CONSERVATION CORPS OF LONG BEACH GATEWAY CITIES CHARTER SCHOOL PLANNING COMMISSION WORKSHOP SEPTEMBER 9, 2014
OBISPO AVE. CITY OF SIGNAL HILL E. HILL ST. BROWNING SCHOOL E. 20TH ST. E. GRANT ST. CITY OF LONG BEACH REDONDO AVE. The Conservation Corps of Long Beach (CCLB) is requesting a workshop review of plans to operate a public charter high school for adults ages 18-25 at 1982 Obispo Avenue. The school would be called the Gateway Cities Charter School Location: Northeast corner of Grant Street and Obispo Avenue Zoning: LI, Light Industrial Not the Browning School in Long Beach!
PRESENTATION ROADMAP Introduction Review of the CCLB and the proposed facility Overview of the City s Review Process Zoning Ordinance Amendment Conditional Use Permit
IMPORTANT THINGS TO KNOW 1) The use is not allowed under current zoning rules 2) The City is not obligated to allow the use: Not a protected class, which the courts say the City must allow Not a mandated use, which the State says we must allow 3) The City, however, is obligated to review the request
CAN REGULATIONS CHANGE?? Signal Hill is a dynamic city and zoning regulations are changed from time to time to reflect the changing needs of the City The process to change the zoning regulations = Zoning Ordinance Amendment (ZOA) Zoning Ordinance Amendments are not new or unusual, the City processes several every year
RECENT ZONING ORDINANCE AMENDMENTS Many examples for all sorts of projects: Residential Commercial uses Public Uses All went through the public review process!
RESIDENTIAL Modified parking standards to require more & bigger garages Specific Plans for new subdivisions
COMMERCIAL Change list of permitted commercial uses: Animal daycare/cup Pet store Gymnastics academy Gas station/cup
PUBLIC USES New police station (General Industrial Public Institution) Community Garden (Residential Open Space)
WHAT IS THE PURPOSE OF TONIGHT S MEETING? No decision has been made yet! The intent of this workshop: Forum for questions and comments from the community Provide the applicant with an opportunity to respond to comments from the public and Planning Commission Opportunity for input early in the process and prior to scheduling the project for the public hearing
OVERVIEW OF THE CCLB AND THE PROPOSED FACILITY What is a Conservation Corp? What does the CCLB do? Where is the CCLB? Why does the CCLB do this? What is the City process? What is needed for approval?
WHAT IS A CONSERVATION CORP?
STATE CONSERVATION CORPS The California Conservation Corps is a state agency operating within the California Natural Resources Agency The mission of the State Corps is to provide job training and academic instruction for men and women ages 18-25 with services typically provided to rural areas
LOCAL CONSERVATION CORPS Local conservation corps are distinct from the State Corps and typically operate in urban areas There are 14 certified local corps in California Reviewed annually by the State and must meet specific statutory requirements contained in Public Resources Code section 14507.5 as follows: Have been in operation for 2 or more years; Conduct an educational component; and Maintain an average annual enrollment of at least 50 corpsmembers.
WHAT DOES THE CCLB DO?
CCLB The CCLB is a state certified local conservation corps which serves the greater Long Beach area. The CCLB offers various programs: High school program for adults ages 18-25 year olds Operation of a satellite public charter high school for adults 1-year job training program for adults ages 18-25 year olds Basic skills i.e. show up to work each day, team work, time management, etc. Training in the areas of recycling, conservation, landscaping, maintenance, etc. School-to-work program for 18-25 year olds Prepare young adults for the workforce and provide services to them for up to 2 years
WHERE IS THE CCLB?
LOCATION #1 HEADQUARTERS ADULT HIGH SCHOOL FACILITY 340 Nieto Avenue in Long Beach Administration and operations building & recycling drop off Operates 7 days a week Accommodates 12 corpmembers Accommodates 5-8 staff members RECYCLING FACILITY 1982 OBISPO PROPOSED SITE HEADQUARTERS
LOCATION #2 CHARTER HIGH SCHOOL 3635 Atlantic Avenue in Long Beach 16,000 square foot building Public Charter High School for adults ages 18-25 Operates 5 days a week (Monday-Friday) Accommodates 165 students ages 18-25 Accommodates 10 staff members ADULT HIGH SCHOOL FACILITY RECYCLING FACILITY 1982 OBISPO PROPOSED SITE HEADQUARTERS
LOCATION #3 RECYCLING FACILITY 3251 E. 19th Street in Signal Hill 9,200 square foot building Processing site for recyclables & office space Operates 5 days a week (Monday-Friday) Accommodates 50-75 corpsmembers Accommodates 8-10 staff members ADULT HIGH SCHOOL FACILITY 1982 OBISPO PROPOSED SITE RECYCLING FACILITY HEADQUARTERS
LOCATION #4? NEED FOR EXPANSION ADULT HIGH SCHOOL FACILITY Why is there a need? RECYCLING FACILITY 1982 OBISPO PROPOSED SITE HEADQUARTERS
GATEWAY CITIES COUNCIL OF GOVERNMENTS A regional planning organization representing 28 cities in Southeast Los Angeles County including Signal Hill Region Approx. 203 square miles Population of 2 million people Signal Hill 2.2 square miles Population of 11,411 people
RECOGNITION OF ECONOMIC CHALLENGES The Gateway Cities has focused recent efforts on improving regional economic development strategies in recognition of two specific economic challenges: 1) The region lags in job creation rates when compared to the State and Nation resulting in chronic high unemployment rates; and 2) The State s elimination of redevelopment, removed cities primary tool of assisting with economic development.
HIGH UNEMPLOYMENT
EDUCATIONAL ATTAINMENT In the Gateway Cities region 33% of the adults over the age of 25 lack a high school diploma This compares to 24% in Los Angeles County and 19% in the State as a whole It is important to note, however, that there is considerable disparity within the region: Gateway Cities Signal Hill* Long Beach* Region** California** Less than high school 8 22 33 19 High school graduate only 17 20 25 22 Some college 27 23 19 22 Associates degree only 8 8 6 8 Bachelors degree only 27 18 11 19 Graduate degree 13 9 5 10
LOCATION #4? PROPOSAL FOR SIGNAL HILL LOCATION ADULT HIGH SCHOOL FACILITY Centrally located Building meets their layout and size requirements The CCLB requesting a Zoning Ordinance Amendment and Conditional Use Permit to operate a public charter high school for adults ages 18-25 in Signal Hill. 1982 OBISPO PROPOSED SITE RECYCLING FACILITY HEADQUARTERS
LOCATION 15,346 SF two-story brick office building at 1982 Obispo (Existing tenant occupying occupies 1,637 square feet) 62 parking spaces 30 parking spaces on the building site 32 parking spaces located on a separate parcel CCR s were recorded to the title of the property allowing the use of the parking lot for 1982 Obispo
SURROUNDINGS The site is located in Signal Hill but near the border with Long Beach and is within close proximity to residential and light industrial uses such as: Single-family and multi-family dwellings; Larger residential developments such as California Crown, Bixby Ridge, Freeman Heights, in Signal Hill and Aubry in Long Beach; and Mix of warehouses, offices, manufacturing facilities, training facilities/gyms and a gymnastics academy. TEMPLE AVE. E. HILL ST. CITY OF SIGNAL HILL OBISPO AVE. CITY OF LONG BEACH E. 20TH ST. REDONDO AVE. E. 19TH ST.
PROPOSED SCHOOL OPERATIONS Classes offered Monday-Friday 7:00 a.m. to 4:30 p.m. School operates year around, trimester basis High school diploma granted (not GED or certificate) Teaching state standard curriculum for grades 9-12 (English, Health, Physical Education, Computer Literacy, Life Skills, World Studies, United States History, Economics, Civics, Applied Math, Algebra, Life Science, and Physical Science) State credentialed teachers
PROPOSED SCHOOL OPERATIONS 175 student maximum at the 1982 Obispo site Requirements for admission: Adults ages 18-25 Did not graduate high school CCLB is required to acceptance of any student in California (regardless of city of residency and there shall be no admission criteria, testing or evaluation and no discrimination against a student based on ethnicity, national origin, gender or disability) Preference for admission is given to participants of other CCLB programs Application and interviews are required for enrollment Agreement to rules and regulations of the CCLB or dismissal from the program
PROPOSED SCHOOL OPERATIONS The CCLB has indicated that the students are individuals who were not able to complete their high school diploma in the traditional high school setting, sometimes due to reasons such as: Pregnancy Issues at home Disabilities Homelessness Low-income Prior drug or gang involvement Lack of transportation and daycare Behavioral or anger management problems
WHAT IS THE CITY REVIEW PROCESS?
PROCESS & PARTICIPATION Meetings: Community Meeting COMPLETED Tours of existing CCLB School COMPLETED Planning Commission workshop(s) Tonight review of ZOA and CUP process and hear public comments Planning Commission public hearing Date TBD Staff makes a recommendation and recommendation to City Council City Council public hearing Date TBD Final decision Community Meeting Tours Planning Commission Workshop Planning Commission Public Hearing City Council Public Hearing
REQUIRED NOTICING Chapter 1.08 General Provisions, public notices must be posted at the four designated public places (City Hall, City Library, Discovery Well Park, Reservoir Park) Chapter 20.86, Amendments, notice of a public hearing is required to be published in a newspaper of circulation in the City or posted in at least three public places Chapter 20.64, Uses subject to Conditional Use Permit, notice of a public hearing is required to be sent to property owners within a 300 radius of the subject property (112 property owners in Signal Hill and Long Beach) TEMPLE AVE. E. HILL ST. OBISPO AVE. REDONDO AVE.
ADDITIONAL NOTICING The City of Signal Hill encourages community engagement and public participation! Mailed to residential property owners located east of Temple Avenue and between Obispo Avenue and 19 th Street California Crown, Bixby Ridge, Freeman Heights, other residential homes in Signal Hill (an additional 389 property owners in Signal Hill) Posted on the City s website Handed out to nearby businesses TEMPLE AVE. E. 19TH ST. E. HILL ST. OBISPO AVE. E. 20TH ST. REDOND O AVE.
COMMUNITY MEETING On August 26, 2014, a community meeting was held at Discovery Well Park 87 people attended The purpose of the meeting was to provide information on the upcoming process and seek comment from the community before scheduled for public hearings The format of the meeting included: Staff introductions Overview of the meeting format City staff overview of the review process for a Zoning Ordinance Amendment and Conditional Use Permit Overview of the CCLB was provide by Corps staff Meeting concluded with questions and comments from the public
COMMUNITY MEETING - QUESTIONS ASKED How is the school funded? What percent of the students are required to attend as condition of probation? How does the school recruit students? Where/how is the school promoted? What is the difference between the CCLB and a continuation school or other adult school? Can student go off campus for lunch? Could they go to Discovery Well Park on breaks? Is there security on or around campus? Why is Signal Hill the proposed location if 80% of the student body is from Long Beach or elsewhere? How much revenue does the school receive for the average daily attendance? Would the CCLB be willing to accept a CUP condition prohibiting students from driving to the facility since most of them do not drive anyway? Would the CCLB be willing to make PCH the primary driving route a condition of their CUP?
COMMUNITY MEETING - QUESTIONS ASKED Can an alternate location be found? What is the difference between CCLB facility and Long Beach School for Adults on Willow Street? What would be the fiscal impacts on City regarding reclassification of site from office to charter school? Who would be the point of contact to address public inquiries? Could the CUP be linked to the lease? Could CUP have a term limit? Could the CUP be amended without public notice i.e. moved to another location, expand operations, etc. Request that documents be made available for public review i.e. charter documents, CCLB submittal binder, environmental document including traffic report as well as Browning School environmental documents
COMMUNITY MEETING - CONCERNS Number of proposed students too high especially when coupled with the 800 students at the Browning School Parking Uncertainty regarding alternative transportation public transit and shuttle vans from CCLB offices in Long Beach Traffic/circulation impacts taking both Browning School and the CCLB facility into consideration (cumulative impacts) Proliferation of schools in Signal Hill in general (4 LBUSD schools & American University of Health Sciences) Concentration of high school students specifically in the neighborhood (Browning School & Long Beach School for Adults) Incompatible use - residential uses nearby as well as gymnastics academy & Browning school Impact on property values
COMMUNITY MEETING - CONCERNS Security both on-site and off-site Loitering and other nuisances affecting neighbors and Police services Display of Not In My Back Yard mindset Discomfort with percentage of students on probation or parole Remote oversight of CCLB operations (school chartered in Glenn County) Limited public accountability as a charter school Skepticism regarding review process and opportunities for meaningful public comment An overwhelming number of participants expressed concerns about the proposal and confusion about the distinction between the Browning High School and subject proposal.
TOURS 2 tours of the CCLB s existing public charter high school for adults at 3635 Atlantic Boulevard in Long Beach were conducted. Scheduled from 9:30 a.m. to 11 a.m. to allow the public to observe the school while in session. The CCLB staff led the tours, City staff attended and: The August 28 th tour was attended by one member of the public. The September 4 th tour was attended by three members of the public. There was not a quorum of City Council members or Planning Commissioners at either tour.
WHAT IS NEEDED FOR APPROVAL?
ZONING ORDINANCE AMENDMENT The CCLB is requesting to list public charter high school for adults ages 18-25 as a Conditionally Permitted Use in the LI, Light Industrial, zoning district. Concerns have been raised that this name does not include the words atrisk. The City does not have to accept the proposed name. The Commission can accept, modify the name, or ask staff to look at options and report back at another workshop.
WHAT DO WE CALL THE PROPOSAL? The CCLB has indicated that the only admission requirements are: Individuals being between 18 and 25 years old; and Lack of a high school diploma.
The proposed Zoning Ordinance Amendment would list public charter high school for adults ages 18-25 as a Conditionally Permitted Use in the LI, Light Industrial, zoning district.
PROLIFERATION & CONCENTRATION
Elementary, middle and high schools Adult schools Teacher resource center Proposed site 1982 Obispo Avenue
BURROUGHS SCHOOL Burroughs School 8.72 Acres 1260 E. 33 rd Street No students - Teacher Resource Center
SIGNAL HILL ELEMENTARY 9.57 Acres 2285 Walnut Avenue Kindergarten to 5 th grade Signal Hill Elementary
ALVARADO ELEMENTARY 7.26 Acres 1900 E. 21 st Street Kindergarten to 5 th grade American Univ. Health Sciences Alvarado Elementary
JESSIE NELSON ACADEMY 7.71 Acres 1951 Cherry Avenue 6 th to 8 th grade Jessie Nelson Academy
BROWNING HIGH SCHOOL 10.3 Acres Hill Street & between Obispo and Redondo Avenue City of Long Beach Under construction 9 th to 12 th grade 31 classrooms Estimated 840 students Focuses on hospitality, people movement and tourism Browning High School
AMERICAN UNIV. OF HEALTH SCIENCES 3.0 Acres 1600 E. Hill Street Certificate, Undergraduate and Graduate studies American Univ. Health Sciences
LONG BEACH SCHOOL FOR ADULTS 5.3 Acres 3701 E. Willow Street City of Long Beach 18 years and older Long Beach School for Adults
PROPOSED SITE 1982-1984 Obispo Avenue Proposed Site 1982-84 Obispo
PERFORMANCE STANDARDS Signal Hill routinely includes performance standards to address proliferation and concentration concerns For example, here are 5 uses which include various performance standards: Emergency Shelters Tattoo and or body piercing studios Animal boarding/daycare(kennel) Retail alcoholic beverage (packaged, off premises consumption) Adult Oriented businesses
TOOLS TO ADDRESS PROLIFERATION & CONCENTRATION Minimum separation from like uses: 300 : Emergency Shelters 1000 : Retail Alcohol Sales; Tattoo Studios & Adult Oriented Businesses Minimum separation from residential uses: 300 : Animal Daycare 750 : Retail Alcohol Sales 1000 : Tattoo Studio & Adult Oriented Businesses Performance standards may be applied to the CCLB proposal
PARKING & TRANSPORTATION There are 62 parking spaces total (30 at 1982 Obispo and 32 at 1960 Obispo). The existing office use requires use of 7 spaces leaving 55 spaces for the proposed use. The CCLB indicated that students will utilize three modes of transportation: Driving to school; Public transit (bus) and then walking to school; or Shuttled from other CCLB facilities in a 14 passenger van
The traffic study has started but, is not complete. PARKING STANDARD Under Signal Hill Municipal Code 20.70 Off-street parking, public charter high school for adults ages 18-25 does not have a parking standards. A parking and traffic study will be conducted: Analyze the parking at the existing CCLB school facility to establish a parking standard Review the change of use from office to public charter high school; and Review any cumulative traffic impacts including future operation of the Browning school.
WHAT IS A CONDITIONAL USE PERMIT The use would only be allowed with a Conditional Use Permit (CUP). A CUP allows the City to establish customized regulations for the use, in order to minimize or eliminate anticipated problems or concerns. The CUP runs with the land, not the applicant which means the regulatory conditions apply to the use, even if ownership or management changes.
WE HAVE A LOT OF CUPS! Currently, there are 46 properties with CUPs in the City. Everyday Uses i.e. cell towers or drive-thru restaurants More Intense Uses i.e. gas station or the EDCO refuse transfer station Conditions are routinely added to address operational concerns i.e., in the case of Costco, conditions were added in response to public comments received, Costco is required to hold a community meeting annually to discuss and remedy any operational concerns.
ANNUAL REVIEWS All CUPs are reviewed annually by staff for compliance and a status report is provided to the City Council. CUPs can be revoked by the City Council if the use is not in compliance, or if problems cannot be resolved.
Tonight the Planning Commission will: Ask questions of staff Open the public workshop and receive testimony; and Conclude with providing staff with comments and direction as deemed appropriate.