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HomeMy WebLinkAbout2015-04-01; Planning Commission; ; CUP 14-04 - DEHESA CHARTER SCHOOL The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: December 22, 2014 P.C. AGENDA OF: April 1, 2015 Project Planner: Shannon Werneke Project Engineer: David Rick SUBJECT: CUP 14-04 – DEHESA CHARTER SCHOOL – Request for a Conditional Use Permit for a term of 10 years for a Pre-K through 12th grade school accommodating up to 220 students and 18 staff members within the first floor (11,688 square feet) of an existing three-story mixed use development in the Bluwater Crossing development, located at the southeast corner of Avenida Encinas and Embarcadero Lane, in the C-T zone, Poinsettia Properties Specific Plan (SP 210(A)) and Local Facilities Management Zone 22. The project qualifies as a CEQA Guidelines Section 15301(a) (Existing Facilities) Categorical Exemption. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7092 APPROVING CUP 14- 04 for a term of 10 years, based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND Background On February 1, 2005, the City Council approved the development of Planning Area 6 (CT 04-11/PUD 04- 10/SDP 04-09/CUP 04-15/CDP 04-26), more commonly known as Bluwater Crossing, of the Poinsettia Properties Specific Plan (SP 210(A)). The site is located on the southeast corner of Embarcadero Lane and Avenida Encinas. Due to the close proximity of Planning Area 6 (PA 6) to the Poinsettia Coaster Station, the primary goal of the Specific Plan was to implement a transit-oriented development and discourage the use of automobiles and parking. Accordingly, to encourage pedestrian access between commercial/retail elements of the planning area with the adjacent transit station and other Specific Plan areas, PA 6 was developed with a mixture of commercial uses and residential units, including live-work units, lofts and affordable apartments. In addition to a mixture of residential and commercial uses in PA 6, a Conditional Use Permit was approved for a 3,296 square foot daycare center for up to 60 children and 6 employees (CUP 04-15). Due to the timing of the construction of PA 6 at the height of the economic downturn, the owner has had difficulty securing tenants to occupy the retail/commercial space as well as the anticipated day care center. At this time, all of the retail space located within PA 6 (18,337 square feet, 6790 and 6797 Embarcadero Lane), as well as the day care center, are currently unoccupied/vacant suites. Pursuant to the development guidelines and standards for PA 6 of the Poinsettia Properties Specific Plan (SP 210(A)), a wide range of transit-oriented uses which are typically allowed in the Commercial Tourist (C-T) Zone are envisioned within the development. These uses include, but are not limited to, restaurants, fast food (no drive thru), bakery, coffee shop, video rentals, retail, banking, child care center, dry cleaners, book stores, office/professional, other commercial/retail uses, and any other use which may be approved by the City Planner. 2 CUP 14-04 – DEHESA CHARTER SCHOOL April 1, 2015 Page 2 Project Description The applicant, Element Education, is requesting approval of a Conditional Use Permit to operate a Pre-K through 12th grade charter school, including two Montessori schools within the ground floor (11,688 square feet) of Building 1 of Planning Area 6 of the Bluwater Crossing development, which is located on the southeast corner of Embarcadero Lane and Avenida Encinas. The school proposes to accommodate up to 220 students and 18 staff members. The 11,688 square foot ground floor of Building 1 of PA 6 was approved for the development of a 3,296 square foot day care center as well as 8,392 square feet of commercial/retail space. The 2nd and 3rd floors of Building 1 were approved for the development of 12 inclusionary/affordable apartments. The inclusionary units are all occupied; however, as discussed above, the commercial/retail space and the area slated to be developed as a day care are unoccupied. In addition to the private school, a 13,000 square foot playground is also proposed adjacent to the east elevation of Building 1. The details of the playground are discussed in greater detail below. Element Education is a non-profit corporation with a mission to design and support educational programs which empower students to drive their own learning. The non-profit corporation currently manages Dehesa Charter School and Community Montessori Charter School, both of which are public schools. In addition, as part of the subject proposal, Element Education intends to broaden its spectrum of service to include pre-school-aged children (ages 3-5) by opening My Element Montessori, a private early learning program. The proposed school will operate on a traditional school calendar year (i.e., 175 days of instruction), typically beginning after Labor Day and concluding by mid-June. Half-day summer camps for the pre- school/daycare program are anticipated to be offered from mid-August to September. In addition, special events may include an annual open house and student performance. Representatives of Dehesa Charter School have indicated that they are hoping to commence school instruction for all three components of the school in the fall of this year (2015). In addition, they have requested a term of 10 years for the Conditional Use Permit as it coincides with the term of their lease. Over the course of the 10 years that Dehesa Charter School is initially requesting to operate, up to 220 students at any one time are anticipated to attend the school. In addition, a total of 18 teachers/staff will be needed. It is anticipated that the school will operate at a capacity of 75% within the first year. A total of 8 classrooms, as well as a conference room, an administrative office and a pantry/small kitchen, are proposed to be created upon the approval of a tenant improvement building permit. Suite A, which includes three classrooms located towards the rear portion of the first floor and adjacent to the proposed playground, will accommodate the private daycare and Montessori classes for children which are ages 3-5 years old (i.e., My Element Montessori). A maximum of 72 students and 8 staff members is anticipated for this age group. The remaining 5 classrooms, consisting of Suites B and C (i.e., Dehesa Charter School and Community Montessori, respectively), will occupy the western/front half of the building and will be dedicated to K-12 and will have a maximum of 148 students and 10 teachers/staff. As summarized in Tables 1 and 2 below, the primary drop-off and pick-up hours for the proposed Montessori schools are staggered throughout the day. These different times have been proposed to minimize any stacking issues that may be encountered in the vehicle queue, which will be located along Embarcadero Lane. In addition, please note that the drop-off and pick-up times identified for Dehesa Charter School, grades 7-12, are not included since the times will vary throughout the day. Representatives from Dehesa Charter School have indicated that it will be a home-school-based CUP 14-04 – DEHESA CHARTER SCHOOL April 1, 2015 Page 3 program with the option to attend classes during the week for tutoring or electives. Core classes will be offered on Mondays and Wednesdays, tutoring labs will be offered on Tuesdays and electives will be offered on Thursdays. Students may attend as many or as few as they would like. However, parking will still be provided for this component of the school, based on the current parking requirements Please see Section D of the staff report for a detailed discussion and analysis of the parking requirements, circulation and vehicle queue for the proposed school. TABLE 1 TYPICAL WEEKLY SCHEDULE FOR MY ELEMENT MONTESSORI (AGES 3-5, 24 STUDENTS/CLASSROOM, TOTAL OF 72 STUDENTS) CLASSROOM 1(A) Half Day Program CLASSROOM 1(B) Half Day Program CLASSROOM 2 CLASSROOM 3 Extended Day Program Drop-Off 8:00 - 8:15 am 1:00 - 1:15 pm 7:45 - 8:30 am 7:15 - 8:45 am Start Time 8:15 am 1:15 pm 8:30 am Class End 11:15 am 4:15 pm 2:45 pm Pick-Up 11:15 - 11:30 am 4:15 - 4:30 pm 2:45 - 3:00 pm 4:30 - 6:00 pm TABLE 2 TYPICAL WEEKLY SCHEDULE FOR COMMUNITY MONTESSORI (AGES 5-12, 32 STUDENTS/CLASSROOM, TOTAL OF 96 STUDENTS) CLASSROOM 1 CLASSROOM 2 CLASSROOM 3 Extended Day Program Drop-Off 8:30 - 8:45 am 8:45 - 9:00 am 7:30 - 9:00 am Start Time 8:45 am 9:00 am Class End 3:00 pm 3:15 pm Pick-Up 3:00 - 3:15 pm 3:15 - 3:30 pm 4:30 - 6:00 pm In addition to the school, a 13,000 square foot playground is proposed. This area is currently flat and undeveloped as it was anticipated to be used as the playground for the daycare. Uses proposed in the playground cater to the variety of ages at the school, including two play structures, a lunch area with tables, tether ball court, crawl tunnel, and a raised garden. Two shade structures are also proposed over the equipment for the younger children. An existing noise wall fronting along Avenida Encinas as well as the southerly property which abuts an apartment complex to the south will assist in shielding the playground as well as buffer any noise associated with the playground. Parking for the school will be provided by a mixture of existing temporary and permanent surface stalls, as well as a limited number of stalls in the existing underground parking structure for Planning Area 6. As the required number of stalls for the school does not exceed what was originally required for the day care center and the retail uses on the ground floor of Building 1 of the Poinsettia Commons/Bluwater Crossing project, no additional parking spaces are required. In addition, the Parking Management Plan originally prepared for PA 6 and required as a component of the CC&Rs for CT 04-11 has been revised to address the change in use and parking arrangements. Please see Attachment 5 for details. CUP 14-04 – DEHESA CHARTER SCHOOL April 1, 2015 Page 4 The proposed school is an allowed educational use in the C-T Zone subject to the approval of a Conditional Use Permit (CUP). All findings required for approving a CUP can be made with this project. The Planning Division is recommending that the Conditional Use Permit (CUP 14-04) be approved for 10 years as requested by the applicant from March 18, 2015 through March 17, 2025. Table 3 below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE 3 Location General Plan Designation Zoning Current Land Use Site TR/RH C-T Bluwater Crossing mixed use development North PI/O P-M/O Vacant Planned-Industrial/Office-zoned parcel South RH/RMH RD-M Multi-family apartment complex, detached single-family development East C C-2 Porsche and Volvo auto dealerships West TR/RH, RM/O C-T/RD-M-Q Bluwater Crossing mixed use development, Poinsettia coaster station III. ANALYSIS The proposed project is subject to the following ordinances, standards, and policies: A. Travel/Recreation Commercial and Residential High-Density (T-R/RH) General Plan Land Use designation; B. Poinsettia Properties Specific Plan, SP 210(A); C. Commercial Tourist (C-T) Zone, (CMC Chapter 21.29); D. Parking Ordinance (CMC Chapter 21.44); E. Conditional Use Permit Regulations (CMC Chapter 21.42); and F. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 22. The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations and policies is discussed in the sections below. A. General Plan The T-R/RH (Travel/Recreation Commercial and Residential High-Density) General Plan Land Use designation for the site was adopted concurrently with the Poinsettia Properties Specific Plan and allows for the development of commercial uses which serve the travel and recreation needs of tourists and residents as well as allowing residential development. The proposed Dehesa Charter School is consistent with the applicable policies and programs of the General Plan as demonstrated in Table 4 below. CUP 14-04 – DEHESA CHARTER SCHOOL April 1, 2015 Page 5 TABLE 4 - GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Land Use Site is designated for Travel/Recreation Commercial and Residential High-Density A school is a conditionally- permitted educational use in the Commercial Tourist Zone, which implements the T-R General Plan Land Use designation. In addition, the school provides a service to the residential community, potential commuters, as well as the business community, which is a goal of Planning Area 6 of the Poinsettia Properties Specific Plan. Yes Circulation Require new development to provide safe, adequate, and attractively-landscaped parking areas. The existing parking lot is consistent with Fire Department circulation standards as well as the Landscape Manual. The circulation and queuing plan for the drop-off and pick-up of the students has been reviewed and approved by the Land Development Engineering Division. Yes Public Safety Design all structures in accordance with the seismic design standards of the UBC and State building requirements. The tenant improvements associated with the project will meet UBC and State seismic requirements. Yes CUP 14-04 – DEHESA CHARTER SCHOOL April 1, 2015 Page 6 TABLE 4 - GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Noise Non-Residential exterior noise standard of 65 CNEL and interior noise standard of 45 CNEL. Residential exterior noise standard of 60 CNEL and interior noise standard of 45 CNEL. The existing building was developed consistent with the requirements of the Noise Guidelines Manual. Mitigation measures were required and implemented as part of SP 210(A), which included the construction of a noise attenuation wall along the property line fronting Avenida Encinas as well as the eastern property line which abuts a property which is developed with apartments. In addition, air conditioning units were incorporated into the development. Because a playground is proposed in conjunction with the proposed private school, a noise study was prepared (Mestre Grave Associates, December 11, 2014). Based on the orientation of the residential land uses on the 2nd and 3rd floor, wherein a door, hallway and the east elevation wall are located in between the units and the playground, it was determined that the existing features could adequately attenuate the noise generated by the proposed playground. Specifically, the indoor noise level is projected to be less than 30 CNEL, which is well below the 45 CNEL threshold. No exterior balconies face the playground area as all are located on the west side of the building. Therefore, the Dehesa Charter School is consistent with the interior and exterior noise standards. Yes CUP 14-04 – DEHESA CHARTER SCHOOL April 1, 2015 Page 7 B. Poinsettia Properties Specific Plan (SP 210(A)) The subject property is located within Planning Area 6 of the Poinsettia Properties Specific Plan (SP 210(A)). Although SP 210(A) specifies that the zoning provisions are subject to the Commercial Tourist (C- T) zone development standards, a number of development standards as well as special design criteria are included within the Specific Plan. As demonstrated in Table 5 below, the Dehesa Charter School is consistent with the applicable standards and guidelines. TABLE 5 – POINSETTIA PROPERTIES SPECIFIC PLAN CONFORMANCE SPECIFIC PLAN STANDARD REQUIRED PROPOSED Permitted Uses PA 6 allows up to 80,000 square feet of commercial/retail uses as allowed under the CT zone including, but not limited to, restaurants, fast food (no drive thru), bakery, coffee shop, video rentals, retail, banking, child care center, dry cleaners, book stores, office/professional, other commercial/retail uses, and any other use which may be approved by the City Planner. The proposed charter school is an educational use that can be permitted with a conditional use permit in the C-T zone. The City Planner has determined that the charter school is similar to a day care center and can be processed as a conditional use permit since the C-T zone conditionally allows the use. Building Height Maximum of 35 feet or three stories N/A- no additions proposed. The existing building height will remain at 35 feet. Tenant improvement only to accommodate change of use. Setbacks All buildings shall be setback a minimum of 30 feet from Avenida Encinas 10-foot side/rear yard setback if adjacent to residential. All playground equipment is located at least 30 feet from Avenida Encinas and 10 feet from the side/rear property line which abuts a residential zone. No additions are proposed to Building 1, which meets the requisite setbacks. CUP 14-04 – DEHESA CHARTER SCHOOL April 1, 2015 Page 8 SPECIAL REQUIREMENTS Offer commercial uses which are related to the use of the Poinsettia Coaster Station. These uses are ones which might cause the need for an additional stop on the way to or from the Coaster Station, such as cleaners, coffee shop, child day care, book or periodical purchase, or market. Similar to a child day care center, the proposed charter school is a use which could be utilized by commuters of the Poinsettia Coaster Station. In addition, the school complements and could support the residential uses in the community. Offer a mixed use environment for people to work and live in one location and yet have transportation services available to them, thereby reducing the need for the use of an automobile. The proposed school could be utilized by the residents of the Bluwater Crossing development and the nearby residential developments, which would reduce the need for the use of a vehicle. In addition, commuters could also utilize the Coaster Station to drop off/pick- up their children from school, which would reduce the need for a car. Encourage a mix of small office, retail and residential buildings and uses. To create the desired “village atmosphere”, no individual use should take up more than 10,000 square feet. However, subject to the approval of the City Planner, certain users may exceed this maximum square footage requirement. An example would be an individual business providing a variety of uses, such as a coffee shop, book store, or video rental. Another exception would be a day care facility that may need more than 10,000 square feet to be economically viable while providing a much needed service to the residents of the plan. When approving uses larger than 10,000 square feet, their impact on the desired “village atmosphere” shall be considered by the City Planner. The City Planner has determined that the proposed 11,688 square foot Pre-K through 12th grade school is similar to the day care facility in that it will provide a service to the residential community. In addition, the larger size of the school is necessary to ensure it is an economically viable use. The school will contribute to the “village atmosphere” as it will bring a large tenant to a development which has been unable to fill the vacant commercial tenant suites. The school has the potential to act as a catalyst for the community and may encourage prospective commercial/retail tenants to open a business in the community. C. Commercial Tourist (C-T) Zone (C.M.C. Chapter 21.29) The subject site is zoned Commercial Tourist (C-T). Pursuant to SP 210(A), any use within Planning Area 6 of the Specific Plan area shall comply with the C-T zone; therefore, the project is subject to the provisions of Chapter 21.29 of the Zoning Ordinance. Pursuant to the land use matrix in the C-T zone, Dehesa Charter School is identified as an educational institution or school and is subject to the approval of a Conditional Use Permit. A summary of the Conditional Use Permit findings are provided in Section E below. The proposed charter school will occupy the existing ground floor of Building 1 of the Bluwater Crossing development. No additions to the building are proposed; however, minor exterior improvements will be needed, such as additional doors, etc., to accommodate the change in use. Because the property abuts a residentially-zoned property to the south, all buildings, structures and walls in excess of 6 feet in height are setback a minimum of 10 feet as required from the southerly property line. As no additions are proposed to the existing 35-foot-tall building, the project remains consistent with the 35-foot height limitation identified in the C-T zone. CUP 14-04 – DEHESA CHARTER SCHOOL April 1, 2015 Page 9 D. Parking Ordinance (C.M.C. Chapter 21.44) Parking Pursuant to SP 210(A), a total of 107 surface parking stalls were allocated for the mixture of commercial/retail, daycare and residential guest parking within Planning Area 6. This total number of stalls includes a 15% common facilities parking reduction which was approved in conjunction with the development of Planning Area 6 (CT 04-11/PUD 04-10/SDP 04-09/CUP 04-15/CDP 04-26, Poinsettia Commons). Based on a breakdown of the mixture of uses and the 15% common facilities reduction, the ground floor of Building 1 in Planning Area 6, which was originally anticipated to be developed with retail uses (8,392 square feet of leasable space) and a daycare with 60 children/6 employees, a total of 41 surface parking stalls were allocated. As analyzed in Table 6 below a total of 29 parking stalls are required for the proposed school and a total of 32 parking stalls are proposed (i.e. designated on site plan for use by the school). Therefore, based on the difference between the number of parking stalls originally allocated to the ground floor uses and the required number of parking stalls for the proposed school, an overall surplus 9 parking stalls exists (i.e. 41 originally allocated – 32 proposed = 9 space surplus) within Planning Area 6 of SP 210(A). TABLE 6 – PARKING ANALYSIS PROPOSED USE PARKING REQUIREMENT PARKING SPACES REQUIRED My Element Montessori/Preschool (private): 72 students/8 employees One space per 10 students plus one (1) space per employee with an adequate unloading/loading area = 16 spaces 16 spaces Community Montessori Elementary School (public): 96 students/7 employees One (1) space per employee with an adequate unloading/loading area = 7 spaces 7 spaces Dehesa Charter Middle School (public): 28 students/2 employees One (1) space per employee with an adequate unloading/loading area = 2 spaces 2 spaces Dehesa Charter High School (public): 24 students/1 employees One space per 10 students plus one (1) space per employee with an adequate unloading/loading area = 4 spaces 4 spaces Total Parking Required: 29 spaces Total Parking Provided 32 spaces (10 surface parking spaces for limited time/15 minute parking, 18 surface parking spaces with no time limitation, and 6 underground parking stalls with no time limitation for use by school staff only) Pick-Up/Drop-Off Schedule and On-Site Circulation Access to the project site and the larger Bluwater Crossing development can be taken from two privately-maintained driveways (i.e. Embarcadero Lane) located off of Avenida Encinas. In addition, there is an existing round-about located in front of the proposed school. To avoid the potential for a spillover of cars onto Avenida Encinas, parents with children attending the school will be instructed to use the southerly driveway entrance to access the school. A vehicle queue plan has been provided to demonstrate how the vehicles will be stacked in the morning and afternoon hours when the school begins and ends. CUP 14-04 – DEHESA CHARTER SCHOOL April 1, 2015 Page 10 As shown in the Typical Weekly Schedule for the Montessori schools (Tables 1 and 2) located in the Project Description section of this report, to lessen the number of cars coming and going within the parking lot at any given time, a number of drop-off times (staggered between 7:15 to 9:00 a.m.) are proposed in the morning. In addition, drop-off/pick-up monitors will be used to assist with unloading the children and guiding them safely to the school. For those parents that have a need to go inside the school for a limited time, a total of 10 short-term (i.e. 15 minutes, signed for temporary parking) parking stalls will be provided adjacent to the building as well. Several pick-up times are proposed to be implemented in the afternoon, Monday through Friday. Generally, several preschoolers with older siblings will remain at the school in the “Extended Day” program until their older siblings get out of school. An afternoon vehicle queue will be in place for the grade school children. To adequately analyze the proposal, a Pick-Up/Drop-Off Assessment was prepared for the project by Linscott, Law and Greenspan (dated February 24, 2015). Please see Attachment 6 for details. The Assessment did not identify any significant pick-up or drop-off loading issues. A number of recommendations were made which have been included as project conditions for the project. Please see Planning Commission Resolution No. 7092 for details. In addition, a Parking Management Plan was prepared for the development of Planning Area 6 and has been revised as part of the subject Conditional Use Permit which represents a change in use from retail uses and a daycare to the proposed school. Please see Attachment 5 for details on the revised plan. E. Conditional Use Permit Regulations (C.M.C. Chapter 21.42) As discussed in Section C above, pursuant to the Commercial Tourist Zone (C-T), a Conditional Use Permit is required to be processed for the private school pursuant to Chapter 21.42 of the Carlsbad Municipal Code. Uses subject to a CUP possess characteristics of such unique and special form as to make impracticable their being included automatically in any land use classification. In granting a CUP, certain safeguards to protect the health, safety and general welfare of the public may be required as conditions of approval. In addition, pursuant to Section 21.42 of the Carlsbad Municipal Code, CUPs may only be granted when the appropriate findings of fact can be made. Staff has reviewed the proposed use and found that all the necessary findings can be made to approve the Conditional Use Permit. The required findings and satisfaction of these findings are included in Planning Commission Resolution No. 7092. In summary, the proposed use is desirable for the development of the community, is in compliance with the General Plan, is not detrimental to existing or proposed permitted uses, the site is adequate to accommodate the use, includes adequate development features to integrate it into the neighborhood, and the street system is adequate to properly handle all traffic generated by the use. The proposed project also includes a recommendation to approve the Conditional Use Permit for the school for a term of 10 years. While the standard term is typically 5 years, the applicant has requested this unique term to coincide with the terms of their lease with the property owner for the school. As with all conditional use permits, should any issues arise with respect to compliance with the conditions placed on the project or if the use is determined to have a potentially substantial detrimental effect on surrounding land uses and/or the public’s health, the project has been accordingly-conditioned to require the review of the project on an annual basis and provide the City Planner with the ability to refer the Conditional Use Permit back to the Planning Commission for consideration of condition modification or revocation. Further, because the school is located within a private development with CC&Rs and a Parking Management Plan, any issues that arise between property owners and tenants can be referred to the owner’s association for mediation or resolution. CUP 14-04 – DEHESA CHARTER SCHOOL April 1, 2015 Page 11 F. Growth Management Ordinance The proposed project is located within Local Facilities Management Zone 22 in the southwest quadrant of the City. The impacts on public facilities created by the project and its compliance with the adopted performance standards are summarized in Table 6 below. TABLE 6 Growth Management Compliance STANDARD IMPACTS COMPLIANCE City Administration N/A Yes Library N/A Yes Waste Water Treatment 5.17 EDU Yes Parks N/A Yes Drainage N/A Yes Circulation 586 ADT Yes Fire Station No. 4 Yes Open Space N/A Yes Schools N/A Yes Sewer Collection System 5.17 EDU Yes Water 2232 GPD Yes V. ENVIRONMENTAL REVIEW The City Planner has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) per Section 15301(a), “Existing Facilities,” of the State CEQA Guidelines and will not have any adverse significant impact on the environment. A Notice of Exemption shall be filed with the County Clerk upon approval of this project. ATTACHMENTS: 1. Planning Commission Resolution No. 7092 (CUP 14-04) 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Parking Management Plan, dated March 3, 2015 6. Element Education Pick-Up/Drop-Off Assessment, Linscott Law & Greenspan, dated February 24, 2015 7. Full Size Exhibits “A” – “J” dated April 1, 2015 AVENIDA ENCINAS S EAWA RD AVLANAKAI LNBAY LNEMBARCADERO LNCUP 14-04 Dehesa Charter School SITE MAPEL CAM REALC A R LSB AD VILL AGE DR CARLSBA D BLL A COSTA AV PALOM AR AIRP ORT R D MELR OSE DRAVIARA PY RAN CHO S AN TA FE RDCOLL EGE BLEL CAMI NO REALSITE ( ( ""~· \~ CITY OF DISCLOSURE STATEMENT P·1(A) Development Services Planning Division 1635 Faraday Avenue (760)602-4610 www.carlsbadca.gov CARLSBAD Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MY§! be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. 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If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person. __________ _ Title __________ _ Address _________ _ OWNER (Not the owner's agent) corp/Part E\t.fYJTI\ fdiJCO:l\vn Title t)( eel >Ti~ Dif~ ctoc Address 144\ MoDI\~) Rd.~ l:f3 Esc.O<"d.\0,01 c..A. 0.20 ~ Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person __________ _ Title, __________ _ Address. __________ _ CorpiPa!f /'VIC~~-€. p..,, rJ$f:"''nn'! 1/IK-. Title Ro«6e0 s~N£.S ~~/(.£C!'C'~ Address 1lflo nff?t dotf, SvtTf !D:..O S<!Wf!1..£ \-"4 GJ $'I o I Page 1 of2 Revised 07/10 Parking Management Plan  Poinsettia Commons  September, 2004  Amended March 3, 2015   Introduction  Poinsettia Commons will be a true transit oriented project that has been designed to reduce the  dependence on automobiles. It is anticipated that a substantial portion of the patrons of the future  office and commercial uses will come from commuters on the Coaster. They will be able to park at the  Coaster parking lot and walk over to the mixture of retail and commercial uses as well as the school and  daycare facility rather than making a number of separate trips. In addition to commuters, a strong  pedestrian connection will be established between the Water’s End project to the south, residential  communities, time‐share, and beach visitors to the west and Poinsettia Commons to encourage  residents, guests, and visitors to stroll over to the future commercial uses.     The peak demand for parking will occur during weekdays between 7:00 A.M. and 5:00 P.M. when most  of the commercial/office uses and the school/daycare will be open and the adjacent Poinsettia Coaster  Station parking lot will be fully utilized. Parking on the north‐south segment of Embarcadero Lane will be  strictly monitored and controlled during the peak demand period on weekdays by the HOA management  company and commercial property management company.    On weekends there will be less demand for parking on Embarcadero Lane and plenty of empty parking  spaces in the Poinsettia Coaster Station parking lot. However, the mixed‐use community is not relying  on any of the existing spaces in the Coaster parking lot to fulfill its parking requirements.     Project Description  The Poinsettia Commons project consists of 51 live work, 15 market rate town home lofts, 12 affordable  “loft style” apartments, a 11,688 square foot school/daycare that will accommodate a maximum of 220  students at any given time, and an additional 10,365 square feet of retail/commercial. Project parking  will be provided in an underground parking structure located below the live‐work and market rate lofts,  and along Embarcadero Lane, the private street running through the middle of the project site. The  underground parking structure will be accessed from Embarcadero Lane and will contain 8 enclosed  two‐car garages  and 142 open parking spaces. One hundred seven (107) parking spaces will be provided  on Embarcadero Lane for commercial/retail and school/daycare parking, visitor parking and  loading/unloading for the  school/daycare.    Underground Parking Garage  A total of 8 two‐car enclosed garages will be located in the underground parking structure for a total of  16 parking spaces. Of the remaining 142 spaces, the school/daycare will be assigned 6 spaces, and the  affordable housing units will be assigned 12 spaces. Additionally, there are 6 handicap parking spaces  located throughout the underground garage. No visitor or commercial parking will be provided in the  underground parking structure.    A gated entry to the underground parking garage is in place to  to ensure that these spaces are reserved  for residents and school/daycare employees. Access to the garage will be allowed through the use of key  cards. Key cards will be issued to residents at the close of escrow and to school employees. Residents of  the affordable project will be given a key card when they sign their lease.    Embarcadero Lane  Embarcadero Lane has a total of 107 parking spaces for commercial/retail and  school/daycare parking,  visitor parking and drop off/pick up for the school/daycare. Poinsettia Coaster Station currently has a  parking problem and commuters would likely take any additional parking spaces before most of the  businesses in the Poinsettia Commons have opened. To ensure that the parking on Embarcadero Lane is  not used by commuters heading to the Poinsettia Coaster Station, all unassigned parking on  Embarcadero Lane will be limited to three (3) hours Monday through Friday. Time limits will be enforced  from 7:00 A.M. to 6:00 P.M. No time limits will be imposed on Saturdays or Sundays. It is the  responsibility of the project’s management association to enforce parking spaces and time limits.  Because of the privatization of the north‐south segment of Embarcadero Lane, the City of Carlsbad will  not be responsible for the enforcement of any time limits established along this street.     The school/daycare will be given access to 26 above ground parking spaces. Six parking spaces will be  issued to tenants of the affordable housing units to comply with the eighteen required parking spaces,  twelve of which are located in the underground garage.  School/daycare parking spaces will be signed  for permit parking only 7:00 A.M. – 6:00 P.M. Monday through Friday. The six tenant parking spaces will  be signed for permit parking only at all times.    Signage will be posted along Embarcadero Lane to inform motorists of the time restrictions. Additional  information on the types and sizes of the signs being used can be found in the Poinsettia Commons Sign  Program.    School and Daycare Drop‐Off Parking  Of the 26 above ground parking spaces ten parking spaces will be located on Embarcadero Lane  adjacent to Building One to accommodate parents picking up their children at the school/daycare. These  spaces will be limited to a maximum of 15 minute parking between 7:00 A.M. and 6:00 P.M. on  weekdays.   Student start and end class times will be staggered by 15 minute intervals to maintain traffic flow. The  school will use staff and volunteers during these times to assist parents and children with loading and  unloading. A detailed assessment was prepared by Linscott Law & Greenspan, dated February 24, 2015,  which includes class schedules and a description of the facilities use.     Guest Parking  Guest parking will be limited to Embarcadero Lane. No parking spaces will be assigned as “guest  parking”, although residents will be allowed to obtain a temporary parking permit from the Poinsettia  Commons management company for visiting guests that may be staying for more than three hours. The  management company will issue the visitor parking permit for the requested number of days. Vehicles  parked without a permit or with an expired permit must comply with time restrictions or risk being  towed.    Loading, Unloading and Deliveries  No parking spaces will be dedicated for loading, unloading and/or deliveries. Deliveries will be limited to  7:00 A.M. to 10:00 A.M. on weekdays and 8:00 A.M. to 5:00 P.M. on weekends.    N:\2396\Report\Element Education Loading Study_Revised Feb 2015 Final_Clean.docx February 24, 2015 Mr. Bill Hofman Hofman Planning and Engineering 3156 Lionshead Avenue, Suite 1 Carlsbad, CA 92010 LLG Reference: 3-14-2396 Subject: Element Education School Pickup / Drop Off Assessment CUP 14-04 City of Carlsbad Dear Mr. Hofman: Linscott, Law & Greenspan Engineers has prepared the following pickup / drop off assessment for the proposed Element Education School project, located at 6797 Embarcadero Lane, Suites A-C, within the Bluwater Crossing development in the City of Carlsbad. This study focuses on assessing the vehicular circulation associated with the pickup and drop off (loading) of students along Embarcadero Lane. Since the project will provide the option of curbside pickup / drop off as well as loading parking spaces, this study assesses both loading options. PROJECT DESCRIPTION The Element Education School project proposes to develop an 11,617 square foot school / daycare facility to accommodate a maximum of 220 students with 18 staff. The project will offer three distinct educational programs for children and students of varying ages: My Element Montessori; Community Montessori; and Dehesa Charter School. Loading vehicles will access Embarcadero Lane via Avenida Encinas from the south, pick up or drop off children / students using either the curbside service or the provided loading parking spaces and depart Embarcadero Lane to the north. The staff facilitated curbside service will be offered to parents required to sign younger children and students into and out of daycare / school, as an alternative to parking, as well as to parents of older students who wish to load at the curb. The project will provide a total of 22 assigned parking spaces for staff (six within the underground parking garage and 16 on Embarcadero Lane, south of the loading spaces) and ten 15-minute parking spaces on Embarcadero Lane for student loading operations, (nine just south of the curbside pickup / drop off area and one to the Mr. Bill Hofman February 24, 2015 Page 2 N:\2396\Report\Element Education Loading Study_Revised Feb 2015 Final_Clean.docx north). Figure 1 shows the project’s site plan and parking designations on Embarcadero Lane. The project’s three educational programs will be located within the same building of the existing Bluwater Crossing development and will offer flexible pickup and drop off times and staggered start and end times. The existing facility is currently vacant. The three programs are described further below:  My Element Montessori (Suite A) daycare center will serve a maximum of 72 children, ages three to five, at any one time in three classrooms (24 students per classroom) with a total of eight staff. Classroom 1 will offer two half day programs, one in the morning and one in the afternoon. Classroom 3 will offer an extended day program with flexible start and end times. The start and end times of the three classrooms will be staggered. Parents will have the option of picking up and dropping off their children by either utilizing the provided curbside loading service or parking in one of the ten 15-minute parking spaces provided on Embarcadero Lane. The proposed My Element Montessori classroom schedules are summarized below in Table A. Pickup and drop off times will be strictly monitored and enforced and parents who arrive early will be instructed to return during the designated pickup time assigned for their child’s classroom. Table A My Element Montessori Classroom Schedule Classroom 1 (AM) Half Day Program Classroom 1 (PM) Half Day Program Classroom 2 Classroom 3 Extended Day Program Drop-Off Times 8:00-8:15 AM 1:00-:15 PM 7:45 – 8:30 AM 7:15 – 8:45 AM Start Time 8:15 AM 1:15 PM 8:30 AM Dismissal Time 11:15 AM 4:15 PM 2:45 PM Pick-Up Times 11:15-11:30 AM 4:15-4:30 PM 2:45-3:00 PM 4:30-6:00 PM  Community Montessori (Suite C) will serve a maximum of 96 students, ages five to twelve, in three classrooms (32 students per classroom) with a total of seven staff. Classroom 3 will offer an extended day program with flexible start and end times. The start and end times of the three classrooms will be staggered. Parents will have the option of picking up and dropping off students by either utilizing the provided curbside loading service or parking in one of the ten 15-minute parking spaces provided on Embarcadero Lane. The proposed Community Montessori classroom schedules are summarized below Mr. Bill Hofman February 24, 2015 Page 3 N:\2396\Report\Element Education Loading Study_Revised Feb 2015 Final_Clean.docx in Table B. Pickup and drop off times will be strictly monitored and enforced and parents who arrive early will be instructed to return during the designated pickup time assigned for their child’s classroom. Table B Community Montessori Classroom Schedule Classroom 1 Classroom 2 Classroom 3 Extended Day Program Drop-Off Times 8:30 - 8:45 AM 8:45 - 9:00 AM 7:30 – 9:00 AM Start Time 8:45 AM 9:00 AM Dismissal Time 3:00 PM 3:15 PM Pick-Up Times 3:00 – 3:15 PM 3:15 – 3:30 PM 4:30 – 6:00 PM  Dehesa Charter School (Suite B) will serve a maximum of 52 middle and high school students with a total of three staff. Hours of operation will be between 9:00 AM and 4:00 PM. Core classes will be offered on Mondays and Wednesdays, tutoring labs will be offered on Tuesdays, and electives will be offered on Thursdays. All classes offered are optional and intended to supplement other off-site educational programs, most specifically home schooling. As such, students may enroll in as many or as few classes as they would like. Dehesa Charter School students are expected to get to school by either getting picked up / dropped off, using public transit or driving themselves. Use of public transportation, especially the nearby Coaster Station (approximately 0.1 miles away, or a three-minute walk) will be encouraged. Designated parking for the students of Dehesa Charter School will not be provided, and all non- designated parking within the Bluwater crossing development will be limited to three-hours. Since no designated student parking will be provided it was estimated that 5% of the Dehesa Charter School students would drive their own vehicles to school (with 75% being picked up / dropped off and 20% using transit). This equates to approximately three (3) students who are expected to park either in the time restrictive non-designated parking within the Bluwater crossing development or along Avenida Encinas. No designated crosswalks are provided within the immediate vicinity of the Project either along Embarcadero Lane or Avenida Encinas and students will be encouraged to exercise caution as they make their way from their cars to school. For students getting picked up or dropped off, parents will have the option of Mr. Bill Hofman February 24, 2015 Page 4 N:\2396\Report\Element Education Loading Study_Revised Feb 2015 Final_Clean.docx utilizing the provided curbside loading service or parking in one of the ten 15- minute parking spaces provided on Embarcadero Lane. PROJECT TRAFFIC LOADING ESTIMATE A site specific trip generation was developed given the project’s three unique educational programs with staggered start and end times and flexible pickup and drop off times. A standard project trip generation using rates from the SANDAG (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region is included in Attachment A for reference. The number of vehicles expected during loading operations were calculated every fifteen minutes for peak loading times during the AM and PM hours based on the total number of children / students, program start and end times, and an estimated child or student per vehicle factor (1 child per vehicle for My Element Montessori attendees and 1.5 children per vehicle for Community Montessori and the Dehesa Charter School attendees). It was estimated that 100% of My Element Montessori and Community Montessori attendees would participate in loading operations and that 75% of Dehesa Charter School attendees would participate in loading operations, with the remaining 20% using transit and 5% driving themselves. Given the unique operating characteristics of the Dehesa Charter School where student attendance is not required, 80% student attendance was assumed. The results are summarized in Table C. As shown in Table C, peak loading is expected between 8:00 and 9:00 AM with 110 total loading vehicles and between 2:45 and 3:45 PM with 78 total loading vehicles. The number of loading vehicles summarized in Table C was used to assess the project’s loading operations. Since the project will provide the option of curbside pickup / drop off as well as 15-minute loading parking spaces, this study assesses both loading options. As shown on Figure 1, Zone A: Curbside Pickup / Drop off, located within the traffic circle on Embarcadero Lane, will provide space for approximately three loading vehicles. This area will be suitably identified as an active loading zone with the appropriate curb markings and / or signage. Zone B: Pickup / Drop off Parking, primarily located just south of Zone A (with one space located just north of Zone A) will provide a total of ten 15-minute parking spaces for parents who wish to park and accompany their child into or out of school. Loading operations for both Zone A and Zone B are assessed below. LOADING ASSESSMENT – ZONE A: CURBSIDE PICKUP / DROP OFF As mentioned above, Zone A, located within the traffic circle on Embarcadero Lane, will provide space for approximately three loading vehicles for parents who wish to Mr. Bill Hofman February 24, 2015 Page 5 N:\2396\Report\Element Education Loading Study_Revised Feb 2015 Final_Clean.docx utilize the curbside loading service. Thru traffic will be able to traverse the traffic circle mostly unimpeded by vehicles utilizing the curbside loading service. During AM drop off operations, 60% of My Element Montessori loading vehicles were assumed to utilize the curbside loading in Zone A (with the remaining 40% parking as discussed further in the following section), with each vehicle requiring an average of approximately two minutes of curbside drop off time. In order to account for longer processing times associated with PM pickup operations caused by some parents arriving early and having to wait for school to get out, 50% of My Element Montessori loading vehicles were assumed to utilize the curbside loading in Zone A (with the remaining 50% parking in Zone B as discussed further in the following section), with each vehicle requiring an average of approximately three minutes of curbside pickup time. It was assumed that parents who arrive early would be more likely to park rather than wait in the curbside Zone A. It should be noted that the pickup and drop off operations will be strictly monitored and enforced and most parents who arrive early will be instructed to return during the designated pickup time assigned for their child’s classroom. Similarly, during AM drop off operations, 70% of Community Montessori loading vehicles were assumed to utilize curbside loading in Zone A (with the remaining 30% parking), with each vehicle requiring an average of approximately one minute of curbside drop off time. In order to account for longer processing times associated with PM pickup operations caused by some parents arriving early and having to wait for school to get out, 60% of Community Montessori loading vehicles were assumed to utilize curbside loading in Zone A (with the remaining 40% parking in Zone B), with each vehicle requiring an average of approximately two minutes of curbside pickup time. It was assumed that parents who arrive early would be more likely to park rather than wait in the curbside Zone A. Again, pickup and drop off operations will be strictly monitored and enforced and most parents who arrive early will be instructed to return during the designated pickup time assigned for their child’s classroom. All of the Dehesa Charter School loading vehicles were assumed to use Zone A, with each vehicle requiring an average of approximately one minute of curbside loading time for drop off and two minutes for pickup. Based on these assumptions, and the three loading stalls provided within the traffic circle, a curbside loading assessment was conducted as summarized in Table D. As shown in Table D, the Zone A demand is not expected to exceed the calculated capacity, which could result in loading vehicles blocking the adjacent 15-minute parking to the south, except between 8:00 and 8:15 AM when the demand exceeds Mr. Bill Hofman February 24, 2015 Page 6 N:\2396\Report\Element Education Loading Study_Revised Feb 2015 Final_Clean.docx capacity by three vehicles due to both My Element Montessori and Community Montessori students loading at this time. However, this demand exceedance is minimal and only expected between 8:00 and 8:15 AM. Furthermore, parents will likely opt to use the 15-minue spaces in Zone B when Zone A is full. Therefore, Zone A is not expected to adversely affect vehicular circulation on Embarcadero Lane or impede Zone B loading. Furthermore, in no case are loading operation queues from Zone A expected to extend to the assigned residential parking spaces, just south of Zone B, or to the driveway leading to the adjacent apartment complex. LOADING ASSESSMENT – ZONE B: PICKUP / DROP OFF PARKING Zone B, primarily located just south of Zone A on Embarcadero Lane, will provide a total of ten 15-minute parking spaces for parents who wish to park and accompany their child into school. During AM drop off operations, 40% of My Element Montessori loading vehicles were assumed to utilize Zone B, with each vehicle requiring an average of approximately six minutes of drop off time. In order to account for longer processing times associated with PM pickup operations caused by some parents arriving early and having to wait for school to get out, 50% of My Element Montessori loading vehicles were assumed to utilize Zone B, with each vehicle requiring an average of approximately ten minutes of pickup time. It was assumed that parents who arrive early would be more likely to park rather than wait in the curbside Zone A. It should be noted that the pickup and drop off operations will be strictly monitored and enforced and most parents who arrive early will be instructed to return during the designated pickup time assigned for their child’s classroom. Similarly, during AM drop off operations, 30% of Community Montessori loading vehicles were assumed to utilize Zone B, with each vehicle requiring an average of approximately four minutes of drop off time. During PM pickup operations, 40% of Community Montessori loading vehicles were assumed to utilize Zone B, with each vehicle requiring an average of approximately eight minutes of pickup time. All of the Dehesa Charter School loading vehicles were assumed to use Zone A, and were therefore not included in the Zone B assessment. Based on these assumptions, and the ten loading spaces provided, a parked loading assessment was conducted as summarized in Table E. As shown in Table E, peak Zone B demand is expected between 8:00 and 8:15 AM when both My Element Montessori and Community Montessori students are loading. During this time the loading demand was calculated at 15 vehicles with a capacity of 25 vehicles. Therefore, Zone B is not expected to adversely affect vehicular circulation on Embarcadero Lane and the parking demand is not expected to exceed the capacity. Mr. Bill Hofman February 24, 2015 Page 7 N:\2396\Report\Element Education Loading Study_Revised Feb 2015 Final_Clean.docx Furthermore, excess loading parking is expected to be available should Zone A exceed capacity as detailed above. SPECIAL EVENTS Each of the project’s three educational programs are expected to host special events approximately twice a semester. These special events could include an open house, parent teacher conferences, or student performances. The majority of the special events will be held during the early evening hours. The three educational facilities have agreed not to host special events concurrently with each other to minimize the parking demand. A majority of the reserved staff spaces will be made available to parents along with the Zone B loading spaces during these special events. Any additional parking need can be accommodated on Avenida Encinas. A cursory assessment found approximately 130 on-street parking spaces on Avenida Encinas within a quarter-mile of the Project. Therefore, given the above, Project’s limited number of special events are not expected to result in parking problems. CONCLUSIONS AND RECOMMENDATIONS No significant pickup / drop off loading operation issues were identified in association with the proposed project, either in Zone A or Zone B. Therefore, it is expected that the project will not impede vehicular circulation or parking on Embarcadero Lane. It is recognized that certain assumptions were required to conduct this analysis. Therefore, to further ensure efficient and safe loading operations the following are recommended:  Pickup and drop off operations should be strictly monitored and enforced. Parents who arrive early for pickup should be instructed to return during the designated pickup time assigned for their child’s classroom, as needed. In addition, monitors should ensure that loading vehicles do not block residential parking spaces or the adjacent intersection just south of the school. Should issues arise such as congestion or inefficient loading, the project should consider staggering start / dismissal times above what is currently proposed and / or provide additional flexible pickup / drop off times.  The curbside loading service assumed in this study must be provided to ensure the project will not impede vehicular circulation or parking on Embarcadero Lane. Curbside loading should be adequately attended to by staff members or parent volunteers during peak pickup / drop off times to ensure that the loading times assumed in this assessment are maintained. Mr. Bill Hofman February 24, 2015 Page 8 N:\2396\Report\Element Education Loading Study_Revised Feb 2015 Final_Clean.docx  The staggered start / dismissal times and flexible pickup / drop off times as noted in this report must be implemented to ensure the project will not impede vehicular circulation or parking on Embarcadero Lane.  The loading circulation plan (access Embarcadero Lane from the south and depart to the north) should be enforced to prevent loading vehicles from utilizing parking on the west side of Embarcadero Lane and to prevent children and students from crossing Embarcadero Lane.  The use of transit whenever possible by appropriate age groups should be encouraged. Sincerely, Linscott, Law & Greenspan, Engineers Walter Musial, P.E. Amelia Giacalone Associate Principal Transportation Planner II cc: File N:\2396\Report\Element Education Loading Study_Revised Feb 2015 Final_Clean.docx Table C Trip Arrival by Time Time Beginning My Element Montessori 72-Child Daycare (at one time), 8 Staff Staggered Start and End Times Community Montessori 96-Student Elementary / Middle School, 7 Staff Staggered Start and End Times Dehesa Charter School 52-Student Middle / High School, 3 Staff Hours of Operation: 9:00 AM - 4:00 PM Total Children Loading Trips 1.0 children/vehicle; 100% of children dropped off / picked up;100% attendance Student Loading Trips 1.5 students/vehicle; 100% of students dropped off / picked up; 100% attendance Student Loading Trips 20% of students use transit; 5% of students park, remainder dropped off / picked up with 1.5 students/vehicle; 80% attendance AM Peak Hour 7:15 AM 4 - - 4 7:30 AM 4 4 - 8 7:45 AM 12 4 - 16 8:00 AM 36 4 - 40 8:15 AM 12 4 - 16 8:30 AM 4 25 - 29 8:45 AM - 25 - 25 9:00 AM - - 7 7 9:15 AM - - 7 7 9:30 AM - - 7 7 11:15 AM 24 - - 24 AM Total 96 66 21 183 Table Continued on Following Page N:\2396\Report\Element Education Loading Study_Revised Feb 2015 Final_Clean.docx Table C Trip Arrival by Time Time Beginning My Element Montessori 72-Child Daycare (at one time), 8 Staff Staggered Start and End Times Community Montessori 96-Student Elementary / Middle School, 7 Staff Staggered Start and End Times Dehesa Charter School 52-Student Middle / High School, 3 Staff Hours of Operation: 9:00 AM - 4:00 PM Total Children Loading Trips 1.0 children/vehicle; 100% of children dropped off / picked up;100% attendance Student Loading Trips 1.5 students/vehicle; 100% of students dropped off / picked up; 100% attendance Student Loading Trips 20% of students use transit; 5% of students park, remainder dropped off / picked up with 1.5 students/vehicle; 80% attendance PM Peak Hour 1:00 PM 24 - - 24 2:45 PM 24 - - 24 3:00 PM - 22 5 27 3:15 PM - 22 5 27 4:00 PM - - 11 11 4:15 PM 24 - - 24 4:30 PM 4 4 - 8 4:45 PM 4 3 - 7 5:00 PM 4 3 - 7 5:15 PM 4 4 - 8 5:30 PM 4 4 - 8 5:45 PM 4 4 - 8 PM Total 96 66 21 183 N:\2396\Report\Element Education Loading Study_Revised Feb 2015 Final_Clean.docx Table D Curbside Pickup / Drop off Queuing Assessment - Zone A Time Beginning My Element Montessori 60% of drop off /50% of pickup vehicles a 2 minutes per child for curbside drop off / 3 minutes for pickup Community Montessori 70% of drop off / 60% of pickup vehicles b 1 minute per student for curbside drop off / 2 minutes for pickup Dehesa Charter School 100% of pickup / drop off vehicles 1 minute per student for curbside drop off / 2 minutes for pickup Total Demand (# of Cars)c Capacity (# of Cars)d Queue Blocking Zone B Parking?f Demand (# of Cars)c Capacity (# of Cars)e Queue Blocking Zone B Parking? Demand (# of Cars)c Capacity (# of Cars)e Queue Blocking Zone B Parking? f Demand (# of Cars)c Minimum Capacity (# of Cars) Queue Blocking Zone B Parking?f AM Peak Hour 7:15 AM 2 22 No - - - - - - 2 22 No 7:30 AM 2 22 No 3 45 No - - - 5 22 No 7:45 AM 7 22 No 3 45 No - - - 10 22 No 8:00 AM 22 22 No 3 45 No - - - 25 22 Yes 8:15 AM 7 22 No 3 45 No - - - 10 22 No 8:30 AM 2 22 No 17 45 No - - - 19 22 No 8:45 AM - - - 17 45 - - - - 17 45 No 9:00 AM - - - - - - 7 45 No 7 45 No 9:15 AM - - - - - - 7 45 No 7 45 No 9:30 AM - - - - - - 7 45 No 7 45 No 11:15 AM 12 15 No - - - - - - 12 15 No Table Continued on Following Page N:\2396\Report\Element Education Loading Study_Revised Feb 2015 Final_Clean.docx Table D Curbside Pickup / Drop off Queuing Assessment - Zone A Time Beginning My Element Montessori 60% of drop off /50% of pickup vehicles a 2 minutes per child for curbside drop off / 3 minutes for pickup Community Montessori 70% of drop off / 60% of pickup vehicles b 1 minute per student for curbside drop off / 2 minutes for pickup Dehesa Charter School 100% of pickup / drop off vehicles 1 minute per student for curbside drop off / 2 minutes for pickup Total Demand (# of Cars)c Capacity (# of Cars)d Queue Blocking Zone B Parking?f Demand (# of Cars)c Capacity (# of Cars)e Queue Blocking Zone B Parking? Demand (# of Cars)c Capacity (# of Cars)e Queue Blocking Zone B Parking? f Demand (# of Cars)c Minimum Capacity (# of Cars) Queue Blocking Zone B Parking?f PM Peak Hour 1:00 PM 14 22 - - - - - - - 14 22 No 2:45 PM 12 15 - - - - - - - 12 15 No 3:00 PM - - - 13 22 No 5 22 No 18 22 No 3:15 PM - - - 13 22 No 5 22 No 18 22 No 4:00 PM - - - - - - 11 22 No 11 22 No 4:15 PM 12 15 - - - - - - - 12 15 No 4:30 PM 2 15 No 2 22 No - - - 4 15 No 4:45 PM 2 15 No 2 22 No - - - 4 15 No 5:00 PM 2 15 No 2 22 No - - - 4 15 No 5:15 PM 2 15 No 2 22 No - - - 4 15 No 5:30 PM 2 15 No 2 22 No - - - 4 15 No 5:45 PM 2 15 No 2 22 No - - - 4 15 No Footnotes: a.60% of AM drop off / 50% of PM pickup vehicles assumed to utilize curbside services with the remaining 40% / 50% assumed to use 15-minute parking in Zone B (assessed in Table E). b.70% of AM drop off / 60% of PM pickup vehicles assumed to utilize curbside services with the remaining 30% / 40% assumed to use 15-minute parking in Zone B (assessed in Table E). c. Based on loading trips from Table C. d. Estimated 2 minutes per child for curbside AM drop off / 3 minutes for PM pickup. Therefore, during AM drop off operations, 7.5 vehicles can be processed every fifteen minutes per loading space. 3 total loading spaces assumed to avoid blocking 15 minute pick up / drop off parking to the south. The same methodology was used for the PM pickup operations. e. Estimated 1 minute per student for curbside AM drop off / 2 minutes for PM pickup. Therefore, during AM drop off operations, 15 vehicles can be processed every fifteen minutes per loading space. 3 total loading spaces assumed to avoid blocking 15-minute pick up / drop off parking. The same methodology was used for the PM pickup operations. f. Queue blocking parking refers to the Zone B restricted 15-minute parking designated for pickup and drop off. N:\2396\Report\Element Education Loading Study_Revised Feb 2015 Final_Clean.docx Table E Pickup / Drop off Parking Assessment - Zone B Time Beginning My Element Montessori 40% of drop off / 50% of pickup vehicles a 6 minutes per child for parking drop off / 10 minutes for pickup Community Montessori 30% of drop off / 40% of pickup vehicles b 4 minutes per student for parking drop off / 8 minutes for pickup Total Demand (# of Cars)c Capacity (# of Cars)d Parking Overflow? Demand (# of Cars)c Capacity (# of Cars)e Parking Overflow? Demand (# of Cars)c Minimum Capacity (# of Cars) Parking Overflow? AM Peak Hour 7:15 AM 2 25 No - - - 2 25 No 7:30 AM 2 25 No 1 37 No 3 25 No 7:45 AM 5 25 No 1 37 No 6 25 No 8:00 AM 14 25 No 1 37 No 15 25 No 8:15 AM 5 25 No 1 37 No 6 25 No 8:30 AM 2 25 No 8 37 No 10 25 No 8:45 AM - - - 8 37 No 8 37 No 9:00 AM - - - - - - - - - 9:15 AM - - - - - - - - - 9:30 AM - - - - - - - - - 11:15 AM 12 15 No - - 12 15 No Table Continued on Following Page N:\2396\Report\Element Education Loading Study_Revised Feb 2015 Final_Clean.docx Table E Pickup / Drop off Parking Assessment - Zone B Time Beginning My Element Montessori 40% of drop off / 50% of pickup vehicles a 6 minutes per child for parking drop off / 10 minutes for pickup Community Montessori 30% of drop off / 40% of pickup vehicles b 4 minutes per student for parking drop off / 8 minutes for pickup Total Demand (# of Cars)c Capacity (# of Cars)d Parking Overflow? Demand (# of Cars)c Capacity (# of Cars)e Parking Overflow? Demand (# of Cars)c Minimum Capacity (# of Cars) Parking Overflow? PM Peak Hour 1:00 PM 10 25 No - - - 10 25 No 2:45 PM 12 15 No - - - 12 15 No 3:00 PM - - - 9 18 9 18 No 3:15 PM - - - 9 18 9 18 No 4:00 PM - - - - - - - - - 4:15 PM 12 15 No - - - 12 15 No 4:30 PM 2 15 No 2 18 No 4 15 No 4:45 PM 2 15 No 1 18 No 3 15 No 5:00 PM 2 15 No 1 18 No 3 15 No 5:15 PM 2 15 No 2 18 No 4 15 No 5:30 PM 2 15 No 2 18 No 4 15 No 5:45 PM 2 15 No 2 18 No 4 15 No Footnotes: a. 40% of AM drop off / 50% of PM pickup vehicles assumed to park with the remaining 60% / 50% utilizing curbside services in Zone A (assessed in Table D). b. 30% of AM drop off / 40% of PM pickup vehicles assumed to park with the remaining 70% / 60% utilizing curbside services in Zone A (assessed in Table D). c. Based on loading trips from Table C. d. Estimated 6 minutes per child for AM parking drop off / 10 minutes for PM pickup. Therefore, during AM drop off operations, 2.5 vehicles can be processed every fifteen minutes per loading space. Ten loading spaces provided. The same methodology was used for the PM pickup operations. e. Estimated 4 minutes per student for AM parking drop off / 8 minutes for PM pickup. Therefore, during AM drop off operations, 3.75 vehicles can be processed every fifteen minutes per loading space. Ten loading spaces provided. The same methodology was used for the PM pickup operations. Figure 1 Element Education N:\2396\FiguresDate: 02/10/15 Site Plan & Pick Up / Drop Off Loading Zones Zone A: Curbside Reserved for Residential Uses (6 Total Spaces)234567 89 101003 4567 8 9 101 1 1 2 1 3 1 4 1 5 1 6 Zone B: 15-minute Parking (10 Total Spaces)12Parking Spaces (16 Total Spaces)1123456 N:\2396\Report\Element Education Loading Study_Revised Feb 2015 Final_Clean.docx ATTACHMENT A ELEMENT EDUCATION SCHOOL TRIP GENERATION TABLE N:\2396\Report\Element Education Loading Study_Revised Feb 2015 Final_Clean.docx DEHESA CHARTER SCHOOL PROJECT TRIP GENERATION Land Use Quantity Daily Trip Ends (ADT)aAM Peak Hour PM Peak Hour Rate b Volume Rate In:Out Volume Rate In:Out Volume Split % In Out Total Split % In Out Total Daycare Facility 72 Children 5.0 / Child 360 17% 50:50 31 31 62 18% 50:50 33 33 66 Elementary School 96 Students 1.6 / Student 154 32% 60:40 29 20 49 9% 40:60 6 8 14 Middle School 28 Students 1.4 /Student 40 30% 60:40 7 5 12 9% 40:60 2 2 4 High School 24 Students 1.3 /Student 32 20% 70:30 4 2 6 10% 40:60 1 2 3 Total 220 Students 586 71 58 129 42 45 87 Footnotes: a. Average Daily Traffic b. Rates obtained from the SANDAG (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002. General Notes: No credits for existing or entitled land uses were applied.