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8.B. - Page 91 <br /> Redwood City values and promotes education and lifelong learning in recognition of <br /> these benefits. <br /> Neighborhood compatibility is also a community concern. Traditionally, residential <br /> properties and schools were considered compatible uses, with neighborhoods <br /> organized around school sites. While schools have been identified by the General Plan <br /> as generally compatible with residential uses, a Use Permit is required along with <br /> required environmental analysis to ensure that potential impacts will not create a <br /> significant negative effect on the character of the neighborhood. <br /> ANALYSIS <br /> Current Challenges for Siting Schools. It is staff's general observation and experience <br /> that both public and private schools are challenging to locate. Redwood City and much <br /> of the Peninsula is built out, requiring new schools to locate in existing neighborhoods <br /> as they become available. Locating schools in commercial and industrial areas can be <br /> problematic due to air quality and hazardous materials concerns. However, locating in <br /> residential neighborhoods can impact traffic flow and create new sources of noise. The <br /> environmental analysis provides information on the extent of these impacts and <br /> suggests possible mitigation measures. <br /> Challenges and Benefits of Project Location. With the proposed student arrival and <br /> departure schedule, the Project's site circulation plan can accommodate vehicular <br /> queuing, student pick -up, and drop -off entirely on -site. The church property is a large <br /> site, approximately 2.7 acres, with a long aisle that would be used for queuing. <br /> Notwithstanding the EIR finding that there would be no significant transportation impacts <br /> resulting from the Project, in the effort to address neighbors' traffic concerns the <br /> Applicants voluntarily reduced their proposed student enrollment from 225 to 180 <br /> students. Furthermore, the project has been well vetted in the community and <br /> extensive community outreach efforts include four Planning Commission meetings and <br /> one community meeting at the Church property. <br /> Comparison of the Project to Other Schools in Similar Neighborhood Contexts. In terms <br /> of enrollment, the Project falls within the middle range in terms of student population <br /> when measured against similar private schools in Redwood City (see Figure 1). <br /> Figure 1: Comparison of Redwood City Private Schools <br /> School Name Zoning Lot Size Student <br /> Grade Levels <br /> District (acres) Population <br /> St. Pius Elementary School R -2 Preschool -8 Grade 5.1 315 <br /> Our Lady of Mt. Carmel R -1 Preschool -8 Grade 2.7 301 <br /> Redeemer Lutheran School R -1 Kindergarten -8 Grade 1.8 214 <br /> Proposed Project R -1 Transitional Kindergarten -8 Grade 2.7 180 <br /> Peninsula Christian School R -4 Preschool -8 Grade 1.3 101 <br /> West Bay Christian Academy R -2 Preschool -8 Grade 1.3 92 <br /> Discussion /Issues. On September 3, 2013, the Planning Commission held a public <br /> hearing to provide and receive comments on the issues, mitigations, and alternatives <br /> analyzed in the Draft Environmental Impact Report (Draft EIR). Details regarding the <br /> analysis of the Draft EIR are described below in the Environmental Review section. As <br />