AgdaPkt 2005-05-23 - Laserfiche WebLink

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~A.ð review process. Specific conditions of approval in the Notice of Official Action address some of these concerns directly. The following discussion briefly summarizes the analysis that preceded the Zoning Administrator's decision on this project. The discussion touches upon all of the appellant's issues, including those issues that were not directly subject to the Use Permit review. A reduced site plan is included in Attachment 4, for reference. Issues Not Part of the Use Permit Review: 1. Safety: High Tech High Bayshore will be run as a closed campus. Students will not be allowed off-site during the day without supervision. The applicant has also commissioned a Phase 1 Site Assessment for this property. This type of study considers the existence of any soil or ground water contamination that may be present on this site as a result of past on-site or adjacent land uses. An underground storage tank was located at the rear of the site, but was removed in 1988. This area is capped under concrete and will not be disturbed by the school use. Site clean-up was cleared by San Mateo County Environmental Health in 1995. The site status is deemed to be compatible with the proposed school use. The appellant has also expressed concern about commuting safety with respect to pedestrian and bicycle safety in an industrial neighborhood, and with respect to traffic. Currently, High Tech High is located in an industrial neighborhood in San Carlos and we have learned from their Police Department that they have not had any safety problems associated with the school. One of the San Carlos officers further stated that the "school is about the smoothest in terms of traffic flow that we have here in town." 2. Traffic: The City Traffic Engineer has determined the trip generation of the proposed use for both the AM and PM peak hours. Credit is given for the previously approved use of general office, PM peak hour trip generation is not proposed to significantly increase in comparison to office use. For this use, the "worst case" traffic increase is expected to occur in the morning and is estimated to be approximately 110 net new AM peak hour trips. land uses generating more than 100 net new peak hour trips are subject to review and approval of a Transportation Demand Management (TOM) Program by the City County Association of Government's (C/CAG) (Attachment 5). The applicant must provide a program that has enough capacity to mitigate all of the net new trips. High Tech High Bayshore's approved TOM Program has a capacity to reduce as many as 290 trips and is thus more comprehensive than required. It is included in Attachment 5 for reference. 3. land Use: Article 17 of the Zoning Ordinance states the land use regulations for the Industrial Restricted Zoning District. "Public" and "Quasi Public" uses are considered to be permitted uses in this zone, Thus, uses such as schools and other nonprofit entities, may operate in the Industrial Restricted (IR) Zoning District without Use Permit review, provided that operations are conducted entirely inside. The Use Permit review for High Tech High was not associated with the school use per se, but rather with their proposal to create outdoor areas for recreation and dining, as well as for consideration of reduced parking provisions, as previously discussed. The IR Zoning District allows for a wide range of uses and this mix is evident in and around the project site. For example, the US Post Office. Smart and Final, Peninsula Habitat for Humanity headquarters, and a wide range of industrial uses (including fabrication, office - 2-