report to the hearing officer - City of San Diego

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THE CITY OF SAN DIEGO

REPORT TO THE HEARING OFFICER

REPORT NO. HO 15-041

HEARING DATE:

March 18, 2015

ATTENTION:

Hearing Officer

SUBJECT:

EF INTERNATIONAL LANGUAGE CUP PTS PROJECT NUMBER: 392464

LOCATION:

3425-3475 Kenyon Street

APPLICANT:

EDUCATION FIRST (Attachment 9)

SUMMARY Issue(s): Should the Hearing Officer approve a change in use to allow the former Cabrillo Hospital facility to be redeveloped as an Educational Facility for international language students within the Midway-Pacific Highway Corridor and the Peninsula community plan areas? StaffRecommendation(s)- APPROVE Conditional Use Permit 1373200. Community Planning Group Recommendation - On November 19, 2014, the Midway Community Planning Group voted 7-0-0 to approve the project, with no conditions; on November 20, 2014, the Peninsula Community Planning Board voted 11-2-0 to recommend approval of the proposed project, with no conditions (Attachment 8). Environmental Review: The project was determined to be exempt pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15301 (Existing Facilities) and Section 15303 (New Construction). This project was determined to be categorically exempt from the California Environmental Quality Act on February 27, 2015 and the opportunity to appeal that determination ends March 13,2015 (Attachment 7).

BACKGROUND The 6.35-acre project site is located at 3425-3475 Kenyon Street (Attachment 1) and is within both the Midway-Pacific Highway Corridor Community Plan area (the existing hospital facilities) and the Peninsula Community Plan (the existing single-family residence). The majority of the property is

designated for institutional land use by the Midway-Pacific Highway Corridor Community Plan (Attachment 2A) and zoned C0-1-2 (Commercial- Office), a zone intended to provide areas for employment uses with limited, complementary retail uses and medium to high density residential development. The CO zones are intended to apply in larger activity centers or in specialized areas where a full range of commercial activities is not desirable. Currently developed with a single-family home, a small area of the site along the southern property boundary fronting onto Shadowlawn Street is designated for single-family residential land use by the Peninsula Community Plan (Attachment 2B) and is zoned RS-1-7 (Residential-Single Family). The project site is located in a neighborhood comprised of commercial and institutional uses, single family homes and multi-family developments. Kaiser Permanente medical offices, as well as the West City Campus of the San Diego Community College District, are located to the north and run the length of Kenyon Street directly across from the project site. Multi-story, multi-family buildings abut the project to the west; to the south and east is a neighborhood of single family homes. The project site is approximately three blocks from various large and small scale commercial retail uses, supermarkets and eating establishments (Attachment 3). The project site no longer operates as a hospital facility. Physical development currently on-site is comprised of existing hospital and medical office facilities and associated parking lot areas, including a 178,885 square-foot former hospital building containing 200 beds, a 5,070 square-foot office building, and an existing single-family home that once housed the hospital's resident physician. A 47,880 square-foot medical office building surrounded by the project site remains operational and shares a portion ofthe hospital facility's parking areas through a previously approved shared parking agreement. Though the existing hospital facility has not been operational over the last five years, it was originally permitted as Doctors Hospital (later known as SharpCabrillo Hospital) and operated as a full-service hospital and/or skilled nursing facility from approximately 1975 through 2009. The previous hospital use was regulated under three previous conditional use permits: •

CUP No. 345: The original hospital facility, known as Doctors Hospital, was originally permitted on August 30, 1972, allowing for a 200-bed general hospital, an 8 bed obstetric facility, a 50 bed long term facility, a 25 bed observation facility and a 54 bed and board facility, a doctors' office building, off-street parking, incidental uses, and a single-family dwelling for the resident physician.



CUP No. 88-0252: Approved by the Planning Commission on May 6, 1988, CUP No. 880252 allowed the construction ofthree (3) modular buildings and 1,215-square-feet of building additions.



CUP No. 211334: The current CUP, approved by the City Council on June 21 , 2005, reduced the property area comprising the hospital facility by eliminating a 7.02-acre portion of the site (Attachment 10). This portion of the property adjacent to the project site was subsequently developed with a 170 unit multi-family condominium development currently known as The Bay at Point Lorna. CUP No. 211334 will be cancelled as part of the approval of the proposed project.

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The San Diego Municipal Code (SDMC) categorizes educational facilities for colleges and universities as an institutional separately regulated use. The proposed change in use from a hospital facility to an educational facility may be permitted in the C0-1-2 zone with a Conditional Use Permit (CUP) decided in accordance with Process Three pursuant to SDMC Section 141.0404, with the Hearing Officer as decision maker. The decision of the Hearing Officer is appealable to the Planning Commission.

DISCUSSION Project Description: The project applicant, Education First (EF), proposes to convert an existing vacant hospital facility to an international language school facility to accommodate up to 1,500 students and approximately 40 classrooms, including dormitory facilities for 450-700 students, conversion of an existing 5,000square-foot building to a Student Activities Center, addition of outdoor recreational space and continued use of an existing single family residence. EF reports that they "operate 14 schools in North America and 400 offices and schools globally, offering international students from more than 70 countries the opportunity to learn English through a fully accredited academic program and a blended learning experience that occurs both inside and outside the classroom." For more than twenty years EF has operated an international language school in San Diego at the Alliant International University campus within the Scripps Miramar Ranch community. EF proposes to relocate this campus to the project site and expand their operations in San Diego. Physical changes to the facility to accommodate the EF International Language School include interior renovations ofthe existing 178,885-square-foot hospital building to create approximately 40 classrooms, and single, double and triple occupancy dormitory rooms for 450-700 students. Approximately 1.5-acres of the existing paved parking area on the western portion of the site will be removed to accommodate the construction of outdoor community and recreational space, including a swimming pool, soccer field (smaller than regulation) and sand volleyball courts. The existing 5,000-square-foot office building fronting Kenyon Street will be renovated to accommodate a student activities center, and the property' s frontage on Kenyon Street will be improved with landscaped green space and outdoor gathering areas. An existing single-family residence on Shadowlawn Street will be maintained and occupied by an EF Campus Director and his/her family. Primary vehicular access to the facility will continue through the existing entry driveway at the termination of Wing Street; an existing secondary access driveway is located along Kenyon Street west of the future student center. Both vehicular entrances will be improved with enhanced entry paving, and a pedestrian circulation system with enhanced paving will be created to provide pedestrian linkages through the site, and between Kenyon Street and Shadowlawn Street. Parking lot areas will be reconfigured, and where necessary, parking areas will be improved with new trees and screening within the vehicular use areas. Extensive landscaping improvements are planned on site, especially along the eastern, southern and western perimeter of the property in order to provide visual screening from adjacent residential uses . Along the western edge of the recreational area fourteen (14) 24" box screening trees will be planted as a buffer between the site and the adjacent multi-family development. The Kenyon Street public right-of-way is currently improved with a noncontiguous sidewalk and nine (9) street trees which will remain in place with the project. - 3-

School Operations: EF reports that their English language courses range from two (2) weeks to fifty-two (52) weeks, with a typical student enrollment lasting approximately six weeks. The student curriculum is structured so that study time is either mornings or afternoons, leaving alternating days and evening hours available for students to immerse themselves in the local culture. Maximum staffmg levels are estimated at approximately 100 full-time staff and faculty, and the project proposes a student enrollment of up to 1,500 students. Due to EF's alternate scheduling system, it is anticipated that there will not be more than 600 students actively taking classes at the facility at one time. Approximately 450-700 students will reside on the campus in dorm style accommodations, and under the EF curriculum model many other students will choose to live with host families. The outdoor recreational use areas will close at 1OPM, which is consistent with other city parks and recreation centers. EF reports that their student vehicle ownership rate is very low (approximately 3 percent) due to restrictions on international driver's licenses and typically most of their students walk, bike or take public transportation. Three blocks from the project site the MTS Bus #35 service operates along Midway Drive and provides direct access to Ocean Beach and the Old Town Transit Center, where transportation connections can be made to/from downtown and other areas of San Diego through the MTS bus and trolley system, and to further regional destinations via options available through Amtrak and the Coaster train systems. On site, the project proposes to provide transportation demand management measures and will offer an extensive bike sharing program and bike storage areas. The project will provide 290 spaces (including 8 accessible spaces). As a condition of approval a new shared parking agreement will be required between the school facility and the adjacent medical office building to ensure adequate parking for both uses. Community Plan Analysis: The Midway Pacific Highway Corridor Community Plan (MPHCCP) designates the site for Institutional Use, recommending that "should the hospital relocate, the site should be used for commercial office or residential development at a maximum of 29 dwelling units per net acres." Although the residential uses are group quarters rather than dwelling units, the proposed project would be in conformance with the adopted community plan due to the project consisting of mixed use commercial office and classroom space with residential uses at a density comparable to 29 dwelling units per acre. The MPHCCP further recommends that "any future development of the portion of this site which abuts Shadowlawn Street should be compatible with the scale and character of the surrounding residential development." Other than perimeter landscaping and improvements for a pedestrian pathway between the site and Shadowlawn Street, no new construction will occur in this portion of the site and the project will maintain the current singlefamily use of the existing home fronting Shadowlawn Street. Installation of new parking lot landscaping, and enhancement of the Kenyon Street frontage will support the MPHCCP recommendation that parking areas visible from the public right-of-way should be screened. The requirement for a new shared parking agreement between the school and existing medical office users will support the MPHCCP recommendation that "Institutional uses should provide adequate parking for current, as well as future needs." The MPHCCP recommends that "Institutional uses should examine existing, as well as predicted - 4-

increases in, traffic and pedestrian circulation and should provide physical and operational improvements to the community circulation system and/or other transit programs which will reduce vehicular congestion and promote public and employee access." Additionally, the community plan recommends that "In an effort to reduce traffic congestion and automobile trips, institutional uses should incorporate bicycle storage facilities and an employee recreational area with amenities such as tables, cafeteria, jogging trail or pedestrian parkway concourse. Site and design buildings to invite access to public transportation." Provision of bike sharing and storage facilities, and installation of a pedestrian circulation system through the site to physically link Kenyon Street and Shadowlawn Street, will improve pedestrian and bicycle access from the abutting streets through the site, and will support linkages to public transportation and increased use of alternative forms of transportation. Providing new landscaped green space and outdoor gathering and sitting areas on the project site adjacent to the Kenyon Street public right-of-way, the project will provide urban space features envisioned in the MPHCCP recommendation that "In order to ensure future compatibility, provide needed public urban space, and help beautify the community, incorporate public open space such as urban plazas, benches, fountains, pedestrian concourses and parkways into the design of institutional facilities."

CONCLUSION The proposed conversion of the existing hospital faci lity to an international language school facility will reactivate a 6.35-acre site which has been sitting unused for over five years. Adaptive reuse of an older vacant hospital building is a unique challenge, and the proposed reuse as an educational facility, under the terms of Conditional Use Permit 1373200, will not adversely affect the MidwayPacific Highway Corridor Community Plan or the Peninsula Community Plan, and will provide many benefits to the community. The project complies with the applicable San Diego Municipal Code regulations and requirements, and no deviations are required. Staff recommends approval of the project as proposed.

ALTERNATIVE 1.

Approve Conditional Use Permit 1373200, with modifications.

2.

Deny Conditional Use Permit 1373200, if the findings required to approve the project cannot be affirmed.

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Attachments: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11 .

Aerial Photograph Community Plan Land Use Maps Project Location Map Project Data Sheet Draft Permit Resolution with Findings Draft Permit with Conditions CEQA Determination Community Planning Group Recommendations Ownership Disclosure Statement Copy of CUP No. 211334 Project Site Plans

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ATTACHMENT 1

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ATTACHMENT 4

PROJECT DATA SHEET PROJECT NAME:

EF International Language CUP

PROJECT DESCRIPTION:

Change in use to allow the former Cabrillo Hospital facility to be redeveloped as an Educational Facility

COMMUNITY PLAN AREA:

Midway-Pacific Highway Corridor Community Plan and Peninsula Community Plan

DISCRETIONARY ACTIONS:

Conditional Use Permit (Process 3)

COMMUNITY PLAN LAND USE DESIGNATION:

Institutional: Midway-Pacific Highway Corridor Community Plan Single-family: Peninsula Community Plan

ZONING INFORMATION: ZONE: C0-1-2 USE: The San Diego Municipal Code (SDMC) categorizes educational facilities for colleges and universities as an institutional separately regulated use. The proposed change in use from a hospital facility to an educational facility may be permitted in the C0-1-2 zone with a Conditional Use Permit (CUP) decided in accordance with Process Three pursuant to SDMC Section 141.0404, with the Hearing Officer as decision maker. PARKING REQUIRED/PROPOSED: minimum of288 parking spaces, including 7 accessible spaces (290 spaces proposed, including 8 accessible spaces). ADJACENT PROPERTIES:

LAND USE DESIGNATION & ZONE

EXISTING LAND USE

Institutional; C0-1-2

Medical office/ San Diego Community College

Single Family Residential; RS-1-7

Single Family Residential

Single Family Residential; RS-1-7

Single Family Residential

Multi-Family Residential; C0-1-2

Multi-Family Residential

NORTH: SOUTH: EAST: WEST:

DEVIATIONS OR VARIANCES REQUESTED:

None

COMMUNITY PLANNING GROUP RECOMMENDATION:

On November 19, 2014, the Midway Community Planning Group voted 7-0-0 to approve the project, with no conditions; on November 20, 2014, the Peninsula Community Planning Board voted 11-2-0 to recommend approval ofthe proposed project, with no conditions.

ATTACHMENT 5

HEARING OFFICER RESOLUTION NO. HOCONDITIONAL USE PERMIT 1373200 EF INTERNATIONAL LANGUAGE CUP - PROJECT NO. 392464

WHEREAS, GREENTREE FAMILY, LLC, Owner, and EFEKTA CABRILLO, Permittee, filed an application with the City of San Diego for a permit to convert an existing vacant hospital facility to an international language school facility (as described in and by reference to the approved Exhibits "A" and corresponding conditions of approval for the associated Permit No. 1373200), on portions of a 6.35-acre site; and WHEREAS, the project site is located at 3425-3475 Kenyon Street in the C0-1-2 Zone within the Midway-Pacific Highway Corridor Community Plan area, and in the RS-1-7 Zone within the Peninsula Community Plan area; and WHEREAS, the project site is legally described as Parcel No.2 of Parcel Map No. 13248; and WHEREAS, on March 18,2015, the Hearing Officer of the City of San Diego considered Conditional Use Permit 1373200, pursuant to the Land Development Code of the City of San Diego; and WHEREAS, on February 27,2015, the City of San Diego, as Lead Agency, through the Development Services Department, made and issued an Environmental Determination that the project is exempt from the California Environmental Quality Act (CEQA) (Public Resources Code section 21000 et. seq.) under CEQA Guideline Section 15332 (In-Fill Development) and there was no appeal of the Environmental Determination filed within the time period provided by San Diego Municipal Code Section 112.0520; NOW THEREFORE, BE IT RESOLVED by the Hearing Officer of the City of San Diego as follows: That the Hearing Officer adopts the following written Findings, dated March 18, 2015. FINDINGS:

CONDITIONAL USE PERMIT FINDINGS (SDMC Section 126.0305): 1.

THE PROPOSED DEVELOPMENT WILL NOT ADVERSELY AFFECT THE APPLICABLE LAND USE PLAN. The project proposes to convert an existing vacant hospital facility to an international language school facility to accommodate up to 1,500 students and approximately 40 classrooms,

Page 1 of 4

ATTACHMENT 5

including dormitory facilities for 450-700 students, conversion of an existing 5,000-sqaurefoot building to a Student Activities Center, addition of outdoor recreational space and continued use of an existing single family residence. The proposed development will not adversely affect the Midway-Pacific Highway Corridor Community Plan or the Peninsula Community Plan. The Midway Pacific Highway Corridor Community Plan (MPHCCP) designates the site for Institutional Use and specifically recommends that "should the hospital relocate, the site should be used for commercial office or residential development at a maximum of29 dwelling units per net acres." Although the residential uses are group quarters rather than dwelling units, the proposed project would be in conformance with the adopted community plan since the project will consist of mixed use commercial office and classroom space with residential uses at a density comparable to 29 dwelling units per acre. Currently developed with a single-family home, a small area of the site along the southern property boundary fronting onto Shadowlawn Street is designated for single-family residential land use by the Peninsula Community Plan. The MPHCCP specifically recommends that "any future development of the portion ofthis site which abuts Shadowlawn Street should be compatible with the scale and character of the surrounding residential development." The project will maintain the current single-family use of the existing home fronting Shadowlawn Street. Installation of new parking lot landscaping, and enhancement of the Kenyon Street frontage will support the MPHCCP recommendation that parking areas visible from the public right-ofway should be screened. The requirement for a new shared parking agreement between the school and existing medical office users will support the MPHCCP recommendation that "Institutional uses should provide adequate parking for current, as well as future needs." The MPHCCP recommends that "Institutional uses should examine existing, as well as predicted increases in, traffic and pedestrian circulation and should provide physical and operational improvements to the community circulation system and/or other transit programs which will reduce vehicular congestion and promote public and employee access." Additionally, the community plan recommends that "In an effort to reduce traffic congestion and automobile trips, institutional uses should incorporate bicycle storage facilities and an employee recreational area with amenities such as tables, cafeteria, jogging trail or pedestrian parkway concourse. Site and design buildings to invite access to public transportation." Provision of bike sharing and storage facilities, and installation of a pedestrian circulation system through the site to physically link Kenyon Street and Shadowlawn Street, will improve pedestrian and bicycle access from the abutting streets through the site, and will support linkages to public transportation and increased use of alternative forms of transportation. The community plan recommends "In order to ensure future compatibility, provide needed public urban space, and help beautify the community, incorporate public open space such as urban plazas, benches, fountains, pedestrian concourses and parkways into the design of institutional facilities." Providing new landscaped green space and outdoor gathering and sitting areas on the project site adjacent to the Kenyon Street public right-of-way, the project will provide urban space features envisioned in the MPHCCP.

Page 2 of4

ATTACHMENT 5

2.

THE PROPOSED DEVELOPMENT WILL NOT BE DETRIMENTAL TO THE PUBLIC HEALTH, SAFETY AND WELFARE. The project proposes to convert an existing vacant hospital facility to an international language school facility to accommodate up to 1,500 students and approximately 40 classrooms, including dormitory facilities for 450-700 students, conversion of an existing 5,000-sqaurefoot building to a Student Activities Center, addition of outdoor recreational space and continued use of an existing single family residence. The project was determined to be exempt pursuant to California Environmental Quality Act (CEQA) Guideline Section 15301 (Existing Facilities) and Section 15303 (New Construction). The Project has been conditioned through Conditional Use Permit 1373200 to comply with the development regulations in effect for the subject property as set forth in the Land Development Code, and will be required to obtain building permits to show that construction will comply with all applicable Building and Fire Codes. The proposed development and associated improvements will meet all development standards and will not be detrimental to the public health, safety and welfare.

3.

THE PROPOSED DEVELOPMENT WILL COMPLY WITH THE REGULATIONS OF THE LAND DEVELOPMENT CODE INCLUDING ANY ALLOWABLE DEVIATIONS PURSUANT TO THE LAND DEVELOPMENT CODE. The project proposes to convert an existing vacant hospital facility to an international language school facility to accommodate up to 1,500 students and approximately 40 classrooms, including dormitory facilities for 450-700 students, conversion of an existing 5,000-sqaurefoot building to a Student Activities Center, addition of outdoor recreational space and continued use of an existing single family residence. The proposed development meets the purpose, intent and goals ofthe underlying C0-1-2 and RS-1-7 zones, and is consistent with the policies of the adopted Midway Pacific Highway Corridor Community Plan and Peninsula Community Plan. Pursuant to SDMC Section 141.0404, the proposed educational facility use may be permitted in the C0-1-2 zone with a Conditional Use Permit (CUP). The proposed adaptive reuse of an older vacant hospital building and the proposed reuse as an educational facility requires no deviations and complies with the applicable regulations of the Land Development Code.

4.

THE PROPOSED USE IS APPROPRIATE AT THE PROPOSED LOCATION. The project proposes to convert an existing vacant hospital facility to an international language school facility. Physical changes to the facility to accommodate the EF International Language School include interior renovations of the existing 178,885-square-foot vacant hospital building to create approximately 40 classrooms, and single, double and triple occupancy dormitory rooms for 450-700 students. Approximately 1.5-acres of the existing paved parking area on the western portion of the site will be removed to accommodate the construction of outdoor community and recreational space, including a swimming pool, soccer field (smaller than regulation) and sand volleyball courts. The existing 5,000-square-foot office building fronting Kenyon Street will be renovated to accommodate a student activities center, and the

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ATTACHMENT 5

property' s frontage on Kenyon Street will be improved with new, landscaped green space and outdoor gathering areas. The project has adequate vehicular access from Kenyon Street and is located in close proximity to public transportation options. Three blocks from the project site the MTS Bus #35 operates along Midway Drive and provides direct access to Ocean Beach and the Old Town Transit Center, where transportation connections can be made to/from downtown and other areas of San Diego through the MTS bus and trolley system, and to further regional destinations via options available through Amtrak and the Coaster train systems. On site, the project proposes to provide transportation demand management measures and will offer an extensive bike sharing program and bike storage areas. The project will provide 290 spaces (including 8 accessible spaces). As a condition of approval a new shared parking agreement will be required between the school facility and the adjacent medical office building to ensure adequate parking for both uses. The proposed adaptive reuse of an older vacant hospital building will reactivate a 6.35-acre project site which has been sitting unused for over five years and will provide many benefits to the community and is an appropriate use at the proposed location.

BE IT FURTHER RESOLVED that, based on the fmdings hereinbefore adopted by the Hearing Officer, Conditional Use Permit 1373200, is hereby GRANTED by the Hearing Officer to the referenced Owner/Permittee, in the form, exhibits, terms and conditions as set forth in Permit No. 13 73200, a copy of which is attached hereto and made a part hereof.

Patricia J. FitzGerald Development Project Manager Development Services Adopted on: March 18, 2015 Job Order No. 24004583

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ATTACHMENT 6 RECORDING REQUESTED BY CITY OF SAN DIEGO DEVELOPMENT SERVICES PERMIT INTAKE, MAIL STATION 501

WHEN RECORDED MAIL TO PROJECT MANAGEMENT PERMIT CLERK MAIL STATION 501 SPACE ABOVE THIS LINE FOR RECORDER'S USE

INTERNAL ORDER NUMBER: 24005193

CONDITIONAL USE PERMIT 1373200 EF INTERNATIONAL LANGUAGE CUP -PROJECT NO. 392464 HEARING OFFICER This Conditional Use Permit 1373200 is granted by the Hearing Officer ofthe City of San Diego to GREENTREE FAMILY, LLC, Owner, and EFEKTA CABRILLO, Permittee, pursuant to San Diego Municipal Code [SDMC] Sections 126.0305 and 141.0404. The 6.35-acre site is located at 3425-3475 Kenyon Street in the C0-1-2 Zone within the Midway-Pacific Highway Corridor Community Plan area, and in the RS-1-7 Zone within the Peninsula Community Plan area. The project site is legally described as Parcel No. 2 of Parcel Map No. 13248. Subject to the terms and conditions set forth in this Permit, permission is granted to Owner/Permittee to convert an existing vacant hospital facility to an international language school facility, described and identified by size, dimension, quantity, type, and location on the approved exhibits [Exhibit "A"] dated March 18,201 5, on file in the Development Services Department. The project shall include: a. Conversion of an existing vacant hospital facility to an international language school facility to accommodate up to 1,500 adult students; b. Renovation of an existing 178,885-square-foot hospital building to create approximately 40 classrooms, including dormitory facilities for 450-700 students; c. Conversion of an existing 5,000-square-foot office building to a Student Activities Center; d. Demolition of an existing parking area and construction of outdoor community and recreational space, including a swimming pool, soccer field and sand volleyball courts; e. Continued use of an existing single family residence; f.

Parking facilities to accommodate a minimum of 288 parking spaces, including 7 accessible spaces (290 spaces proposed, including 8 accessible spaces);

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ATTACHMENT 6 b. Cancellation of Conditional Use Permit 211334; g. Landscaping (planting, irrigation and landscape related improvements); h. Public and private accessory improvements determined by the Development Services Department to be consistent with the land use and development standards for this site in accordance with the adopted community plan, the California Environmental Quality Act [CEQA] and the CEQA Guidelines, the City Engineer's requirements, zoning regulations, conditions ofthis Permit, and any other applicable regulations of the SDMC. STANDARD REQUIREMENTS: 1. This permit must be utilized within thirty-six (36) months after the date on which all rights of appeal have expired. If this permit is not utilized in accordance with Chapter 12, Article 6, Division 1 of the SDMC within the 36 month period, this permit shall be void unless an Extension of Time has been granted. Any such Extension of Time must meet all SDMC requirements and applicable guidelines in effect at the time the extension is considered by the appropriate decision maker. This permit must be utilized by March 26, 2018. 2. No permit for the construction, occupancy, or operation of any facility or improvement described herein shall be granted, nor shall any activity authorized by this Permit be conducted on the premises until: a.

The Owner/Permittee sign and return the Permit to the Development Services Department; and

b.

The Permit is recorded in the Office of the San Diego County Recorder.

3. While this Permit is in effect, the subject property shall be used only for the purposes and under the terms and conditions set forth in this Permit unless otherwise authorized by the appropriate City decision maker. 4. This Permit is a covenant running with the subject property and all of the requirements and conditions of this Permit and related documents shall be binding upon the Owner/Permittee and any successor(s) in interest. 5. The continued use of this Permit shall be subject to the regulations of this and any other applicable governmental agency. 6. Issuance of this Permit by the City of San Diego does not authorize the Owner/Permittee for this Permit to violate any Federal, State or City laws, ordinances, regulations or policies including, but not limited to, the Endangered Species Act of 1973 [ESA] and any amendments thereto (16 U.S.C. § 1531 et seq.). 7. The Owner/Permittee shall secure all necessary building permits. The Owner/Permittee is informed that to secure these permits, substantial building modifications and site improvements

Page 2 of8

ATTACHMENT 6 may be required to comply with applicable building, fire, mechanical, and plumbing codes, and State and Federal disability access laws. 8. Construction plans shall be in substantial conformity to Exhibit "A." Changes, modifications, or alterations to the construction plans are prohibited unless appropriate application(s) or amendment(s) to this Permit have been granted. 9. All of the conditions contained in this Permit have been considered and were determinednecessary to make the fmdings required for approval of this Permit. The Permit holder is required to comply with each and every condition in order to maintain the entitlements that are granted by this Permit. If any condition of this Permit, on a legal challenge by the Owner/Permittee of this Permit, is found or held by a court of competent jurisdiction to be invalid, unenforceable, or unreasonable, this Permit shall be void. However, in such an event, the Owner/Permittee shall have the right, by paying applicable processing fees, to bring a request for a new permit without the "invalid" conditions(s) back to the discretionary body which approved the Permit for a determination by that body as to whether all of the fmdings necessary for the issuance of the proposed permit can still be made in the absence of the "invalid" condition(s). Such hearing shall be a hearing de novo, and the discretionary body shall have the absolute right to approve, disapprove, or modify the proposed permit and the condition(s) contained therein. 10. The Owner/Permittee shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including attorney' s fees, against the City or its agents, officers, or employees, relating to the issuance of this permit including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. The City will promptly notify Owner/Permittee of any claim, action, or proceeding and, if the City should fail to cooperate fully in the defense, the Owner/Permittee shall not thereafter be responsible to defend, indemnify, and hold harmless the City or its agents, officers, and employees. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification. In the event of such election, Owner/Permittee shall pay all of the costs related thereto, including without limitation reasonable attorney's fees and costs. In the event of a disagreement between the City and Owner/Permittee regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter. However, the Owner/Permittee shall not be required to pay or perform any settlement unless such settlement is approved by Owner/Permittee.

AFFORDABLE HOUSING REQillREMENTS: 11. Prior to the issuance of any building permits, the Owner/Permittee shall comply with the affordable housing requirements of the City' s Inclusionary Affordable Housing Regulations (SDMC § 142.1301 et seq.).

Page 3 of8

ATTACHMENT 6 AIRPORT REQUIREMENTS:

12. Prior to the issuance of any building permits, the Owner/Permittee shall grant an avigation easement to the San Diego County Regional Airport Authority as the operator of the San Diego International Airport for the purposes of aircraft operations, noise and other effects caused by the operation of aircraft, and for structure height if the same would interfere with the intended use of the easement. The Owner/Permittee shall use the avigation easement form provided by the San Diego County Regional Airport Authority. 13. Prior to the issuance of any building permits, the Owner/Permittee shall provide evidence that the structures will achieve sound attenuation to 45dB CNEL interior noise level. ENGINEERING REQUIREMENTS:

14. The project proposes to export 2,200 cubic yards of material from the project site. All excavated material listed to be exported, shall be exported to a legal disposal site in accordance with the Standard Specifications for Public Works Construction (the "Green Book"), 2009 edition and Regional Supplement Amendments adopted by Regional Standards Committee. 15. The drainage system proposed for this development, as shown on the site plan, is private and subject to approval by the City Engineer. 16. Prior to the issuance of any building permits, the Owner/Permittee shall obtain a bonded grading permit for the grading proposed for this project. All grading shall conform to the requirements of the City of San Diego Municipal Code in a manner satisfactory to the City Engineer. 17. Prior to the issuance of any building permits, the Owner/Permittee shall assure, by permit and bond, to close the non-utilized driveway with current City Standard curb, gutter and sidewalk, adjacent to the site on Shadowlawn Street, satisfactory to the City Engineer. 18. Prior to the issuance of any building permits, the Owner/Permittee shall assure, by permit and bond, to reconstruct the existing driveway with current City Standard 14 ft wide concrete driveway, adjacent to the site on Shadowlawn Street, satisfactory to the City Engineer. 19. Prior to the issuance of any construction permit, the Owner/Permittee shall enter into a Maintenance Agreement for the ongoing permanent BMP maintenance, satisfactory to the City Engineer. 20. Prior to the issuance of any construction permit, the Owner/Permittee shall incorporate any construction Best Management Practices necessary to comply with Chapter 14, Article 2, Division 1 (Grading Regulations) of the SDMC, into the construction plans or specifications. 21. Development of this project shall comply with all requirements of State Water Resources Control Board (SWRCB) Order No. 2009-0009 DWQ and the San Diego Regional Water Quality Control Board (SDRWQCB) Order No. R9-2007-001 , Waste Discharge Requirements for Discharges of Storm Water Runoff Associated With Construction Activity. In accordance with Page 4 of8

ATTACHMENT 6 said permit, a Storm Water Pollution Prevention Plan (SWPPP) and a Monitoring Program Plan shall be implemented concurrently with the commencement of grading activities, and a Notice of Intent (NOI) shall be filed with the SWRCB. A copy of the acknowledgment from the SWRCB that an NOI has been received for this project shall be filed with the City of San Diego when received; further, a copy of the completed NOI from the SWRCB showing the permit number for this project shall be filed with the City of San Diego when received. In addition, the owner(s) and subsequent owner(s) of any portion of the property covered by this grading permit and by SWRCB Order No. 2009-0009-DWQ, and any subsequent amendments thereto, shall comply with special provisions as set forth in SWRCB Order No. 2009-0009-DWQ. 22. Prior to the issuance of any construction permit the Owner/Permittee shall incorporate and show the type and location of all post-construction Best Management Practices (BMP's) on the final construction drawings, consistent with the approved Water Quality Technical Report. TRANSPORTATION REQUIREMENTS: 23. Shared Parking Agreement: Prior to the issuance of any occupancy permit the applicant shall execute a City standard shared parking agreement for allocation of 163 parking spaces (numbers 1 through 163) of the site's 290 total parking spaces for the 47,880-square-foot medical offices building located at 3405 Kenyon Street. 24. No fewer than 288 parking spaces, including 7 accessible spaces (290 spaces proposed, including 8 accessible spaces) shall be maintained on the property at all times in the approximate locations shown on Exhibit "A". All on-site parking stalls and aisle widths shall be in compliance with requirements of the City's Land Development Code and shall not be converted and/or utilized for any other purpose, unless otherwise authorized in writing by the Development Services Department. PLANNING/DESIGN REQUIREMENTS: 25.

All signage shall be consistent with the SDMC City-wide Sign Code regulations.

26. All private outdoor lighting shall be shaded and adjusted to fall on the same premises where such lights are located and in accordance with the applicable regulations in the SDMC. 27. Hours of operation of the outdoor recreational use areas (including swimming pool, soccer field and sand volleyball courts) shall be limited from 8AM to lOPM daily. LANDSCAPING REQUIREMENTS: 28 . Prior to issuance of any construction permits for structures, the Owner/Permittee shall submit complete landscape and irrigation construction documents consistent with the Landscape Standards to the Development Services Department for approval. The construction documents shall be in substantial conformance with Exhibit 'A,' Landscape Development Plan, on file in the Development Services Department. Construction plans shall show, label, and dimension a 40 sq-ft area around each tree which is unencumbered by hardscape and utilities as set forth under LDC 142.0403(b)(5). Page 5 of8

ATTACHMENT 6

29. The Owner/Permittee shall be responsible for the maintenance of all landscape improvements shown on the approved plans, including in the right-of-way, consistent with the Landscape Standards unless long-term maintenance of said landscaping will be the responsibility of a Landscape Maintenance District or other approved entity. All required landscape shall be maintained in a disease, weed and litter free condition at all times. Severe pruning or "topping" of trees is not permitted unless specifically noted in this Permit. 30. If any required landscape (including existing or new plantings, hardscape, landscape features, etc.) indicated on the approved construction document plans is damaged or removed during demolition or construction, the Owner/Permittee shall repair and/or replace it in kind and equivalent size per the approved documents to the satisfaction of the Development Services Department within 30 days of damage.

WATER/SEWER UTILITIES REQillREMENTS: 31. The Owner/Permittee shall be responsible for any damage caused to City of San Diego water and sewer facilities in the vicinity of the project site, due to the construction activities associated with this project, in accordance with Municipal Code section 142.0607. In the event that any such facility loses integrity then, the Owner/Permittee shall repair or reconstruct any damaged public water and sewer facility in a manner satisfactory to the Public Utilities Director and the City Engineer. 32. The Owner/Permittee shall process encroachment maintenance and removal agreements, for all acceptable encroachments into the water and sewer easement, including but not limited to structures, enhanced paving, or landscaping. 33. No approved improvements or landscaping, including private water and sewer facilities, grading and enhanced paving, shall be installed in or over any easement prior to the applicant obtaining an Encroachment Maintenance and Removal Agreement. 34. No trees or shrubs exceeding three feet in height at maturity shall be installed within ten feet of any sewer facilities and five feet of any water facilities. 35. The Owner/Permittee shall design and construct all proposed public water and sewer facilities, in accordance with established criteria in the current edition of the City of San Diego Water and Sewer Facility Design Guidelines and City regulations, standards and practices.

INFORMATION ONLY: • The issuance of this discretionary use permit alone does not allow the immediate commencement or continued operation of the proposed use on site. The operation allowed by this discretionary use permit may only begin or recommence after all conditions listed on this permit are fully completed and all required ministerial permits have been issued and received fmal inspection.

Page 6 of8

ATTACHMENT 6 • Any party on whom fees, dedications, reservations, or other exactions have been imposed as conditions of approval of this Permit, may protest the imposition within ninety days of the approval of this development permit by filing a written protest with the City Clerk pursuant to California Government Code-section 66020. • This development may be subject to impact fees at the time of construction permit issuance.

APPROVED by the Hearing Officer of the City of San Diego on March 18, 2015, and Resolution No. HO-- - - -

Page 7 of8

ATTACHMENT 6 Conditional Use Permit 1373200 Date of Approval: March 18,2015

AUTHENTICATED BY THE CITY OF SAN DIEGO DEVELOPMENT SERVICES DEPARTMENT

Patricia J. FitzGerald Development Project Manager

NOTE: Notary acknowledgment must be attached per Civil Code section 1189 et seq.

The undersigned Owner/Permittee, by execution hereof, agrees to each and every condition of this Permit and promises to perform each and every obligation of Owner/Permittee hereunder.

By ____________________________ GREENTREE FAMILY, LLC Owner

By ____________________________ EFEKTA CABRILLO Permittee

NOTE: Notary acknowledgments must be attached per Civil Code section 1189 et seq.

Page 8 of8

ATTACHM ENT 7

THE CnY OF SAN DIEGO

Date of Notice: February 27, 2015

NOTICE OF RIGHT TO APPEAL ENVIRONMENTAL DETERMINATION DEVELOPMENT SERVICES DEPARTMENT SAP No. 24005193

PROJECT NAME/NUMBER: EF International Language CUP/392464 COMMUNITY PLAN AREA:

Pacific Highway

COUNCIL DISTRICT: 2 LOCATION: The project is located at located at 3475 Kenyon Street, San Diego, California. PROJECT DESCRIPTION: Conditional Use Permit (CUP) to convert an existing 178,885 square foot hospital facility to an approximately 183,000-square-foot International Language School to accommodate up to 1500 students and 40 classrooms, including dormitory facilities for 450-700 students, conversion of an existing 5,000-sqaure-foot building to a Student Activities Center, addition of outdoor recreational space (consisting of a swimming pool, a small soccer field and two volleyball courts) and to maintain an adj acent existing single family residence. The project would take place at an existing developed center where existing public utilities are in place to serve the proposed international language school. ENTITY CONSIDERING PROJECT APPROVAL: City of San Diego Hearing officer ENVIRONMENTAL DETERMINATION: This project is exempt pursuant to the California Environmental Quality Act Sections 15301 (Existing Facilities) and 15303 (New Construction) ENTITY MAKING ENVIRONMENTAL DETERMINATION: City of San Diego STATEMENT SUPPORTING REASON FOR ENVIRONMENTAL DETERMINATION: The City of San Diego determined that the project would qualify to be categorically exempt from CEQA pursuant to Sections 15301 (Existing Facilities) and 15303 (New Construction). 15301 allows for the minor alterations to existing public or private structures involving negligible expansion of use. 15303 allows for the construction of accessory structures such as swimming pools on a site not containing sensitive resources. Since the project is located on a site devoid of sensitive resources and vehicle trips associated with the school would be less than the hospital use the project qualifies to be categorical exempt from CEQA. Furthermore based upon the previously developed nature of the site the exceptions listed in CEQA Section 15300.2 would not apply.

DEVELOPMENT PROJECT MANAGER: MAILING ADDRESS: PHONE NUMBER:

PJ Fitzgerald 1222 1st Avenue, San Diego, CA 92101 (619) 446-5107

On February 27,2015 the City of San Diego made the above-referenced environmental determination pursuant to the California Environmental Quality Act (CEQA). This determination is appealable to the City Council. If you have any questions about this determination, contact the City Development Project Manager listed above. Applications to appeal CEQA determination made by staff (including the City Manager) to the City Council must be filed in the office of the City Clerk within 10 business days from the date of the posting ofthis Notice and therefore the appeal would end on 3/ 13/2015. The appeal application can be obtained from the City Clerk, 202 'C' Street, Second Floor, San Diego, CA 92101. This information will be made available in alternative formats upon request.

ATTACHMENT 8

PENINSULA COMMUNITY PLANNING BOARD MINUTES 3701 Voltaire St., Point Lorna Library Nov. 20, 2014,

Scheduled 6:30-9:15 p.m.

APPROVED MINUTES Present: Nicole Burgess, Dominic Carnevale, Patricia Clark, Bruce Cook, Bruce Coons, David l.

Dick, Jon Linney, Peter Nystrom, Julia Quinn, Jarvis Ross, Mike Ryan, Don Sevrens, Paul Webb Absent: Mark Krencik, Jay Shumaker

Called to order at 6:35 p.m.

PARLIAMENTARY ITEMS 1. Approval of Agenda . One item (Wabaska circle) delayed, one item (Seventh -day Church cell tower) inadvertently omitted from agenda heard as non -public information item with no vote taken . Motion by Ross, second by Coons. Vote 10-0. Abstaining: Paul Webb (Brown Act concerns) . Not voting: Burgess (late) and Dick (late). 2. Approval of October 2014 minutes. Approved 10-0, Burgess, Carnevale and Webb abstaining because of absences 3. Secretary's Report- Don Sevrens {None) 4. Treasurer's Report- Patricia Clark Reported $1.58 in treasury, appealed for donations to cover arrearages on Website bill incurred prior to July 1, 2014 when city stipend kicked in Chair Report- Julia Quinn. Briefed board on requirements for 2015 election. Terms expiring are Carnevale, Coons, Krencik, Quinn and Ryan.

NON-AGENDA PUBLIC COMMENTS KORLA EAQUINTA- Expressed concerns that projects of four units or less are being approved

through a ministerial process escaping board and public review, then being moved forward through map waivers. MIKE STEVENS- Said enclosed parking spaces at units are being rented out to non-residents in

a flagrant violation of Municipal Code. Said Code Enforcement will only respond if the complaint is from a neighbor.

ATTACHMENT 8

ACTION ITEMS 1. Approval of letter to city regarding new permit application for 1676 Plum St .-

Presentation by Jon Linney/ Jerry Lohla and Danna Nicholas/ deputy city attorney. Proposed letter asked Department of Development Services to halt processing or review of any new permits for the site until seven counts of criminal charges have been fully adjudicated. Lohla predicted the long-unfinished house will never be built but neighborhood will continue to suffer. Nicholas said 111n this case Mr. Mendiola earned himself a criminal complaint. 11 She said the only way he can finish is to get new permits and that a plea agreement might resu lt in a finish/ demolition or sale. No trial date has been set. Motion by Sevrens/ Second by Linney to send letter to city. Failed. Yes (5) : Cook/ Jarvis/ Linney/ Nystrom/ Sevrens. No (7): Burgess/ Carnevale/ Clark/ Coons/ Dick/ Ryan/ Webb. 2. EF International Language School at former Cabrillo Hospital site- Presentation by Shawna Sullivan Only a single-family home is our district. The rest of the high-rise/ parking lot and proposed recreation area is in the Midway district. Motion by Burgess/second by Jarvis to approve project. Passed. Yes (10): Burgess/ Clark/ Cook/ Coons/ Dick/ Linney/ Nystrom/ Ross/ Sevrens/ Webb. No (2) : Carnevale/ Ryan . 3 . Pump Station No. 2 Power Reliability and Surge Protection Project, 4077 N. Harbor Dr. - Presentation by Genene Lehotsky1 City of San Diego Department of Public Works.

Additional pumps and new housings to be installed at present site bordering North Harbor Drive. This was an action item at the request of the Coastal Commission. Motion to approve by Ryan/ second by Webb. Approved by unanimous vote. 4. Carleton Street Map Waiver, Project No. 373548, 3015-3021 Carleton St.

Map waiver to construct four residential condominiums at building currently under construction. Applicant: David Parot Discussion pointed out that the project received ministerial approval, escaping board and public review. It was pointed out that the third floor //lofts// or //dens// contain closets and bathrooms and are really third bedrooms and violate Municipal Code parking requirements. Also/ testimony pointed out there has been extensive advertising of three-bedroom units although the applicant denied responsibility for the advertising. The applicant said it was identical to other 30-foot condos in Roseville which generated discussion from board and the public of unhappiness with loopholes leading to substandard buildings and destruction of comunity character. Sevrens: Complained of obfuscation and seemingly misleading statements by the project manager and the applicant as to perceived violations of the Municipal Code .

ATTACHMENT 8

Midway Community Planning Group Agenda DATE: PLACE: TIME:

1. 2. 3. 4. 5.

Wednesday, November 14, 2014 San Diego Community College- West City Campus 3249 Fordham St.. Room 208; San Diego CA 92110 3:00PM

Call to Order Introductions Approval of Minutes Public Comment City and Government Office Reports a. Council District 2 office- Tracy Cambre b. Mayor's office c. Planning Department- Tait Galloway d. Police Department- Officer David Surwilo e. Regional Airport Authority - Peggy Cooper f. County Supervisor District 4 office - Sterling McHale g. State Senator Marty Block office - Roberto Alcantar h. Assemblymember Toni Atkins office - Rachel Gregg i. Congressman Scott Peters office- Sarah Czarnecki

6. Chair Report: Melanie Nickel (and any other member with information of interest) 7. Reports/Presentations: a. Action item: Conditional use permit for EFF International Language School: Shawna Sullivan, EF Education First b. Information item: North Bay Greening Plan : Melissa Garcia, city of San Diego c. Possible action item: Tree recommendations in the Midway Community Plan and the North Bay Conceptual Plan 8. Community Planners Committee Report: Melanie Nickel 9. Airport Noise Committee Report: Victor Ravago 10. Business Improvement District Report: Victor Ravago 11 . Old Business: 12. New Business: 13. Adjournment

ATTACHMENT 8

Midway Community Planning Group Recommendation

From: Melanie Nickel [mailto:[email protected]]

Sent: Thursday, November 20, 2014 12:41 PM To: Fitzgerald, PJ Subject: Re: Project Assessment- EF-Education First Cabrillo Hospital (392464)

There were no issues and we approved it without conditions. In fact the planning group is quite enthusiastic about this project, we think it will be a net positive for the community. --Melanie On Thu, Nov 20, 2014 at 12:33 PM, Fitzgerald, PJ wrote: Good afternoon MelanieYour email works perfectly- Thanks! May I ask ifthere were any issue areas the group was concerned about, or any conditions of approval (not necessary, but we need to note on the Hearing Officer Report if there are any). Also, I got your vmail about your phone# - I'll look into that and have your phone# changed if it's incorrect on our master list. Thanks--PJ

From: Melanie Nickel Sent: Thursday, November 20, 2014 12:27 PM To: Fitzgerald, PJ Subject: Re: Project Assessment- EF-Education First Cabrillo Hospital (392464) Hi, PJ! I can't find the form I usually use to report the planning group's action. Can you email the form to me? Or can you just take my report by email? We heard the issue ofthe EF International School CUP application at our regular meeting yesterday, November 19, 2014, and we approved it unanimously, 7-0-0. Thanks! --Melanie Nickel, chair, Midway Community Planning Group

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ATTACHMENT 9

EFEKTA CABRILLO INC. Action of Directors in Lieu of a First Meeting September 12, 20 14 The undersigned, being all of the members of the Board of Directors of Efekta Cabrillo Inc., a Delaware corporation (the "Corporation"), and acting in accordance with Section 141 (f) of the Delaware General Corporation Law, consent to the adoption of the following resolutions: RESOLVED:

That the adoption of the By-Laws of the Corporation, the establishment of the number of directors that constitute the full Board and the appointment of the initial directors of the Corporation by the sole incorporator of the Corporation be, and they hereby are, ratified and confirmed.

RESOLVED:

That the following persons be, and each of them hereby is, elected to the offices of the Corporation set forth opposite their respective names, each to serve, subject to the By-Laws of the Corporation, until his or her successor is elected and qualified or until his or her earlier death, resignation or removal: PRESIDENT:

Christoffer Abramson

TREASURER:

Bruce Strong

SECRETARY:

Bruce Strong

RESOLVED:

That the fiscal year of the Corporation shall end on September 30 of each year.

RESOLVED:

That an office of the Corporation be established and maintained at 8 Education Street, Cambridge, MA 02141.

RESOLVED:

That the attached fonn of stock certificate is adopted and prescribed as the form of stock certificate for the common stock, $0.01 par value, of the Corporation ("Common Stock").

RESOLVED:

That the President, Secretary and Treasurer of the Corporation (collectively, the "Proper Officers") hereby are, and each of them acting singly hereby is, authorized to adopt the corporate seal of the Corporation and to affix an impression of such seal in the margin.

RESOLVED:

That the Proper Officers, with any two of them acting j ointly hereby are authorized to designate a depository ofthe funds of the Corporation, and that the banking and borrowing resolutions appearing on the certificate recorded with these resolutions in the minute book and incorporated in this vote by reference are adopted.

AcrivcUS 133872382v.l

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t

ATTACHMENT W

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THE ORIGINAL OF THIS DOCUMENT WAS RECORDED ON SEP 29, 2005 DOCUMENT NUMBER 2005-0844489 GREGORY J . SMITH. COUNTY RECORDER SAN DIEGO COUNTY RECORDER'S OFFICE PM TIME: 3:58

RECORDING REQUESTED BY CITY OF SAN DIEGO C11YCLERK

WHEN RECORDED MAIL TO

PERMIT INTAKE MAIL STATION 501 JOB ORDER NUMBER: 42-2234

SPACE ABOVE THIS LINE FOR RECORDER'S USE

CONDITIONAL USE PERMIT NO. 211334 (AMENDMENT TO CONDITIONAL USE PERMIT NO. 88-0252) CABRILLO HOSPITAL- PROJECT NO. 23708 CITYCOUNCll.. This Conditional Use Permit No. 211334 (amendment to Conditional Use Pennit No. 88-0252) is granted by the City Council of the City of San Diego to Lorna Cabrillo LLC., Owners/Permittees, pursuant to the San Diego Municipal Code. This permit shall amend and supercede Conditional Use Pennit No. 88-0252. The subject property is located at 3425 Kenyon Street in the C0-1-2 zone within the Midway/Pacific Highway Corridor Community Plan. The project site is legally described as Parcel 2 ofVesting Tentative Map No. 211022 {previously known as Parcell of PM No. 19321) and Parcell ofPM 1953.. · Subject to the terms and conditions set forth in this Permit, permission is granted to Owner/ Pennittee to modify the project related property boundaries, demolish two existing medical buildings and otherwise maintain and operate an existing hospital facility, described and identified by size, dimension, quantity, type, and location on the approved Exhibit A dated June 21, 2005 on file in the Development Services Department. The project or facility shall include: a

An existing 178,885 square-foot hospital building containing 200 beds;

b. An existing 4 7,880 square-foot medical office building; c. An existing 5,070 square-foot office building; d. Landscaping {planting, irrigation and landscape related improvements); e. Off-street parking facilities; f. Accessory improvements determined by the City Manager to be consistent with the land use and development standards in effect for this site per the adopted community plan, California -Page 1 of7-

ORIGINAL ]

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ATIACHMENT 10

Environmental Quality Act Guidelines, public and private improvement requirements of the City Engineer, the underlying zone(s), conditions of this Permit, and any other applicable regulations of the SDMC in effect for this site. STANDARD REQUIREMENTS:

1. Recordation of project documents in the office of the County Recorder must commence and be pursued in a diligent manner within thirty-six months after the effective date of final approval by the City, following all appeals. Failure to utilize the permit within thirty-six months will automatically void the permit unless an Extension of Time has been granted. Any such Extension of Time must meet all the SDMC requirements and applicable guidelines in effect at the time the extension is considered by the appropriate decision maker. No permit for the construction, occupancy or operation of any facility or improvement described 2. herein shall be granted, nor shall any activity authorized by this Permit be conducted on the premises until: a. The Owners and Permittees sign and return the Pennit to the Development Services Department; and b. The Permit is recorded in the Office of the San Diego County Recorder. 3. Unless this Permit has been revoked by the City of San Diego the property included by reference within this Permit shall be used only for the purposes and under the tenns and conditions set forth in this Permit unless otherwise authorized by the City Manager.

4.

This Permit is a covenant running with the subject property and shall be binding upon the Permittee and any successor or successors, and the interests of any successor shall be subject to each and every condition set out in this Permit and all referenced documents.

5.

The utilization and continued use of this Permit shall be subject to the regulations of this and any other applicable governmental agency.

6. Issuance of this Permit by the City of San Diego does not authorize the Pennittee for this permit to violate any Federal, State or City laws, ordinances, regulations or policies including, but not limited to, the Endangered Species Act of 1973 [ESA] and any amendments thereto (16 U.S.C. § 1531 et seq.).

7.

Notwithstanding any other provision in this Conditional Use Permit, existing structures, improvements, landscaping, and fixtures (including lighting), that remain unaltered and are not a part of the new construction shown on Exhibit A, shall not be subject to any new requirements or to compliance with existing building, fire, mechanical and plumbing codes, since they would · retain previously conforming rights in accordance with the San Diego Municipal Code Chapter 12, Article 7, Division 1. Conditions and requirements herein relating to the issuance of permits or certificates, or to grading or construction to be undertaken by Owner/Permittee, shall apply only to the new construction shown on Exhibit A. -Page2 of7 -

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ORIGINAL] ..

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ATTACHMENT 10 -

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8. Before issuance of any building permits, complete working drawings shall be submitted to the City Manager for approval. Plans shall be in substantial conformity to Exhibit A. No changes, modifications or alterations shall be made unless ,appropriate application(s) or amendment(s) to this Pennit have been granted. · 9. All of the conditions contained in this Permit have been considered and have been determined to be necessary in order to make the findings required for this Permit. It is the intent of the City that the holder of this Permit be required to comply with each and every condition in order to be afforded the special rights which the holder of the Permit is entitled as a result of obtaining this Permit.

In the event that any condition of this Permit, on a legal challenge by the Owner/Permittee of this Permit, is found or held by a court of competent jurisdiction to be invalid, unenforceable, or unreasonable, this Permit shall be void. However, in such an event, the Owner/Permittee shall have the right, by paying applicable processing fees, to bring a request for a new permit without the "invalid" conditions(s) back to the discretionary body which approved the Permit for a determination by that body as to whether all of the findings necessary for the issuance of the proposed permit can still be made in the absence of the "invalid" condition(s). Such bearing shall b.e a bearing de novo and the discretionary body shall have the absolute right to approve, disapprove, or modify the proposed permit and the condition(s) contained therein.

WATER REQUIREMENTS: 10. For any future development on the hospital-to-remain site, the subdivider shall remove the existing water services and install new services and meters of appropriate size to serve the future development. These new services must be located within or adjacent to the Kenyon Street right-ofway frontage ofParcel1 of Map 19321.

WASTEWATER REQUIREMENTS: 11 . No structures or landscaping that would inhibit vehicular access shall be installed in or over any public sewer access easement. No trees or shrubs exceeding three feet in height at maturity shall be installed within ten feet 12. of any public sewer facilities. LANDSCAPE REQUIREMENTS: 13. No change, modification or alteration shall be made to the project unless appropriate application or amendment of this Permit shall have been granted by the City. 14. Prior to issuance o,f any construction permits for structures (including retrofitting of the existing hospital structure), complete landscape and irrigation construction documents consistent with the Landscape Standards (including planting and irrigation plans, details and specifications) -Page 3 of7-

[ ORIGINAL ]



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ATTACHMENT 10

shall be submitted to the City Manager for approval. The construction documents shall be in substantial conformance with Exhibit 'A', Landscape Development Plan.

.

15. Prior to issuance of any engineering petmits for right-of-way improvements, complete landscape construction documents for right-of-way improvements shall be submitted to the City Manager for approval. Improvement plans shall take into account a forty square foot area around each tree which is unencumbered by utilities. Driveways, utilities, drains, water and sewer laterals shall be designed so as not to prohibit the placement of street trees. 16. Prior to any utility stub out, for wet and dry utilities, a plot plan shall be submitted to the Landscape Section of Development Services. The plot plans shall coordinate all utilities and driveways with the required Street Trees. The location of the Street Trees shall be in substantial conformance with Exhibit 'A,' Landscape Development Plan. 17. Prior to issuance of any Certificate of Occupancy (including retrofitting of the existing hospital structure), it shall be the responsibility of the Permittee or subsequent Owner to install all required landscape and obtain all required landscape inspections. A No Fee Street Tree Permit, if applicable, shall be obtained for the installation, establislunent and on-going maintenance of all · street trees. 18. All required landscape shall be maintained in a disease, weed and litter free condition at all times. Severe pruning or "topping" of trees is not pennitted unless specifically noted in this Permit. The trees shall be maintained in a safe manner to allow each tree to grow to its mature height and spread. 19. Prior to any grading (building permit) the Permittee or subsequent Owner shall enter into a Landscape Maintenance Agreement for all landscape improvements. The Landscape Maintenance Agreement shall be approved by the Landscape Section of Development Services and the City Manager. 20. If any required landscape (including existing or new plantings, hardscape, landscape features, etc.) indicated on the approved construction document plans is damaged or removed during demolition or construction, it shall be repaired and/or replaced in kind and equivalent size per the approved documents to the satisfaction ofthe City Manager within 30 days of damage or Certificate of Occupancy. 21. Non-contiguous sidewalks: Prior to issuance of any engineering permits for right-of-way improvements, complete landscape and irrigation construction documents consistent with the Exhibit 'A' Landscape Development Plan shall be submitted to the City Manager for approval. The improvement plans shall reflect non-contiguous sidewalks and shall provide a forty square foot street tree growing area (for each tree) that is located within the parkway between the sidewalk and back of curb.

- Page4 of7-

ORIGINAL

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ATIACHMENT 10 ·

I

TRANSPORTATION REQUIREMENTS: 22. No fewer than 483 off-street parking spac~s shall be maintained on the property at all times in the approximate locations shown on the approved Exhibit A. Parking spaces shall comply at all times with the SDMC and shall not be converted for any other use unless otherwise authorized by the City Manager. 23. This project shall comply with all current street lighting standards according to the City of San Diego Street Design Manual (Document No. 297376, filed November 25, 2002) and the amendment to Council Policy 200-18 approved by City Council on February 26,2002 (Resolution R-296141) satisfactory to the City Engineer.

PLANNING/DESIGN REQUIREMENTS: 24. New Parking Lot Lighting: Prior to the issuance of any engineering or building permits, complete outdoor lighting information shall be submitted to the Development Services Department, Land Development Review Division, for review and approval. Complete lighting information shall include a plan view photometric analysis indicating an isofoot candle plot and a point by point plot to include all areas within the private property and to extend a minimum of 50 feet beyond the property line, construction details as necessary to direct installation of the outdoor lighting system, manufacturers name, visors, prisms, lenses and reflectors and a lighting plan locating each fixture in plan view and a legend. The outdoor lighting system shall be designed, manufactured and installed to allow shading, adjusting, and shielding of the light source so all outdoor lighting is directed to fall only onto the same premises as light sources are located.

25.

As required by Conditional Use Permit No. 88-0252, charging for on-site parking shall be subject to the following conditions: • • • •

Employees will not be assessed a fee for parking on-site; Through a validation system, patients and visitors will not be charged for on-site parking; Adequate signs are to be placed informing the public of the validation system; The first hour will be free of charge. For every half-hour thereafter, the charge will be $0.50. The maximum daily charge will be $10.00.

26. There shall be compliance with the regulations of the underlying zone(s) unless a deviation or variance to a specific regulation(s) is approved or granted as a condition of approval ofthis Permit. Where there is a conflict between a condition (including exhibits) of this Permit and a regulation of the underlying zone, the regulation shall pre~ail unless the condition provides for a deviation or variance from the regulations. Where a condition (including exhibits) of this Permit establishes a provision which is more restrictive than the corresponding regulation of the underlying zone, then the condition shall prevail.

- Page 5 of7 -

ORIGINAL

~~~~~~~~~~~~~~~~~~~~~~-A~CHMENTlO ~



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27. Any future requested amendment to this Permit shall be reviewed for compliance with the regulations of the underlying zone(s) which are in effect on the date ofthe submittal of the requested amendment. The subject property and associated common areas on site shall be maintained in a neat and 28. orderly fashion at all times.

ENGINEERING REQUIREMENTS: 12. The subdivider shall replace any damaged sidewalk with City standard sidewalk, along the project frontage on Kenyon Street, per Standard Drawings G-7 and G-9. 13. The subdivider shall obtain an Encroachment Maintenance and Removal Agreement for any approved structures or landscaping, including private utilities and/or facilities and enhanced paving, installed in or over any public easement or right-of-way. 14. This Conditional Use Permit shall comply with the conditions of the parcel map for Vesting Tentative Map No. 211022.

INFORMATION ONLY: •

Any party on whom fees, dedications, reservations, or other exactions have been imposed as conditions of approval of this development permit, may protest the imposition within ninety days of the approval of this development permit by filing a written protest with the City Clerk pursuant to California Government Code section 66020.



For clarification purposes, Exhibit A includes letter from the Development Project Manager of the City of San Diego addressed to Lorna Cabrillo, riC, 3242 Columbia, LLC and 2419 29th Street, L.L.P. dated May 26, 2005.

APPROVED by the City Council ofthe City of San Diego on June 21,2005.

ORIGINAL

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ATTACHMENT 10 -

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AUTHENTICATED BY THE CITY MANAGER

The undersigned Permitted, by execution hereof, agrees to each and every condition of this Permit and promises to perfonn each and every obligation of Permittee hereunder. Lorna Cabrillo LLC ~

By~a~~.......,.;..~~W~~~ - ~~~ All~h J_ if;~~

By ______________________________ NOTE: Notary acknowledgments

Must be attached per Civil Code Section 1180 et seq.

ORIGINAL -Page 7 of7-



ATTACHMENT 10 • ...

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STATE OF CALIFORNIA COUNTY OF SAN DIEGO

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ss.

On September 27, 2005 before me, Carolyn Rodriguez, Notary Public, personally appeared Alan J. Kuebler, proved to me on the basis of satisfactory evidence to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the· instrument the person, or the entity upon behalf of which the person acted, executed the instrument.

~~· • • • ;;R~L;;R;O;G~~ ~ Comrrusslon 1 1340079 i ' Notary Public- California ~ -

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San Diego County

MyConvn. Elcpires Jan 17 2008 uuwucccewwC:,u

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CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT ~«'...e<'..f!S'«l':<"~~.t'<'«"«.e<'~N~-!:K'N.l':('H~AJ('..e<'..Q¢~..!!1('N-i'X'.l'X'.e<'a~

State of Ca-1-if-or-n-ia----"<------------' .} ss. County of San Diego On

S€f16nBM .291 6c05 ,

before

me,

Phillip D. Bill. Notary Public

Date

personally

Name and Title of OffiCer (e.g., •Jane Doe, Ncla'Y PIA:IIIc1

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appeared

8P.ouG'ti7ol\l' Nam.(s) Dl Signtr(e)

E1Personally known to me 0 proved to me on the basis of satisfactory evidence to be the perso$) whose name~ is.tare. subscribed )9-Ah~ within instrument and acknowledg to me that ~~ executed the same in l:ler.ltReir authorized capacity(iest, and that by signature(at'on the instrument the perso'*/. or the entity upon behalf of which the perso~ acted, executed the instrument.

P~ Notaty Seal Above

------------------------OPTIONAL----------------------Though the information below is not required by Jaw, it may prove valuable to persons relying on the document and could prevent fraudulent removal and reattachment of this form to another document.

Description of Attached Document

litle or Type of Document: -~C.... u.I.L,P_

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Document Date: ----""'"-1t.P.LuJ"""'t...__...:::iY~1t---Jo?.tf0=~5'------- Number of Pages:

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Slgner(s) Other Than Named Above: - - - - - - - - - - - - - - - - - - - - - - - - - -

Capacity(ies) Claimed by Slgner(s) Signer's Name: - - - - - - - - - - - - 0 Individual 0 Corporate Officer- litle(s): - - - - - - 0 Partner - 0 Limited 0 General RIGHI TliUMBPRINT OFSlGNER 0 Attorney in Fact Top of thumb here 0 Trustee 0 Guardian or Conservator 0 Other: - - - - - - - - -

0 0 0 0 0 0 0

Signer Is Representing: _ _ _ __

Signer Is Representing: _ _ _ __

Signer's N a m e : - - - - - - - - - - - - Individual Corporate Officer- Tttle(s): - - - - - - - Partner - 0 Limited 0 General RIGHT TliUMflPRI~/T OF SIGNER Attorney in Fact Top of thumb here Trustee Guardian or Conservator Other.---------

:itii\Ci!l.~~~~«~~«~~iZ(,~'i:lt«««~~"'Qt~-Qt«~'iit~~ 0 2004 National No.. 'Y Auoclation • 9350 De Solo Ave .. P.O. 80l< 2402 • ChellwOrlh, CA 91313·2402 Item No. 5907 Reon!er. CeQ Toii·Free 1-li00-8~7

ORIGINAL

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EF EDUCATION Conditional Use Permit

ATTACHMENT 11

Sheet Index A1.00 A1.01 A1.02 A1.03 A1.04 A1.05 A2.00 A2.01 A2.02 A2.03 A2.04

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ATIACHMENT 11

PRIMARY VEHICULAR ENTRANCE SHARED DRIVEWAY WITH EXISTING MEDICAL BUILDING

NOTES:

1.

FOR EXISTING CONDITIONS SEE SHEET C1 .00- EXISTING CONDITIONS

2.

SEE LANDSCAPE L 1.00 FOR FURTHER DETAIL

LEGEND ·ACCESS IBLE PATH

OF

TRAVEL (2% MAX SLOPE/ CROSS SLOPE TYP.)

3.

SEE SHEET C1.0 1 FOR EXISTING AND

26' WIDE FIRE TRUCK ROUTE

PROPOSED EASEMENTS

4.

SEE SHEET C1 .01 FOR EXISTING STREET

••••• ------COl

·FIRE HYDRANT

IMPROVEMENTS AND UTILITIES

PARKING: EXISTING

~ ~

PROPOSED/NEW

DEDICATED MOB PARKING 163$TALLS

®

PARKING REMOVAL

PA

PLANTER AREA

PARKING SUMMARY: PARKING REQUIRED (PER USA MEMO) EXISTING GUTTER SEE CIVIL

288 STALLS TOTAL 163 STALLS TOTAL (MOB) 38 STALLS (EF STUDENTS) 85 STALLS (EF FACULTV/STAFF) 2 STALLS (SINGLE FAMILY RESIDENCE)

10' SETBACK

7 NJA (REQUIRED 201 - 300) 6 MOTORCYCLE (2%) 6 BICYCLE (2% AUTO)

PER TABLE 131-050

PARKING PROVIDED

290 STAL LS TOTAL

,-l

EXISTING

RETAINING WALL

BLDG-A EXIS~~OSPIT.Aib-BUI-bDING 178,885SF HEIGHT: 144' TYPE: I

I I: :I

:111-I

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I

I

L

I I I I I

3475 KENYON _ _

~ ~~~FRigT~~~Ep~~gEON-SITE /

I

= 15 BIKE PARKING

BICYCLE

PARKING TYP.

SEEA1.2

(

EXISTING PLANTING AREA

163 STALLS TOTAL (MOB)(!) 40 STALLS (EF STUDENTS) 85 STALLS (EF FACULTV/STAFF) 2 STALLS (SINGLE FAMI LY RESIDENCE) 8ADA 15 MOTORCYCLE (5%)

150+ BICYCLE 15 BICYCLE INDOOR ON-SITE SECURED SPACES PROVIDED (5%)

PARKING CALCULATIONS

AND USA MEMO (2)

MEDICAL OFFICE B UILDING PEAK PARKING CALCULATIONS ~AR K IN G

REQUIRED= GSF/1000 X PPD (3.4)- PER SDMCU TABLE 142·051

II I

PER RATES BELOW

GSF/1000

PEAK PARKING DEMAND

X

PARKING $ TAUS REQUIRED

3.4

163

EF STUDENT PEAK PARKING CALCULATIONS PARKING REQUIRED = (85% OF MINIMUM] X (REDUCTION RATE PER USA SURVEY] EF STUDENTS 85% OF THE MINIMUM REQUIRED IN AT PEAK A TRANSIT ZONE 1500

.85

I

REDUCTION RATE

X

J

3%

·l

PARKING REQUIRED PER STUDENT

=

.0255

TOTAL PARKI NG

REQUIRED X

1500

=38 SPACES

EF FACULTY/ STAFF PEAK PARKING CALCULATIONS PARKING REQUIRED= (85% OF MINIMUM)

EXISTING SLOPED

EXISTING RETAINING WALL

PLANTING AREA

~SINGLE FAMILY RESIDENCES~

.' I

I

----------------

((SINGLE FAMILY RESIDENCE NEIGHBORHOOD

FOOTNOTES: -

(j) SPACES 1 T HROUGH 163 ARE ALLOCATED TO THE MEDICAL OFF ICE BUILDING (MOB) USES THROUGH A SHARED PARKING AGREEM ENT.

\ I

(2) URBAN SYSTEMS ASSOCIATES, INC. (USA)

NORTH

CABRILLO HOSPITAL SITE- TRIP GENERATION, TOM AND PARKING MEMORANDUM (FEBRUARY 2015)

I Name; Addreu: Phone:

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CARRIER JOiiNSON 1301 THIRD AVENUE SAN OtEGO. CA 921 0 1 (619) 2J9-2JSJ

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SITE PLAN SCALE: 1"=30'

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March 6th, 2015

EF EDUCATION FIRST CUP

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TYPICAL RESIDENTIAL FLOOR FLOORS 4-10

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PINK TYPICAL: (24) 3 STUDENT DORM ROOM PINK CORNER: (3) 4 STUDENT DORM ROOM TOTAL PINK STUDENTS: 84 THIS OPTION TOTAL STUDENTS THIS FLOOR: 84 FLOORS 4-10 7 FLOORS X 84= 588

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---PRIOPO•SED SIGN TO REPLACE EXISTING. SIGN AREA - MAX. 225 SF. PROPOSED SIGN DIMS - 13'X17' APPROX.

NO EXTERIOR ALTERATIONS PROPOSED

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ATTACHMENT 11

NO EXTERIOR ALTERATIONS PROPOSED

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NO EXTERIOR ALTERATIONS PROPOSED lane

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EF EDUCATION FIRST 3455 KENYON ST, San Diego, CA 92106

WEST ELEVATION

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ATTACHMENT 11

NO EXTERIOR ALTERATIONS PROPOSED IUIM AdttctU

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ATTACHMENT 1 1 EXISTIHG OFFICE BUILDING- BUILDING B

SOUTli ELEVATION- BUILDING B

NORTH ELEVATION- BUILDING B

WEST ELEVATION- BUILDING B

EAST ELEVATION -BUILDING B

EAST ELEVATION- BUILDING C

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EF EDUCATION FIRST 3455 KENYON ST, San Diego, CA 92106

TITlE PAGE: LANDSCAPE SITE PLAN SCALE:

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PROFESSIONAL 2 TilE CONS !RUCTION MANAGER IS RESPOII IDlE FOR PREVENTING DM.IAGE TO All EXISTING TREES. A) CONSTRUCTION AND MAJNTi_NAN.c_E STAFF St-W.l AVOID UNN,E CESSARY

ACI'IVITl£!1 wrrttiN 1\11! ORIPWIE OF All 'IRECS

KENYON STREET

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6. fllE OWNERftRMITTEE SHALLSUBMil THE CER TIFIED DONSULTING ARIIORISrS Vi.IIIFICATION LETI'EP TO MMC Bl!roR£ SCJIEJllJLING A SIT!< IIISI'I;CTtON WJTH1,4140, '!HERE AND/OR &UILDING 1NSOECTOR, CERTIFIED CONSUL'11NG AABORIS T, A>ID LANDSCAPE PROFESSIONAL

PINUS RAtliAM

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PINU5 RAilii\T/1

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PINIIS RADIATA

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OF A>lY "'"0. AAE I'ROHIDITED. Dl TilE. EXIST ING GRAOe:SiiAll tK!T BE DISTURBED UNLESS OTHERWISE APPIIOIIEO BY t.l 1C, THE fiE. ANOIOR SUILtltNG INSPECTOR.

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E) ROOT SY!ITEt.IS SHALl BE PROTECTED FAOt.l fLOODING, EROSION, CHEMICAL SPILLS, AND EXCESSIVE VARJI\TIONSIN soll t.IOISTURE BY CONSTII\lCTION ACTMIY

P1NUS RADIAl A

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CUPANtOPSIS ANACA.RDtOtOES



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CUPANIOI'SIS ANACAADIOIOES

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TREE PROTECTION NOTES:

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MARCH 6. 2015

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report to the hearing officer - City of San Diego

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