City of Culver City, California
Redevelopment Agency Agenda Item Report
RECOMMENDATION:
Staff recommends the Culver City Redevelopment Agency (the “Agency”) consider
modifying the restriction in the Jefferson Boulevard Industrial Area Design for
Development (“DFD”) that prohibits schools or education institutions for grades K-12.
The modification relates to STAR Prep Academy, the school component of STAR
ECO Station, located at 10101 Jefferson Boulevard (the “Site”).
The Agency could:
1) Not modify provisions of the DFD and advise STAR Prep Academy to cease and
desist; or
2) Authorize staff to modify, as needed, provisions of the DFD to allow STAR Prep
Academy and require them to apply for an after-the-fact Conditional Use Permit
(“CUP”) from the Culver City Planning Commission to make necessary
improvements to the Site.
BACKGROUND:
In 1981, a variance was issued at the Site to allow shared parking so that a school
for adults could operate. The school was only allowed to operate during the
evenings and on weekends when other businesses in the area weren’t utilizing the
weekday parking spaces. The variance was conditioned to become null and void
should a required parking agreement be terminated or should a business (other than
a school operating during the evenings and weekends) be in operation.
Meeting Date: 8/21/06 Item Number: A-1
AGENDA ITEM: Consideration of a Modification to the Jefferson Boulevard
Industrial Area Design for Development Restriction that Prohibits the Location of
STAR Prep Academy, the school component of STAR ECO Station, located at
10101 Jefferson Boulevard.
Contact Person/Dept.: Kriss Casanova/CDD Phone Number: (310) 253-5769
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [] Action Item: [X] Attachments: [X]
Public Notification: Letter to STAR ECO Station (07/24/06); Postcards were mailed to
all property owners and occupants within 300 feet of the site (07/31/06); Master
Notification List (8/16/06).
Department Approval:
Susan Evans 08/03/06
Exec. Director Approval:
Jerry Fulwood 08/16/06
City Controller Approval: City of Culver City, California
Redevelopment Agency Agenda Item Report
Subsequently, different adult schools (including one that prepared law students to
take the Bar exam) occupied the site. These adult schools operated at the site
during the evenings and weekends, and utilized the shared parking agreement.
In 1987, the ERAS School (now located at Machado Road and Sepulveda
Boulevard) moved to the Site. The ERAS school, operating as a traditional school
for children with learning disabilities, occupied the Site after obtaining a business
license from the City of Culver City. At that time, ERAS should have been required
to obtain a CUP due to their inability to satisfy conditions of the original variance they
had, due to the fact they had weekday operations (and therefore could not practically
share parking spaces with adjacent uses also operating during the day).
In 2000, ERAS moved to their new location at Machado Road and Sepulveda
Boulevard, and STAR ECO Station moved to the Site. STAR ECO Station is a non-
profit environmental education museum and exotic wildlife rescue center. At that
time, STAR ECO Station’s business tax certificate application was approved for
educational services/wildlife rescue uses. Educational services includes hands-on
lessons of ecology and environmentalism through exhibits and is not considered a
school.
In early summer 2005, staff became aware that the building was also operating as a
private middle school and high school, STAR Prep Academy. In order to continue
operating the school use at STAR ECO Station, the business owners, Katya Bozzi
and Eric Bozzi (the “applicant”), were told they would need to apply for a CUP.
In July 2005, staff conducted a brief site visit and tour with the applicant and
informed them that existing Planning and life safety issues needed to be addressed.
In August 2005, the City’s Building Official, Craig Johnson, sent a letter to the
applicant requesting that a life safety analysis be performed and advising them to
consult the Planning Division regarding submittal of an after-the-fact CUP
application.
In fall 2005, improvements were made to the electrical system (emergency egress
lighting).
In December 2005 and early February 2006, Jose Mendivil, Associate Planner, sent
additional letters to the applicant, stating that to date, a CUP application had not
been submitted to the City.City of Culver City, California
Redevelopment Agency Agenda Item Report
In late February 2006, the Agency approved the DFD which prohibits school use at
the Site. “Schools” is listed as a prohibited use because it was not believed to be
compatible with the surrounding manufacturing and industrial uses.
In June 2006, the City Attorney’s Office advised the applicant about its failure to
comply with City laws, rules and regulations. As a result, the City Attorney held an
official conference with the applicant to discuss future steps to obtain compliance.
DISCUSSION:
According to the City’s Building Official, several life safety issues exist that relate to
the seismic stability of the building, exit doors, exit door hardware, exit capacity, exit
signage and emergency egress lighting. To date, no action has occurred to resolve
these matters (or obtain a CUP).
Modification of the DFD provision could require STAR Prep Academy to make
improvements to the Site the Building Official deems necessary within 60 days and
obtain a CUP within 120 days following the Agency’s decision. If improvements are
not made and an application is not filed within 60 days, the use shall cease and
desist.
Because the CUP process is discretionary there is no guarantee that the Planning
Commission would approve an after-the-fact CUP. However, their decision could be
appealed to the City Council.
ATTACHMENTS:
1) STAR Prep Academy brochure
2) Letter from City Attorney’s Office dated June 7, 2006
3) Letter from Craig Johnson, Building Official, dated August 4, 2005
4) Letter from M-E Engineers, Inc. dated August 1, 2006
5) Agency letter to STAR ECO Station dated July 24, 2006
6) STAR ECO Station’s Response to Agency letter dated July 24, 2006 City of Culver City, California
Redevelopment Agency Agenda Item Report
MOTION:
The Agency could:
1) Not modify provisions of the DFD and advise STAR Prep Academy to cease and
desist; or
2) Authorize staff to modify, as needed, provisions of the DFD to allow STAR Prep
Academy and require them to apply for an after-the-fact Conditional Use Permit
(“CUP”) from the Culver City Planning Commission to make necessary
improvements to the Site.
MEETING DATE: August 21st, 2006
AGENDA ITEM: Discussion of Star Eco Station
ATTACHMENTS
Pages
1. St-21- Prep
Academy Brochure 1-2
2. Letter from City Attorney's Office, dated June 7, 2006 3
3. Letter from Craig Johnson, Building Official, dated August 4, 2005 4
4. Letter from M-E Engineers, Inc., dated August 1, 2006 5-6
5. Letter from Agency Staff, dated July 24, 2006 7
6. Response from Star Eco Station to July 24th letter 8ENROLLMENT OPTIONS
Our innovative and high caliber curricula has had
tremendous results In 39 school districts throughout
California,
Full-time enrollment
-30 hours/week classroom Instruction
-daily assignments and/or assessments
-access to a full semester of curriculum
that satisfies the appropriate California
State Standards and UC/CSU requirements.
Single-Subject enrollment
-4 hours/week classroom Instruction
-daily assignments and/or assessments
-access to a full semester of curriculum
that satisfies the appropriate California
State Standards and UC/CSU requirements,
Independent Study Plan A
hours/month on-site tutoring
-weekly assignments and/or assessments
-access to a full semester of multiple
curricula that satisfy the appropriate
California State Standards and UC/CSU
requirements.
Independent Study Plan B
-4 hours/month on-site tutoring
-weekly assignments and/or assessments
-access to a full semester of multiple
curricula that satisfy the appropriate
California State Standards and UC/CSU
requirements.
7/7/2008Wildlife conservation owl rescue and release
In addition to our rigorous standards-based core
curriculum, the most popular classes from our
course catalog are as follows:
LANGUAGE ARTS
Ancient World Literature
Formal & Creative Writing
Writer's Cafe
MATHEMATICS
Lego Robotics
SCIENCE
Eco-Science
Animal Anatomy
Entomology
HISTORY/SOCIAL SCIENCE
Sociology
Psychology
Surviving School
Journalism/Yearbook
Leadership
FOREIGN LANGUAGES
Spanish
French
Japanese
Italian
VISUAL AND PERFORMING ARTS
Video Game Design
Entertainment Technology: Music Production
Fashion Design
Rock Band
Sculpture
Music Theory
Flash Animation
Computer Graphics
Film/Cinema Studies
PHYSICAL EDUCATION
Capoeira
Dance
Yoga
Stress and Relaxation
Sports
NOW LET'S TALK ABOUT THE
SPECTACULAR LOCATION...
Located within the STAR ECO-Station, an
environmental science and wildlife rescue center.
STAR Prep Academy has the look and feel of a Mayan
temple lost within a rainforest. Students are greeted
daily by exotic reptiles, tropical birds, "at-risk"
mammals, endangered wildlife, amazing sea life and
wild felines. The STAR ECO-Station Is a constantly
evolving work of art that serves as a center for local,
national and International events, such as:
• Famous scientific lectures
• Art exhibits
• Cultural arts events
• International functions
• Environmental festivals and morel
Students greatly benefit from such an immersion In
the global community. At STAR Prep Academy, our
students meet the world!
By parent request, STAR Education has opened
STAR Prep Academy, a private middle school and
high school designed for students who seek an
individualized education that emphasizes the
student's strengths and areas of interest. STAR
Prep Academy offers the following for its families;
• a unique, high caliber curriculum specifically
designed for each student
• curriculum Integrated with real world
opportunities usually not available until college
• flexible schedules
• part-time enrollment options
• college Inspired course catalog
• non-competitive atmosphere
STAR Prep Academy has been highly successful
for:
• Gifted students
• Talented students
• Accelerated learners
• Alternative learners
• Young professionals (actors, musicians, athletes)
• Career-oriented studentsNor
:AROL A. SCHWAS
City Attorney
CITY OF CULVER CITY
9770 CULVER _BOULEVARD, CULVER CITY, CALEFORN1A 90232-0507
(310) 253-5660
FAX (310) 253-5664
OFFICE OF TELE CITY ATTORNEY
June 7, 2006
Katya Bozzi, Director
Eco Star Station
10101 West Jefferson Boulevard
Culver City, California 90232
RE: Star Education Eca Station
Dear Ms. Bozzi:
VIA CERTFIED U.S. MAIL
RECFNFP
JUN 0 8 2006
Ouilfer G114
Planning Divisitai
You will recall that on August 4, 2005 a letter was written to you from Culver City Building Official Craig
Johnson detailing building code and safety issues, and that on December 16, 2005, a letter was written to you
from City Planner Jose Mendivii reiterating the building code and safety issues, and further instructing you to
submit an application for a Conditional Use Permit In my review of the files pertinent to Star Eco Station, to
Star Education Eco Station, to 10101 West Jefferson Boulevard and to Katya Bozzi and Erick Bozzi it is
apparent that Star Eco Station is being used as a school facility and that no action has ever been taken by you
with regard to the building code and safety issues identified by City staff, or with regard to the Conditional Use
Permit application. As you may be aware a new Zoning Code has been adopted by the City which absolutely
precludes the operation of a school at the location of 10101 West Jefferson Boulevard.
Please be advised that this is not a situation that can be permitted to continue. Unfortunately it
appears that correspondence and phone calls from City staff to you have failed to produce the results that the
City needs to see to preclude the possibility of taking civil and criminal action against you_ In light of the
forgoing it seems that the next reasonable step that the City can take short of commencing civil and criminal
action is to invite you to the attend an office conference with City Staff whereby any confusion or
misunderstanding regarding the seriousness of this situation may be clarified, and any questions or concerns
you have may be adequately addressed. We will convene the necessary staff members on Friday, June 16,
2006 at 10:00 am. to meet with you in the City Attorney's Office Library on the third floor of City Hall. If you
have any immediate comments or questions prior to our meeting I may be reached at the above-listed
number_ Thank you in advance for your cooperation. I look forward to meeting you on June 1e.
Very truly yours,
CAROL A. SCHWAB
CITY ATTORNEY
BY:
D M. MCCARTHY
EPUTY CITY ATTORNEY/DEPUTY CITY PROSECUTOR
CC: Susan Evans, Community Development Director
Craig Johnson, Building Official
Ken Quick, Code Enforcement SufpiSor
Jose Mendivil, Associate Planner
Sherry Jordan, Senior Planner
dyer City Employees- take pride in effectively providing the highest levels of service to enrich the quality of*for the community by building on our tradition of more than
seventy-five years ofpublic service, by our present commitment, and by our dedication to meet the challenges of thefuture.
riarlIMOK IIECITLEDPAITIL9770 LVER BOULEVARD CULVER CITY, CA 90232-C www.culvercity.arg
August 4th, 2005
Mrs. Katya Bozzi, Executive Director
Mr. Erick Bozzi II, International wildlife Conservation Director
Star Education Eco Station
10101 West. Jefferson Blvd.
Culver City, CA, 90232
Re; proposed expansion of classroom use at 10101 Jefferson Blvd.
Dear Mrs. Bozzi, Dear Erick,
Lijacitrev z, cira,
It was very nice to meet both of you during City staffs recent brief tour.
It's my understanding you may be expanding the classroom usage at
10101 Jefferson Blvd. Based on my brief tour of the building and a
review of the construction permit drawings of 2000, 1 offer the following
comments:
1. The original building permit for the Star School has never had a final
inspection. I understand you have recently been working with Culver
City Senior Inspector Carlos Lugo to final the building permit. Please
complete that effort.
2. The original electrical permit for the Star School has never had a
final inspection. Please call for the required inspections and obtain
final approval of the electrical work.
3. I noticed several exit signs not working during my brief tour. Please
conduct an overall review of the exit signage and fix all exit signage
as soon as possible.
4. The additional classroom usage proposed may have life safety
impacts. I strongly recommend the Star School retain the services of
a qualified design professional to produce an overall life safety
review of the existing building as it presently is used and a review of
the building as it is proposed to be used. The life safety review
should be indicated on a current (and proposed) floor plan of the
building including:
a. Occupancy classification per the Cal. Building Code of each area.
b. Type of construction of the building per the Cal. Building Code.
c. Occupancy loads and egress capacity per the Cal. Building Code.
d. Exit doors, Exit door hardware, exit signage, emergency egress
lighting, etc. per the Cal. Building Code.
Please forward the life safety review to C.C. Building Safety.
5. Consult with the Culver City Planning Division regarding the required
after the fact Conditional Use Permit, see attached application.
Please II with any questions or comments, sincerely,
Craig Johnson, Building Official
cc: Susan Evans; Community Development Department Director
Jose Mendivil, Planner, Planning Division
attachment: Conditional Use Permit Application and fee schedule
CRAIG I01-ENSON RA CEO BUILDING OFFICIAL
BUILDING SAFETY DIVISION TEL 310.253.5800 FAX 310_253.582470173 Jefferson Bourevarcl
Culver City. CA 90232
Ph: (310) 842-8700
Fox: (310) 842-7700
www.me-engineers.com
LOS ANGELES
DENVER
COLORADO SPRINGS
VAIL
LONDON
NEW YORK
M-E ENGINEERS, INC.
VMechanical and DecMeal Consulting Engineers
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August 1, 2006
Kriss Casanova
Management Analyst
Culver City City Hail
9770 Culver Blvd.
Culver City, CA 90232
Re: Discussion regarding potential issuance of an after-the-fact Conditional Use Permit for
the school component at Star Eco Station located at 10101 Jefferson Blvd
Dear Kriss:
M-E Engineers recently received notification of an agenda item for the potential issuance of an
after-the-fact Conditional Use Permit for Star Eco Station. We are not aware of what additional
school activities Star Eco Station is intending, but since we will be unable to attend the meeting
on August 7, 2006, we wanted to offer some comments and concerns associated with the school
component of this business.
We are a neighbor business to Star Eco Station. Our offices are located in the Colony complex
on Jefferson at 10113 Jefferson Boulevard. We share the Colony with Fortune Casuals and Star
Eco Station. The only exit from the Colony complex which allows northbound access to
Jefferson is through a gated exit onto Pearson Street. In addition to the Colony's traffic on
Pearson Street, Moldex, a manufacturer, has offices and truck loading facilities at the north end-
of Pearson Street. As a result of all this, Pearson Street has become a bit crowded. The basis of
our concern, is that additional activities at Star Eco Station might further increase vehicular traffic
on Pearson.
In addition to the Colony location, Star Eco Station has an adjacent location on the corner of
Jefferson Blvd and Pearson Street Pearson Street is frequently used by Star Eco Station as a
drop off area for the school buses timt transport young children to the facility. It is not
uncommon on Pearson Street to see a bus parked unloading children as a semi trailer truck from
MoIdex is attempting to get around it to exit onto Jefferson. Although the truck drivers are
cautious, this creates a dangerous condition for the children, not to mention the inconvenience of
the blocked traffic.
In addition to the problem on Pearson Street, buses are frequently parked on Jefferson, just north
Of Pearson, completely obstructing the view of southbound traffic. This is most certainly an
accident waiting to happen for traffic exiting the Colony to make an otherwise legal left turn onto
Jefferson. The alternative is for Much of the traffic to exit the Colony turning right ontoM-E ENGINEER, INC.
r."4.
Frank-Stefan, P.E.
Principal
10113 Jefferson Boulevard
Culver City, CA 90232
Ph: (310) 842-8700
Fax: (3)0) 842-7700
www.me-engineers.corn
LOS ANGELES
DENVER
COLORADO SPRINGS.
VAIL
LONDON
NEW YORK
M-E ENGINEERS, INC.
tanR.efgenweesItEricogg ioting
Engineers
Kriss Casanova, Management Analyst,Culver City City Hall
Star Eco Station
August 1, 2006
Page 2
Jefferson, only to make a U turn shortly down the road at Raintree causing yet another traffic
concern with vehicular volume and speeds.
On other occasions Star Eco Station has used Pearson as an entry for special events in the
evening, with their personnel posted as a gatekeeper for the event to stop traffic as it enters
Pearson. off Jefferson. This too is a danger as tra...ffi c entering Pearson Str.cet is stopped as it turns
onto the street causing traffic to block the Jefferson southbound lane and further create
distraction at this exit.
We understand that Star Eco Station perfouns a very worthwhile educational service to its
community. We want to be good neighbors and feel supportive of the educational programs they•
offer without feeling the inconvenience and threat of traffic accidents. We are also not sure that
the location of the facility is in the best interest of the community or the children it serves. In
consideration of all this we ask that the City of Culver City visit the site to view these conditions
first hand and carefully measure all aspects to granting this after-the-fact Conditional Use Permit.
Sincerely,
FAS/Is
Cc: Jefferson Investments, LP9770 CULVER BOULEVARD CULVER CITY, CA 90232-0507 www.culvercity.org
July 24, 2006
Katya Bozzi
Eric Bozzi
STAR Education Eco Station
10101 Jefferson Blvd.
Culver City, CA 90232
eitetleiL CITY
RE: August 7, 2006 Agency Agenda Item: Consideration of a Waiver
from the Jefferson Boulevard Industrial Area Design for Development
Restriction that Prohibits Schools in the area.
Dear Katya and Eric:
On August 7, 2006, the Culver City Redevelopment Agency will
consider waiving the Jefferson Boulevard Industrial Area Design for
Development ("DFD") land-use restriction that prohibits the school
component of STAR ECO Station located at 10101 Jefferson Boulevard
(the "Site").
In order for us to facilitate this request, please submit the following
information no later than August 1, 2006:
1) Total square footage of the school and non-school component;
2) Total number of students enrolled full-time and part-time;
3) The hours of operation for the school;
4) Total number of employees full-time and part-time;
5) Total number of school classrooms;
6) The age range of students and grades taught;
7) Total number of parking spaces at the Site;
8) The school's drop-off and pick-up times;
9) The drop-off and pick-up circulation route;
10) Total number of students who are of driving age; and
11) Total number of school buses and location of where they park.
If you have any questions, please contact me at (310) 253-5769.
Sincerely,
it;
kriss Casanova
Management Analyst
cc: Todd Tipton, Redevelopment Administrator
Jose Mendivil, Associate Planner
SUSAN EVANS ASSISTANT EXECUTIVE DIRECTOR
REDEVELOPMENT AGENCY TEL 310.253.5700 FAX 310.253.5779STAR ECO Station's Response to Agency letter dated July 24, 2006
1) Total square footage of the STAR Prep Academy and Eco Station;
Total: 13,411.49 sq feet Star Prep: 4,760.67 sq feet Eco Station: 8,650.82 sq
feet
2) Total number of students enrolled full-time and part-time;
We had 43 students enrolled last year; we estimate no more than 60 for the Fall
of 2006.
3) The hours of operation for the school;
The first staff member arrives at 7:00arn and the last staff member leaves at
5:30pm. Students are in school from 9:00am-5:00pm.
4) Total number of employees full-time and part-time;
There are 14 full and part-time staff members.
5) Total number of school classrooms;
We have 17 classrooms in use
6) The age range of students and grades taught;
Our students are from the ages of Ityears old to 18 years old. We serve grades
6-12.
7) Total number of parking spaces at the Site;
There are 36 parking spaces at the site
8) The school's drop-off and pick-up times;
Students arrive between 8:00-8:55arn. They leave between 3:30-5:00prn.
9) The drop-off and pick-up circulation route;
People Who are dropping students off are to pull into the Eco parking lot park
. , •
their cars and let the student out They are then to go around the parking lot loop
and exit on the Moldex side of the parking lot, making a complete circle.
10) Total number of students who are of driving age; and
We had 12 students of driving age by the end of the school year 2005, but only
two with licenses. We estimate 14 for the fall of 2006 and 3 with licenses.
11) Total number of school buses and location of where they park.
We have no school buses.