WEST HARBOR PARK
HARBOR PARK APARTMENT HOMES
3 o Large Garden Style Property Situated in the Vallejo o 182 Units - Two Bedrooms, Three Bedrooms, & Townhomes o Welcoming and Safe Family-Oriented Community
o Unique Offerings of Outdoor and Indoor Amenities
o Easy Access to Public Transit, Downtown, and Mare Island Building on a Model of Success
HARBOR PARK APARTMENT HOMES
Harbor Park is a garden-style, peaceful retreat with
the largest living spaces in the area and key access to downtown San Francisco.
The family-oriented events and programs foster a
community where residents grow together.
• 95% Occupancy Rates
• Value Adding Views rare in the City of Vallejo
• Private Rooftop Sky-Decks with Sweeping
Landscape Views
• Solar Power Leader in this Market
• Energy Conservation Market Leader
• Ceiling Fans
• Washer/Dryer
• Expansive Balconies and Patios
• Floor-To-Ceiling Windows with Valley Views
• Fully Modernized Kitchens
• Private Garages Available
• Hardwood Flooring - select units
• Largest Floor Plans in Greater Area
• Recently Upgraded Interiors
• Dominant Provider of 3 Bedroom Units in the
Market
• Pet Friendly
HARBOR PARK APARTMENTS – PHASE 1
HARBOR PARK APARTMENT HOMES
• Flats and Townhouses with Multiple Deck and Balcony Areas • Best in Class Views of the Valley and Mountain Ranges • Swimming Pool with Built-in Grills & Relaxation Areas • Top Floor Vaulted Ceilings for Townhome Residents
• Modernized Kitchens with Premium Cabinetry and Stone Countertops • Smart Thermostats and Energy Efficient Appliances
• Modern SF fitness Center Fully Equipped for Weightlifting, Cardio, and Yoga, with Access to Modern Digital Training Classes Provided by Industry Leading Brands like Peloton, Tonal and MIRROR
• 3 New “Tot Lot” Playground Areas for Safe and Fun Family Activity • Roof Mounted Solar Panels offsetting Energy Costs and Carbon Impact WEST
HARBOR
PARK
6 Klein Financial Corporation has engaged Architectural & Engineering Design teams to design, and obtain entitlement and planning approval for the expansion of our existing residential Harbor Park Apartment community. This new phase will be referred to as West Harbor Park (WHP), and it will be comprised of 122 units in 3 new residential apartment buildings, located in opportune yet underutilized areas of the community.
These new buildings are situated in areas that will cause minimum impact on the nature of the current property, and yet the WHP development will provide new, high-quality community amenities to new and current residents, such as:
• Multiple Tot Lot play areas;
• Sport court;
• New Community Swimming pool with family lounging and adjoining barbeque patio; • Afterschool classes / tutoring
• Large Modern fitness gym, which together empower residents to enjoy healthier, happier lifestyles.
WEST
HARBOR
PARK
7 8
Expanding on
Community Success
advertising
WEST
HARBOR
PARK
9 Expanding on
Community Success
advertising
WEST
HARBOR
PARK
Con sidera t ion
of C ondui t F i nanci ng for
the W est Harbor Park
A partments.
Alicia M. Jo n e s
Ho u sin g Dire cto r
A pril 23, 2024
Discussion
BACKGRO UN D: To d a y is a p u b lic heari ng under the Ta x and Eq u it y Fis ca l Re sp o n sib ility Ac t ( " TEF RA" ) in connection with the proposed issuance of revenue bonds by the Ca lifo rn ia Mu n icip a l F i nance A uthori ty (th e " C M FA" ) , a jo in t e xe rcise of powers authority and publ i c entity of the State of Ca lifo rn ia , – Purpose : Part of a pl an to fi nance or refi nance the a cq u isitio n , constructi on, i mprovement and equi ppi ng of a m u ltifa m ily rental housi ng p ro je ct lo ca te d at 969 Porter S treet, V a llejo, Ca lifornia , Harbor Park A partments . – Th is a ctio n is C ounci l consi derati on of the approval of an issuance of B onds by another p u b lic agency for a p ro je ct to be constructed with in the City of Va ll e jo and not an issuance of bonds by the City of Va lle jo. Th e City has no fi nanci al o b liga tio nfor these bonds .
APPROV E D P RO JECT:
J une 8, 2023, De sign Re vie w Bo a rd conducted a publ i c heari ng and made a recommendati on to the Pla n n in g C ommi ssi on to approve the Harbor Park A partments Pro je ct.
A ugust 21, 2023 , the Pl anni ng Co m m issio n approved the p ro je ct.
Th e p ro je ct i ncl udes 122 new apartment u n its in an e xistin g 182- uni t m u lti-fa m ily apartment co m p le x,Th e p ro je ct a lso in clu d e s new l andscapi ng, trash enclosures, new e xte rio r ligh tin g throughout the site , pedestri an paths between the new bui l di ngs, short -term b icycle parki ng, and 155 new ve h icle parki ng spaces o n site.
Klein Fin a n cia l Corpora t ion
• C onsul tant Presentati on
– Ala n Bo go m ilski
R ecommendation
• T he B orrower has requested that the C MF A i ssue one or more seri es of revenue bonds i n an aggregate pri nci pal amount not to exceed $45,000, 000, i ncl udi ng but not l i mi ted to revenue bonds i ssued as part of a pl an to fi nance or refi nance the acqui si ti on, constructi on, i mprovement and equi ppi ng of a mul ti fami l y rental housi ng proj ect located at
969 Porter Street, V a llejo, Ca lifornia , Harbor
Park A partments.
• S taff recommends C i ty C ounci l A dopts a R esol uti on approvi ng the i ssuance of the B onds by the C MF A for the benefit of
Harbor Park A partments Phase 2 , LP, a
partnershi p of whi ch K l ei n F i nanci al C orporati on ( the " Devel oper" ) to provi de for the fi nanci ng of the Proj ect.
CO N TACT(S)
Alicia M. Jo n e s, Ho u sin g Dire cto r
Alicia .jo n e s@cityo fva lle jo .n e t
Appeal 24-0001
of
Major Use Permit
22-0008 which approved a
Public Charter High School
at
241 Georgia Street
City Council Meeting, April 23, 2024
Christina Ratcliffe, AICP
Planning and Development Services
Director
Procedure for Hearing
1. The city clerk shall announce the public hearing
2. The staff report shall be presented
3. The presiding officer shall declare the public hearing open
4. The presiding officer shall call on:
a. The appellant to speak with a 20 min. time limit
b. The applicant for a 10 min. rebuttal
c. City staff for a 10 min. rebuttal
d. The appellant for a 10 min. rebuttal
Time limitations may be extended by permission of the
City Council
Procedure for Hearing (continued)
5. The council shall hear those members of the public interested in the appeal. The presiding officer:
a. May limit individual presentations, may limit the amount of time allotted for public input, and may limit the number of speakers with similar positions
6. The presiding officer shall close the public hearing
POSSIBLE CITY COUNCIL ACTIONS
a. Continue the public hearing
b. Based on the record of the appeal Review Authority’s consideration and hearing, reverse or affirm, wholly or partly, or modify any decision, determination, condition or requirement of the Director’s, Commission’s or the Board’s original action ; or
c. Remand the matter to the Commission or Board to reconsider the application
or any revisions submitted after the Commission’s, or
Board’s action, in which case the appeal Review Authority shall specify whether or not the Commission or Board shall hold a new public hearing, and which issues the Commission or Board is directed to reconsider
Planning Commission Approval of a
Major Use Permit, appealed to City
Council
• On July 7, 2022, the applicant applied for a Major Use Permit proposing the phased conversion of the vacant two-story, 34,819 square-foot office building at 241-255 Georgia Street along with associated interior/exterior on-site and right-of-way improvements that would allow for the operation of a new public charter high school with an enrollment of up to 400 students.
• On March 18, 2024, the Planning Commission held a Public Hearing to review the application and approved Major Use Permit (UP) #22-0008, with added conditions, by a 6-1 vote.
• On March 28, 2024, Paul L. and Donna Beeman filed a timely appeal (APP #24-0001) requesting that the City Council overturn the Planning Commission approval of Major Use Permit (UP) #22-0008.
Project Location
Subject
Site 100
W.
Baxter
N
Project Setting
Existing Conditions
• Vacant two-story office building (34,819 sf) on 0.62 ac corner lot • No parking on property
• Parallel on-street public parking (Georgia Street)
• Diagonal on-street public parking (Sacramento Street)
View looking SW along Georgia Street
View looking NE along Sacramento Street
Project Description
The proposed
phased
renovation of a
vacant 2-story,
office bldg w/
associated
improvements
for a new
public charter
high school w/
an enrollment
of up to 400
students.
Elevation Drawings –
241 Georgia Street
Floor Plans Phase I
Phase I –
ground floor
tenant
improvements
for school use
No changes to
second floor
Floor Plans Phase II
1st Floor
Phase I –
ground floor
tenant
improvements
with
New elevator
stair access
Floor Plans Phase II
2nd Floor
New second
floor
administrative
offices, lounge,
labs, and
leaning spaces
Planning Commission CEQA
Determination
Exempt under CEQA 15332 Class 32 Infill Exemption CEQA Guidelines Section 15332 (Class 32: In-fill Projects) in that:
• the project is on a site of less than 5 acres within city limits surrounded by urban uses,
• is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations,
• has no value as habitat for endangered, rare or threatened species, • is adequately served by all required utilities and public services, and • approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
Further, none of the exceptions pursuant to Section 15300.2 of the CEQA Guidelines apply.
Planning Commission CEQA
Determination
• Exempt under CEQA 15332 Class 32 Infill Exemption based on the studies below:
1. Fehr & Peers Transportation Impact Study
Not a project and no impact based on State standard
of Vehicle Miles Traveled (VMT)
No impact based on City Level of Service (LOS)
analysis of 8 intersections
Ample Parking in Downtown
Recommendations regarding drop-off/pick up
operations & bicycle parking
2. Ascent Environmental Background
Noise- No impacts
Air Quality- No impacts
Historic/Cultural Resources- No Impacts
Major Use Permit Findings
A. The proposed use is conditionally allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and all other titles of the Vallejo Municipal Code.
The proposed project is located on a property zoned Downtown Mixed Use (DMX). Vallejo Municipal Code Table 16.301-A: Land Use Regulations, requires a Major Use Permit for a School in excess of 10,000 square feet.
With the granting of a Use Permit, the project is consistent with the applicable development standards outlined in Title 16 of the Vallejo Municipal Code (VMC), as proposed and conditioned.
Major Use Permit Findings, Cont’d.
B. The proposed use is consistent with the general plan and any applicable specific plan or planned development and any other applicable plans.
The project site is designated as District – Downtown Waterfront (D-D/W) on the General Plan Land Use Map. It is intended to promote a vibrant, pedestrian‐oriented place that seamlessly integrates downtown with the waterfront. Layering compatible land uses and public amenities, together at various scales and intensities, the D‐D/W designation allows for multiple functions within the same building or adjacent to one another in the same general vicinity to foster a mix of uses that encourages people to live, work, play, and shop in close proximity.
In addition, as Ordinance 1853 N.C. modified the Downtown Specific Plan and expanded the type of uses allowed in the district, the project is also consistent with applicable General Plan 2040 and Downtown Specific Plan policies.
Major Use Permit Findings, Cont’d.
C. The subject parcel is physically suitable for the type of land use being proposed.
The charter high school is proposing to renovate and occupy a vacant two- story office building in the Downtown area. No major exterior alterations are proposed for the exterior design of the building.
The subject parcel is physically suitable for the proposed use because the majority of activities associated with the school use will occur indoors, the applicant has agreed to incorporate changes to their proposed operational plans and procedures and will construct off-site public improvements to ensure that the proposed use will not create negative impacts on the surrounding properties.
These plans and procedures are included as Conditions of Approval. The applicant is proposing to satisfy recreational needs of students with staggered scheduling in the interior recreation areas.
Major Use Permit Findings, Cont’d.
D. The proposed use is compatible with existing and permissible land uses within the zoning district and the general area in which the proposed use is to be located which may include but not be limited to size, intensity, hours of operation, number of employees, or the nature of the operation.
The proposed project is compatible with existing and permissible land uses within the zoning district. A similar and complimentary educational use is located immediately across Georgia Street from the project site.
The use will activate a vacant commercial building and includes site improvements to ensure compatibility with surrounding uses.
The proposed use plans to operate between the hours of 8:00 a.m. to 3:30 p.m. Monday-Friday with occasional after school events and activities.
Major Use Permit Findings, Cont’d.
E. The physical location or placement of the use on the site is compatible with and will not adversely affect the livability or appropriate development of abutting properties and the surrounding neighborhood.
The physical location of the proposed project inside an existing vacant office building will not adversely affect the livability or appropriate development of abutting properties and the surrounding neighborhood.
Major Use Permit Findings, Cont’d.
F. The proposed use and related project features will not create any nuisances arising from the emission of odor, dust, gas, noise, vibration, smoke, heat or glare at a level exceeding ambient conditions and would not otherwise be detrimental to the public interest, health, safety, or general welfare.
As proposed and conditioned, the charter high school will not create any nuisances from odors, dust, gas, noise, vibration, smoke, heat or glare exceeding ambient conditions. As proposed and conditioned, the use will not be detrimental to the public interest, health, security or general welfare.
G. The project has been reviewed in compliance with the California Environmental Quality Act, if applicable, and the requirements of this chapter.
Following a review of the project, the Planning Commission found the project categorically exempt from the requirements of the California Environmental Quality Act (CEQA), pursuant to Section 15332, Class 32, In-fill Projects.
Appellant Claims
1. Commissioner Cohen-Thompson’s improper participation in the public hearing.
This claim is without merit because Commissioner Cohen-Thompson discussed her particular circumstances related to serving on the Solano County Board of Education with the City Attorney prior to the scheduled Public Hearing on this application.
After thoughtful consideration, Commissioner Cohen-Thompson chose to participate in the March 18, 2024, public hearing and her statements made during the hearing about her decision to participate made it clear that she did not believe she had a conflict of interest or bias that would necessitate her recusal.
Even if her decision was not correct, Council review of this appeal cures any perceived violation of due process or conflict of interest rules.
Appellant Claims
2. Inaccuracies in the Staff Report and presentation to the Planning Commission which includes incorrect descriptions of surrounding land uses and findings to approve the Major Use Permit.
This claim is without merit because the Staff Report and presentation to the Planning Commission provided accurate descriptions of the surrounding uses in the vicinity of the project. This was detailed in Table 1 in the Planning Commission Staff Report.
Further, the findings to approve the Major Use Permit were included in the Planning Commission Staff Report, as well as the Council Staff Report, and were supported by substantial evidence.
Appellant Claims
3. Misleading information provided during the public hearing regarding surrounding land uses and alcohol sales.
This claim is without merit as information regarding surrounding land uses was given in the report and at the Planning Commission hearing. The notation that any given building being vacant or not has no bearing on analysis required for a decision.
As part of the City’s review of a Public Convenience or Necessity finding required by Vallejo Municipal Code 16.305 for any alcohol-selling business specific location, proximity to schools, residential land uses are considered by the hearing body. Staff noted this requirement as part of the Planning Commission presentation and also noted the fact that there are two existing educational uses already documented in close proximity of the project site.
Thus, the approval of the high school in the Census Tract would not change how the City would process any new request for an “on-sale” or “off-sale” alcoholic beverage license.
Appellant Claim
4. Determination that the project is exempt from CEQA.
This claim is without merit because as part of the development application review process, and prior to any staff recommendation to the Planning Commission regarding CEQA, the City retained consultants to prepare additional analysis, research and document topic areas to assist City staff’s review of potential impacts.
As a result of these additional studies and staff’s analysis using the CEQA Guidelines, it was determined that the project qualifies for CEQA Guidelines Section 15332 (Class 32: In-fill Projects). In addition, none of the exceptions pursuant to Section 15300.2 of the CEQA Guidelines apply.
Conclusion/Recommendation
The Planning Commission acted appropriately in finding the project exempt from CEQA (Class 32: In-Fill Projects) and made all the appropriate findings as detailed in the Staff Report approving the Major Use Permit for Elite School.
Staff recommends that the City Council conduct the public hearing and adopt a Resolution denying Appeal (APP) #24-0001, and granting approval with conditions of Major Use Permit (UP) #22-0008 to allow the operation of a new public charter high school with an enrollment of up to 400 students in an existing two-story building at 241-255 Georgia Street (APN:0055-170-390) after finding the project categorically exempt from environmental review under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 (CLASS 32: In-Fill Projects).
CONTACT(S)
Christina Ratcliffe, AICP
Planning and Development Services Director
Email: [email protected]
Phone Number: 707-648-4382
New High School Project in partnership
with Grow Schools
VALLEJO CITY COUNCIL
APRIL 23, 2024
E L I T E
P U B L I C S C H O O L S
PROJECT ADDRESS:
241-255 GEORGIA STREET, VALLEJO CA
This Mission style building provides exquisite
architecture for an educational use and will be
preserved with no architectural changes to the
exterior.
The surrounding educational uses provide
opportunities for school partnerships.
Walking distance to the Ferry offers opportunities
for outings to the cultural riches of San Francisco
and other neighboring cities.
The Transit Center behind the school offers easy
access to our students. Students and staff will be
provided bus passes to ride to and from school.
The Georgia Street bicycle lane offers students
the additional option to safely bicycle to school.
“LIVE, PLAY , WORK” IN DOWNTOWN VALLEJO
CULTIVATING TOMORROW’S GLOBAL LEADERS
A SCHOOL IN THE DOWNTOWN
ELITE students stand in the heart of Vallejo to
open doors directly to the urban community—to
participate in it, draw from it, and contribute to it.
Students dedicate themselves to sustained,
transformative work and reflection alongside
leaders in the City.
Students will become future revitalizers of the
community, bringing new businesses and civic
engagement with a renewed entrepreneurial spirit.
TRAILBLAZING ACADEMICS
ELITE high school students engage in a wide
array of the most important, forward-
thinking fields of study—including computer
science, engineering, environmental studies,
the history of capitalism, entrepreneurialism,
Latinx studies, Black studies, and project-
based approaches to the visual and
performing arts.
ELITE students are trilingual, with
proficiency in English, Spanish and coding.
A DOWNTOWN SCHOOL IS A COMMUNITY RESOURCE
The campus will be a community
resource for events after school
hours or on weekends.
ELITE's Arts curriculum includes fine
art, drama, music and dance. Student
performances and art exhibits add a
new asset to the area.
Maintaining the façade of the existing
building protects a cultural resource
in Vallejo.
Students, staff and parents will bring
renewed vibrancy to the streets and
businesses.
The students provide new support
for downtown business internships
and after-school employment.
The public library, transit center and
parking lots will benefit from
increased use.
ELITE FAMILIES
LIVE IN THE CITY
ELITE families reside in all six
Council Districts
Travel time to and from school will
be reduced for 50% of ELITE high
school students due to the central
location in the City
Estimate of percentages from a poll of
ELITE high school students:
40% of students ride the bus
20% of students walk or ride their
bikes
30% come in cars
10% come in carpools
2 MILE
3 MILE
4 MILE
PROPOSED SITE
EXISTING SITE
Existing Site
Proposed Site
Red dots represent ELITE family residences
1. ELITE Public High School
2. Immersive Learning Center
3. Cal Maritime
4. Pathways Charter School
5. City Hall
6. Public Library
7. Transit Center
8. Housing Authority
9. Marina Vista Park
10. Waterfront Park
11. Ferry
1 2
3 4
5 6
7 89.
10 11
PUBLIC USES SURROUNDING THE SITE:
PARKING LOTS SURROUNDING THE SITE:
The DMX zone does not require parking on site.
Multiple Vallejo City parking lots within 2 blocks offer easy parking for staff, students and visitors to the school.
The parking concerns raised are non-substantive.
PROPOSED GROUND
FLOOR PLAN
Building Square Feet - 34,819
Square Feet per pupil - 87
14 Learning Spaces
Cafeteria/MPR
Warming Kitchen
Updated restrooms
Reception Area
Staff Offices
Storage
LEARNING SPACES
ART LAB
CAFETERIA AND
MULTI-PURPOSE ROOM
PHYSICAL EDUCATION
CLASSES
Yo g a
Dance
Cycling
Cardio
Fitness
Strength training
Jogging
Basketball
Volleyball
Health
Nutrition
PHYSICAL EDUCATION PROGRAM OVERVIEW
VMC SECTION 16.335.02 Use Standards for Schools:
Staff and the City Attorney have concluded that the proposed indoor recreational space and staggered PE class schedule would be sufficient to meet all physical education/required recreational spaces for the proposed School.
ELITE has done extensive work to develop a PE program that will support all 400 students even though Education Code Section 51225.3 does not require PE for more than two of the four years of High School and does not have a square footage requirement.
The program will offer 4 classes of PE per period, with 4 periods per day. 16 classes of PE per day will support 400 students at a loading of 25 students per class. Approximately 32,000 SF per week is dedicated to PE coursework.
The jogging path along the waterfront will be utilized for outdoor activities and after school team sports will be available through a joint use agreement with Wilson Park.
ELITE COMMUNITY OUTREACH & SUPPORT
1. Good Day Café
2. Better Chew
3. Panama Bay Coffee
4. Beasley & Bates Accounting Services
5. Yesteryears Marketplace
6. A Man and His Hat
7. Keyz Steam Society
8. Main Street Auto
9. Neighborhood Plant Dealer
10. Simply The Best Barber Shop
11. Omayh Food Mart
12. Moschetti Café
13. Farmers Insurance
14. Marin Smog
15. Hair Xklusives
16. Spread Your Wings
17. Digi- Poster
18. Mugsy’s Pet Supply & Bakery
19. Capital City Pharmacy
20. Crown Tailors
21. Brickmania
22. Hot Ink Tattoos
23. Jackson Buckman
24. Hick Investigations
25. Raw And Curly Hair Extensions
26. Cecy’s Hair Salon
27. Alibi Bookshop
28. Norcal Tire and Auto Service
29. High Limit Barber Lounge
30. Keith Papish, CPA
31. The Vintage Vagabond
32. Jewelry Gallo Del Oro
33. The Joint
34. Arizona Bay Tattoo
35. Grocery Outlet
36. Jazzy Jens Hair Design
37. Manny’s Steakhouse Vallejo
38. Cirimele Property Management
39. Vallejo Smog Dog
40,. Lipsey’s Auto Repair
41. George Beavis Machine Shop
42. Granite Store Building Supply
43. Thelma’s African Connection
44. Mom’s Café
Over 50 local businesses support the downtown high school. Over 596 signatures from Vallejo community members.
Over 50 parent and 100 student letters.
45. Solano Black Chamber of Commerce
46. California Black Chamber of Commerce
47 Vallejo Chamber of Commerce
PROPOSED GEORGIA STREET FACADE
Existing Renovated
GUIDING
PRINCIPALS FOR
USE PERMIT
APPROVALS
The City must approve a Use Permit if all the required
findings in the City’s Code are met.
The project is an allowed use with a Use Permit and….
It is consistent with the General Plan, Specific Plan and Zoning Code and…
It is compatible with existing uses and…
And complies with CEQA
WHY THE APPEAL SHOULD BE TURNED DOWN
The appeal can only be granted if there is substantial evidence to overturn the findings made by the Planning Commission in its approval as required by the Municipal Code. Here, the staff report and the Planning Commission findings contain the required evidence for approval – quantifiable and factual evidence, including studies commission by the City.
The use permit process is not intended to preclude a “permitted” use but to allow decision-makers to condition the proposed use and provide flexibility from the strict requirements of the zoning ordinance. Appellant is attempting to have this project scrutinized based on unsubstantiated concerns that ELITE students will somehow be a danger to the downtown.( Appeal Letter, page 7) Planning Commissioners were appalled by public inferences and insinuations from public commenters that students in this downtown school are “hooligans” and “criminals.” Another Planning Commissioner stated that we cannot exclude projects based on “ethnicity or culture.”
WHY THE FINDINGS ARE CONSISTENT WITH THE GENERAL PLAN,
ZONING & SPECIFIC PLAN
The General Plan contemplates “public amenities" and “public services," and promotes a “vibrant, pedestrian-oriented place” in the downtown.
The Zoning Code Downtown Mixed Use (DMX) allows the high school with a use permit. Educational uses already exist downtown.
The Downtown Vallejo Specific Plan (DVSP) was amended in June 2021 by Ordinance no. 1853 to provide more flexibility and allow a "broader range of land uses” and to "foster a mix of uses that encourage people to live, work, play, and shop in close proximity" in the downtown area (Ord. no 1853). Only one out of over 50 land use policies in the DVSP “encourages” but does not require “arts and cultural facilities” (p. 4.6). The DVSP recognizes that the “most important” element for a successful downtown is bringing “people” to the area (p. 3.1).
The DVSP currently and before it was amended in 2021 allows schools in the Georgia Street Corridor with a use permit.
A free public high school is a public amenity; it provides a public service and will bring people and vibrancy to the Downtown. It also supports “mixed use” and the needed revitalization to the downtown.
WHY THE PROJECT IS COMPATIBLE WITH EXISTING USES
Appellant alleges that a school use will create noise, parking, traffic and safety impacts.No evidence is provided to support this opinion and the comprehensive studies completed by the City confirmed that these impacts will not occur. (Reference: Fehr & Peers Traffic and Ascent Environmental studies) Appellant desires museums, art centers and restaurants. There is no argument for this desire, but to date, there are no applications for such uses and the site has been vacant for a number of years. The application is for a high school which is a permitted use in the downtown.
If the City believed a school was not a compatible use in the downtown area, it would not have identified a school use as permitted with a conditional use permit. The City also previouslyapproved other educational uses in the area. MUP 12-0006 was approved in 2012 for 301 Georgia Street for a private middle school and is now occupied by Pathways Charter School.
WHY THE PROJECT IS EXEMPT FROM CEQA
The CEQA infill exemption was properly used and is consistent with the city’s use of this exemption on similar projects. The city commissioned the environmental studies and approved reports provided by:
Ascent Environmental
“Approval of the project would not result in a significant effect related to noise”. “Approval of the project would not result in a significant effect related to air-quality.” FEHR & PEERS Traffic
“The Project will not have a VMT related transportation impact” “The Project is not required to provide intersection improvements” ELITE accepted all findings and recommendations of the Traffic Analysis
SUMMARY - BENEFITS OF A DOWNTOWN SCHOOL
Brings life and investment to downtown, including customers for new businesses and redevelopment. Downtowns is most vibrant when they house a wide variety of ages, cultures, businesses and interests. Downtown locations work for schools committed to diversity, social impact and real-world learning. Downtowns are suffering from the fallout of the pandemic. A school brings people to the downtown and makes the area vibrant and lively.
ELITE will take a vacant building, upgrade it and convert it to an allowed use that contributes to the revitalization of downtown Vallejo.
PROJECT TEAM
Elite Public
Schools
City of Vallejo
Planning
Department
Fehr & Peers
Traffic
Engineers
Ascent
Environmental Grow Schools Kinyon + Kim
Architects
KDI Project
Management YM&C Fennemore
Wendel
THANK YOU TO ALL THOSE WHO HAVE WORKED WITH US
TO GET THIS PROJECT APPROVED. PLEASE JOIN US FOR OUR
OPENING DAY CELEBRATION.
APPEAL OF THE PLANNING COMMISSION’S DECISION TO APPROVE MAJOR USE PERMITUP22-0008Charter High School at 241-255 Georgia Street APPELLANTS:PAUL AND DONNA BEEMAN237 GEORGIA STREET, VALLEJO 1UPDATED
INTRODUCTION
Appeal / Decision Will Affect Future of Downtown Vallejo and City as a Whole•Maintain the Goals, Policies and Vision of the General Plan, Downtown Vallejo Specific Plan,and Zoning Code•Send a Message to Downtown Businesses thatLeadership Supports the Vision•Need to RestoreTrust and Confidence thatProjects are ProcessedProperly.2 •Approval Affects Our Existing and Future Businesses/Tenants•Traffic•Parking•Noise•Overall Economic and Revitalization Efforts For Downtown Subject Project is 24 ft From Our Property (237 Georgia St.) 237 GEORGIA ST.BEEMAN BUILDING
3 TOPICS OF DISCUSSION•Unfair and Improper Planning Commission Public Hearing•CEQA Determination and Analysis•Findings to Support the Major Use Permit•Transparency of Planning Process 4 UNFAIR AND IMPROPER PUBLIC HEARING
•Commissioner Cohen-Thompson's Failure to Recuse Herself•Commissioner’s Public Hearing Statement: "Board of Trustees Have No Control Over Elite; they have theirown Board and report directly to the Superintendent."•Board Approved Expansion to Georgia Street Property•Actual Conflict Not Required•Mere Possibility of a Conflict of Interest•Clearly Unfair and Improper Planning Commission PublicHearing•Administrative Record Includes All Documents (Staff Report and Correspondence); Statements During Planning Commission Public Hearing. 5 CEQA ANALYSIS
Project Is Not In Compliance with CEQA•Staff Determination - Project is Exempt •Project Should Not Be Exempt Because CEQA Exemption Section 15332 Class 32 Requirements Include:1. Project Must Be consistent with:ØApplicable General Plan DesignationØAll applicable General Plan policiesØApplicable Zoning Designation and Regulations2. Project will notresult in any significant effectsrelating totraffic, noise, air quality,or water quality.6
DOES NOT MEET CEQA EXEMPTION REQUIREMENT
•Designation allows for multiple functions within same building or adjacent to one another in general vicinity to foster a mix of uses that encourages people to live, work, play, and shop in close proximity.ØLive – ResideØWork – EmployØPlay – Recreate/EntertainØShop – Retail/Dine/ServicesAbove Does not include School Inconsistent with Intent of General Plan Designation: District-Downtown/Waterfront (D-D/W) 7 DOES NOT MEET CEQA EXEMPTION REQUIREMENT
•Designation is also intended to create a vibrant destination for people from other parts of the city and the region.High School does not create a vibrant destination for people from other parts of the region.•More Discussion of General Plan Policy Inconsistency Later in Presentation 8 CEQA REVIEW SHOULD INCLUDE MORE ANALYSIS
NOISE•Analysis Does Not Consider Impact of OperationalNoise Due to Proximity of Other Businesses, Such As Periodic Bells for Classes, Breaks andLunch Periods, PA System for Announcements, Fire Drills, Etc.•Analysis Does Not Consider Uniqueness of Project Location and Compact Nature of Downtown Vallejo.TRAFFIC•Queuing Analysis Should Consider Potential Overflow of Parent Drop-off/Pick-up Other Than Specific Designated Areas9
CEQA ANALYSIS
•Noise Analysis Does Not Address Impact on Senior Housing (Marina Towers) approx. 275 ft. from Project Site.10 275’
Marina Towers Senior Housing
CEQA ANALYSIS
AIR QUALITY•Analysis Does not Address Impactson AllNearbySensitiveReceptors (Marina Towers Senior Housing)•Analysis Does not Address Cumulative Effect of Toxic Air Contaminantsfrom SR 29 (Sonoma Blvd.)•Analysis Does Not Address Impact of Idling Vehicles During Student Drop-Off/Pick-Up Hours•Unable to Identify Baseline Levels of Toxic AirContaminants SAFETY•CEQA Check-list Includes Impact on Public Services (Police)•Analysis Does Not Consider Safety Concerns for Students•No evidence Provided that Police Department was Contacted for Input on Proposed Project. 11 FINDINGS FOR A CONDITIONAL USE PERMIT•"Use permits are intended to allow activities and uses that may not be appropriate for all locations and whose effect on surrounding environment cannot be determined prior to being proposed for a particular location".•Above Use Permit Description Provided to Applicant fromPlanningStaff•Use Permits are Discretionary and Projects Must Meet All Use Permit Findings for Approval. 12 A. Proposed use is conditionally allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and all other titles of the Vallejo Municipal Code.
Zoning Code•DMX District Requires Project to Implement the Downtown Vallejo Specific Plan (DVSP)•PC Staff Report Failed to Address Any DVSP Policies•Site is in A&E District; High School is not an A&E Use•Discretionary Permit is Required to Ensure Location is Appropriate.•DMX Zone Includes “A Broader Range Of Uses”; Such Uses Should be Complimentary Uses To A&E District; High School is not a Complimentary Land Use for a Downtown.
UNSUPPORTED USE PERMITFINDINGS
A. Proposed use is conditionally allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and all other titles of the Vallejo Municipal Code. 13 UNSUPPORTED USE PERMITFINDINGS
B.The proposed use is consistent with the general plan and any applicable specific plan or planned development and any other applicable plans.Conflicts with the followingGeneral Plan Policies:•Catalyst Projects. Accelerate investment in the Downtown/Waterfront that will generate prosperity throughout Vallejo.Project Will Generate No Property Tax and Eliminate Future Sales Tax; Transfer Tax is a One-Time Tax; Staff Claims Students and Staff will Bring Revenue to the Area; No Evidence Provided for this Claim.•Policy NBE-3.3 Entertainment. Promote a variety of retail, restaurant, and entertainment uses that bring economic vitality to downtown, enhance the Downtown Arts District, and activate the pedestrian environment.Building will be Vacant During Evening Hours, Weekends, Holidays, Summer Months; Staff Report Does Not Address This Void and Potential Loss of Opportunity for Above Uses.14
A&E DISTRICT IN DOWNTOWN SPECIFIC PLAN NOT ADDRESSED IN PC STAFF REPORT 15 INCONSISTENT WITH GENERAL PLAN POLICIES
•POLICY EET-1.5 Arts and Entertainment. Foster a vibrant local arts community to strengthen Vallejo's position as a regional destination for arts and entertainment.•ActionEET-1.5A Promote the Downtown/ Waterfront District as a music, theater, and entertainment district serving students, visitors, and the region.•Action EET-3.3A Use the Vallejo marketing program and media campaign to promote tourism and day visits to the city, highlighting the historic Downtown and its emergence as an arts and entertainment district. 16 INCONSISTENT WITH GENERAL PLAN POLICIES
•Action NBE-3.4C Continue to support the Downtown Arts & Entertainment District consistent with the Downtown Specific Plan.High School Not an A&E Use.•Schools listed asPermitted Land Uses in Primarily Single Family, Mix of Housing Types/Medium Density Residential, Public Facilities/Institutions. Schools Are Better Sited in these areas.•State regulations governing the siting of new schools encourage locations within walking distance of homes and adjacent to parks, playgrounds, and sports facilities.No Known Playgrounds or Sports Facilities Within Walking Distance; Should Consider existing Site or Vacant School Sites Staff ReportCites Consistency with Quality School Policy.School Quality is Not a Land Use Issue; Also Consider SCOE Elite Charter School Update 17
INCONSISTENT WITH GENERAL PLAN POLICIES
•POLICY CP-1.6 C. Encourage school siting decisions that take safe walking and bicycling access into account.Staff Report References Georgia Street as Class III Bike Route.Class III is a shared facility with pedestrians and vehicles; no bike lane or separate facility; safety for students is questionable. 18 INCONSISTENT WITH DOWNTOWN VALLEJO SPECIFIC PLAN VISION AND POLICIES •Georgia Street Corridor - serves as the pedestrian-focused retail spine for Downtown Vallejo.•Georgia Street Corridor -promote a “Main Street” environment in Downtown Vallejo, with a focus on facilitating local- and community-serving retail uses.•Policy 5.1.4: Maintain and enhance Georgia Street as the primary retail corridor with a “Main Street” character.High School Is Not Pedestrian-Focused Retail Use.•Policy 5.3.2: Maximize on-street parking in Downtown to provide a buffer between the street and sidewalk zones.•Policy 6.2.1: Maximize on-street parking to serve short-term parking needs.Project requires removal of on-street spaces; limits businesses and employee from parking on-street four hours each weekday.19 B.The proposed use is consistent with the general plan and any applicable specific plan or planned development and any other applicable plans. •Property Does Not Contain Any Outdoor Area Specifically For Students; Requires Sharing Courtyard with General Public•Property Does Not Contain Separate Student Drop Off/Pick Up Area; Requires Sharing Parking Lots and Surface Street with General Public •Drop Off/Pick Up Area Requires Removal of On-street Parking Spaces•Project Proposes to Install 6-ft. Fencing Enclosing Existing Pedestrian Walkway on Georgia St.; 6-ft Fence Not Typical in Downtown Settings.
UNSUPPORTED USE PERMITFINDINGS
C. The subject parcel is physically suitable for the type of land use being proposed; 20 PROJECT IS INCOMPATIBLE WITH SOME PERMISSIBLE LAND USES D. Proposed use is compatible with existing and permissible land uses within the zoning district and general area which may include but not be limited to size, intensity, hours of operation, number of employees, or the nature of the operation;Immersive Learning Center•Tutoring and Special Classes•Does not Operate As a School•Smaller Space and Significantly Less StudentsWIT Academy•Granted a Minor Use Permit (2012)•Never Operated as a School/Afterschool Tutoring Program Only•Zoning Code Section 16.602.01 - Permit Expires if Not Activated Within 2 Years•Smaller Space and Significantly Less Students21
PROJECT IS INCOMPATIBLE WITH SOME PERMISSIBLE LAND USES D. Proposed use is compatible with existing and permissible land uses within the zoning district and general area which may include but not be limited to size, intensity, hours of operation, number of employees, or the nature of the operation; 22 Pathways Charter School•Unable to Locate Records Indicating a Minor Use Permit Granted For a School•Identifies as a Non-Classroom Based Program•Does not Operate the Same as a 400-Student High SchoolCal-Maritime Anchor Center(Elite’s Presentation During PC Public Hearing)•Event Space and Offices•Does not Operate as a School at Downtown Location
PROJECT IS INCOMPATIBLE WITH SOME PERMISSIBLE LAND USES Restaurants, Bars, Tasting Rooms and Entertainment Venues that Serve Alcohol•Existing Permits May Have Been Granted Due to Size and Operating Characteristics of Pathways and Immersive Learning Center•New Alcohol Sales Require a PCN Finding (Must Consider All Criteria)•Finding Includes Proximity to Schools and Other Uses- 400-Student High School Will Have More Scrutiny•Staff Failed to Address State Law that Allows ABC To Deny a Business Within 600 Feet of a School (Section 23789).
D. Proposed use is compatible with existing and permissible land uses within the zoning district and general area which may include but not be limited to size, intensity, hours of operation, number of employees, or the nature of the operation; 23 Downtown Location Incompatible Uses •Alcohol Serving Restaurants, Bars, Entertainment Venues, Offices Elite’s Existing Location Compatible Uses •Schools, Homes, Churches, Open Space•Existing Location Has Capacity Restaurants, bars, Services, Offices Throughout Downtown 2424
UNSUPPORTED USE PERMIT FINDINGS
E. The physical location or placement of the use on the site is compatible with and will not adversely affect the livability or appropriate development of abutting properties and the surrounding neighborhood.
Although Staff Cites Similar Uses to Support This Finding, Project Will Affect Abutting Properties as Follows:•Businesses Will Have Less On- and Off-Street Parking•Parking Will Be Restricted During Drop-Off And Pick-Up Hours (4 Hours Each Weekday)•Site Will Have a 6-ft Fence Adjacent to Sidewalk Affecting Pedestrian Environment For Existing and Future Business Patrons/Employees•Project May be a Deterrent for Future Businesses •No Support For Claim that Parents and Staff will Bring Pedestrians to the Downtown Other Than to the School Site.25
UNSUPPORTED USE PERMIT FINDINGS
•Environmental Review Should Include More Analysis Regarding Noise 26 F. The proposed use and related project features will not create any nuisances arising from the emission of odor, dust, gas, noise, vibration, smoke, heat or glare at a level exceeding ambient conditions and would not otherwise be detrimental to the public interest, health, safety, or general welfare; and G. The project has been reviewed in compliance with the California Environmental Quality Act, if applicable.•Project Should Not Be Exempt Due to Inconsistency with Several Applicable General Plan Policies •CEQA Review Should Include More AnalysisØAir QualityØTrafficØNoiseØPublic Services (Police/Safety)
STAFF TRANSPARENCY AND ACCURACY IN REPORT AND PRESENTATION •Staff Report States Elite is a New SchoolØSchool is Expanding to a New Location•Staff Report States a Fiscal Impact is City May Lose Property Tax Revenue Due to ProjectØCity Will Lose Revenue; Public Schools Are Tax Exempt at Federal, State and Local Levels 27 Discoveries Since PC Public Hearing•Administrative Record Includes 3 Letters from CCRC (Not Provided to PC)•CCRC Originally Supported the Project and Rescinded theirSupport•Original Support Letters To PC For the Project Do not Specify Project Location, Type of School or No. of Studentsat Downtown Site
PUBLIC HEARING TRANSPARENCY
28 29
•Beeman Building’s Adjacency Not Identified (24 Feet from Project Site)•Beeman Building Referenced as Vacant Offices•Beeman Building Owner Never Contacted By Applicant •Beeman Building's APN Shown as City of Vallejo (Soltrans APN Accurately Noted)•Beeman Building Tenants UseParking LotG and Courtyard Exhibit Shows Proposed 6-ft Fence along Georgia St.
Exhibit Fails to Show Proposed 6-ft Fence along Georgia St. 30 CLOSING REMARKS
•Project Inconsistent with Several Applicable General Plan Policies and Should Not Be Exempt from CEQA.•CEQA Analysis Should Include a More Thorough Evaluation. •Project Inconsistent with Several Downtown Vallejo Specific Plan Policies and Vision.•Use Permit Findings Not Supported Due to Project’s Inconsistency with General Plan, Downtown Vallejo Specific Plan and Zoning Code (DMX).•Not All Use Permit Requests are Appropriate For All Locations Within a Zoning District and Can Be Denied.•City Council Should Consider Overall Appropriateness of High School In Vallejo’s Downtown and the Revitalization Potential of the Area.•City Council Should Approve Appeal and Deny the Project. 31 U P DATE - P U BLIC SAFETY
STAFFIN G EMERGEN CY
Ja so n Ta , In te rim Ch ie f o f Po lice
A pril 23, 2024
1 STATUS OF PHASES
• Pa rtia lly Im p le m e n te d
• Ala rm Ord in a n ce – movi ng forward based on
d ire ctio n fro m Co u n cil
• “Co n d itio n Blu e ” in p ro ce ss
– I f the number of C F S pendi ng reaches a pre -determi ned number, offi cers wi l l onl y respond to pri ori ty 1 and hi gh- le ve l p rio rity 2 ca lls • High e st Ca lls fo r Se rvice (CFS)
Phase #1 S ervi ce Model R educti on
2 - A l arm acti vati on - Me n ta l d istre ss
- S uspi ci ous persons/vehi cl es - T respassing
- Traffic-rel ated offenses
Phase #2 R otation of Officers to Patrol S hifts
• Co m p le te d
Ph a se #3 Colla psin g Tra ffic & De t e ct ive Division s • Tra ffic Divisio n co lla p se d (Ju ly 2023)
Ph a se #4 Modifyin g Pa t rol Sh ift s t o 12 -hours or A nother S taffi ng Model
• Due to recent staffi ng trends, Phase #4 does not
appear to be needed
3 • V POA has an executed MOU
– Wo rkin g o n sta ffin g m o d e ls a n d p o ssib ilitie s – First meeting with the Sheriff’ s Office was on
December 4 th
– Met with Sheriff on February 5 th
– C ounty C ounsel was provi ded data requested
(A pril 12, 2024)
Outside A ssistance
4 CURRENT STAFFING NUMBERS
T otal Sworn Staffing 72 72
Mo d ifie d Du ty Office rs 3 4
Off on W orker’ s C omp. 7 6
S worn W orki ng F ul l Duty 63 64
An ticip a te d Office rs Re sign in g 1 1
Officers Starting /Final Offers 2 1
5 Officers Working Patrol 36 37
Supervisors Working Patrol (Sgts) 5 5
4-9-24 C urrent
P REVIO US STAFFIN G N UMBERS
6 8/29/2023 to 3/12/2024
8/29/23 9/12/23 10/10/23 11/14/23 12/19/23 1/9/24 2/13/24 3/12/24 Total Sworn Staffing 76 77 75 75 72 72 73 71
Modified Duty Officers 4 4 2 2 1 2 4 3
Off on Worker’s Comp. 9 9 9 9 10 10 9 9
Sworn Working Full Duty 63 66 64 64 61 60 60 59
Officers Working Patrol 32 35 34 35 32 32 34 33
Sergeants Working Patrol 5 5 5 5 5 5 5 5
RECRUITMEN T & RETEN TIO N
(S tephanie S ifuentes, H R D irector)
Police Office r Applica t ion s
7 Look Back Period
April 8th to April 21st
Police Officer Backgrounds Since 7/13/2023
8 • 9 Office rs cu rre n tly in p o lice a ca d e m ie s – 4 will gra d u a te in Ma y 2024
– 1 wi l l graduate i n J une 2024
– 1 will gra d u a te in Ju ly 2024
– 3 wi l l graduate i n S eptember 2024
Police Academ y
9 R ecrui tment E fforts
• WSTB Phys ica l Agility Exa m Sche dule d for April 23rd, Ap r il 27th, an d Ma y 1 7th • PEL L ET B Written Ex am scheduled for A pril 27th and M ay 17th • Oral Panel I nterv i ews scheduled f or M ay 3rd
• Career F ai r A ttendance:
• Solano Community College Fair on 4/11
• College Career f ai r on 4/16
• Upc oming:
• T A P ( T ransi ti onal A ssi stance Program) at T rav i s A i r F orce base 4/29 • Re cruiting Booth at V a lle jo Ha wa iia n Fe s tiva l 5/4
CO N TACT(S)
Ja so n Ta , In te rim Ch ie f o f Po lice
10