission
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PC2 - 17
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Attachment 4
PC2 - 18
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PC2 - 19
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Attachment 4
PC2 - 20
SLOCA High School Schedule and Outdoor Use
On Monday and Wednesday:
First period starts at 8:30.
Those few students who do not take a first period class will arrive at 9:30.
Lunch is from 11:30-12:20.
Afternoon break from 1:45-2pm.
School is dismissed for the day at 3:30.
On Friday:
We have a zero hour class that starts at 7:30.
First period starts at 8:30.
Lunch is from 11:30-12:30.
We do not have an afternoon break.
School is dismissed at 2:30.
We do not use bells. Teachers let students out of their classes at the appropriate times.
Students who are not in a class during a school hour are either not on campus or using
that time for studying.
We also do not have a sound system. The population is small enough that we gather
together for meetings or discussions.
Outdoor activities will generally be meetings, classes that periodically use the backyard
space, lunchtime and breaks. Because there is not much space, physical activities are
limited and we anticipate providing the students with some things like a ping pong table.
Any athletics we offer are after school and not on our campus. Practices are on the
larger campus across the street, rented gym or a park.
Attachment 5
PC2 - 21